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HomeMy WebLinkAboutSage Crest fka Maverick Sub PPNovember 17, 2003 PP 03-030 MERIDIAN PLANNING & ZONING MEETING November 20, 2003 APPLICANT Dirk Marcum and Michael Riggs ITEM NO. 7 REQUEST Public Hearing — Request for Preliminary Plat approval of 48 residential lots, 21 office lots and 7 other lots on 14.58 acres in an L -O zone for proposed Maverick Subdivision — south of East Overland Road on the west side of Millennium Way AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: See attached Staff Comments See attached Comments No Comment No Comment See attached Comments No Comment See attached Comments See attached Comments See attached Comments INTERMOUNTAIN GAS: OTHER: See attached Affidavit of Postin )2c-comrneruc�- AjDprdVO-A Vi �lcll) Contacted: ICCni- $Ya tAh Date: I Phone: 334 -9 -Too Emailed: Staff Initials: :!;� Materials presented at public meetings shall become property of the City of Meridian. HUB OF TREASURE VALLEY MAYOR A (Mood Place to Live LEGAL DEPARTMENT Robert D. Corrie (2081466-9272 Fax 466-1405 C CITY OF MERIDIAN CITY COUNCIL MEMBERS PUBLIC WORKS Tamm deWeerd Y 33 EAST IDAHO - BUILDINGDEPARTMENT (208) 898-5500 Fax 887-1297 Keith Bird MERIDIAN, IDAHO 83642 Cherie McCandless (208) 888-4433 FAX (208) 887-4813 PLANNING AND ZONING City Clerk Office Fax (208) 888-4218 DEPARTMENT William L.M. Vary (208) 884-5533 FAX 888-6854 STAFF REPORT: P&Z Hearing Date: November 20, 2003) Transmittal Date: November 13, 2003 fo: Mayor. City Council and Planning & Zoning Commission Tj $tel CE D From: Bruce Freckleton, Senior Engineering Tech JA* NOV 14 2003 Craig Hood, Associate City Planner �y City Of Meridian.. Re: Maverick Subdivision/Conditional Use Permit City Clerk Office • Preliminary Plat (PP) Approval of 48 Multi -Family Lots, 21 Office Lots and 8 Common/Other Lots on 14.48 Acres in the L -O Zone, by Briggs Engineering. Inc. (File No. PP -03-030). • Conditional Use Permit (CUP) to Modify a Previously Approved Conceptual CUP for a Mixed Use Planned Development (PD), Including 21 Office Pad Sites and to Receive Detailed CUP Approval for 192 Multi -Family Units, Including Reduced Setbacks, Reduced Lot Frontage and Reduced Lot Sizes in the L -O Zone, by Briggs Engineering, Inc. (File No. CUP -03-057). YVe have reviewed the aforementioned applications and none offer the following comments, as conditions of approval. These conditions shall be considered in full, unless expressly modifed or deleted by motion of the Meridian City Council: APPLICATIONS SUMMARY The Applicant, Briggs Engineering, Inc., has requested Preliminary Plat (PP) and Conditional Use Permit (CUP) approval for a Planned Development (PD) on 14.48 acres of land located on the south side of Overland Road, on the west side of Millennium Way, between Locust Grove Road and Eagle Road. The project site is commonly known as Lot 6, Block 1, Resolution Subdivision No. 1, and is currently vacant. The subject site is designated "High Density Residential" on the 2002 Comprehensive Plan Future Land Use Map and currently zoned L -O. The submitted Preliminary Plat (PP -03-030) proposes to subdivide the existing 14.58 -acre lot into 48 residential lots, 21 office lots and 7 other/common lots. The submitted Conditional Use Permit/Planned Development (CUP -03-057) proposes to modify the previously approved conceptual permit (CUP -00- 017) by reducing the number of apartment units from 200 to 192 and including 21 office pad sites along Overland Road and Millennium Way. The mixture of residential and office uses provides services close to where the future residents live and may even work. Further, the Applicant feels that by screening the apartments with offices, the apartment portion of the site will be improved. The proposed office space areas total 4.88 acres and are located near the Overland Road and Millennium Way street frontages, with the multi -family lots being internal (9.7 acres). The Applicant has applied PP -03-030 & CUP -03-057 Maverick. PP.CUP.doc Mayor, Council, and P&Z Commission Hearing Date: November 20, 2003 Page 2 for detailed approval of the 192 multi -family dwelling units. The detailed CUP/PD includes a request for reduced setbacks for the buildings, reduced lot frontage and reduced lot sizes in the L -O Zone. (See chart below for a comparison and summary of proposed exceptions.) Street Frontage in L -O Zone - Building Setback in L -O Zone - Lot Size in L -O Zone - City Minimum Requirement 50 feet City Minimum Requirement 30 foot (front)_(arterial street) 20 foot (front) -(local street) 25 foot (rear)_(arterial street) 20 foot (rear)_(local street) 5 feet per story (side) City Minimum Requirement 7,000 square -feet Proposed Minimum 0 Proposed Setback 5 feet for multi -family units front/rear/street/side (measured from any permanent part of a building to property line) Proposed Minimum 3,500 square -feet (multi- family lot) 3,300 square -feet (office lot) As stated above, this site was part of a larger, conceptual Conditional Use Permit proposal in 2000 (CUP -00-017). CUP -00-017, processed as Resolution Plaza, included a wide range of uses including, office, retail, and commercial pad sites, multi -family residential units, a day care, a seminary, and an ice arena. The conceptual CUP included multiple parcels, and its boundary extended from Locust Grove Road, west one-half mile towards Eagle Road, and contained approximately 55 acres. Condition 12.1 of the Findings of Fact and Conclusions of Law for Resolution Plaza, required that all "future phases of the project shall require separate Conditional Use Permits for each phase...." In addition to being part of the conceptual Conditional Use Permit (CUP -00-017), the rezone (RZ-00- 003), and Resolution Subdivision (PP -00-006), this site was granted detailed approval for a 200 -unit apartment complex on 14.47 acres (CUP -00-015). As part of the detailed approval for CUP -00-015, the applicant was proposing to construct 20 multi -family buildings, with each building containing 10 units arranged to appear as one very large residence. This "Big House" concept provided a different multi -family development design and feel than most other apartment complexes within the City. The goal of the development was to provide high densities (13.82 dwelling units per acre), while offering the residents a unique sense of place, and providing an attractive curb appeal. Forty percent of the units were proposed as 1 bedroom, 40% as 2 bedroom, and the remaining 20% were 3 bedroom units. The units ranged in size from 714 square -feet to 1,348 square feet, with garages., 240 of the proposed 553 parking stalls were provided in private garages, 161 were surface parking stalls, and 152 tandem parking stalls w ere proposed on the site. Not i ncluding right-of-way, 5.29 acres o f t he 14 -acre site (36%) was devoted to open space. Since the approval of CUP -00-015, the ownership of the property has changed. However, Briggs Engineering represented the previous applicant and is representing the current Applicant. The current Applicant is requesting detailed approval for 192 units and 21 office pad sites for the area that was previously proposed entirely for multi -family. All of the proposed 192 units contain 2 bedrooms, 104 PP -03-030 & CUP -03-057 Maverick.PP.CUP.doc Mayor, Council, and P&Z Commission Hearing Date: November 20, 2003 Page 3 units have 2 bathrooms and 88 have 1 bathroom. The Applicant is proposing to constrict a clubhouse, complete with pool and play ground facilities and pedestrian pathways throughout the development as amenities for the PD. See Special Considerations under Conditional Use Permit Analysis below for detailed analysis of the proposed amenities and open space requirements. Landscaping along Millennium Way and Overland Road, irrigation, sanitary sewer & water services, and other required subdivision improvements have been installed to the subject site. New sadtary sewer and water mains and services will be required with the re -subdivision. The subject applications (PP and CUP) were submitted concurrently to the Planning & Zoning Department for review. Staff has provided a detailed analysis and recommended conditions of approval for the requested preliminary plat and conditional use permit applications below. We are recommending approval of the applications, with the conditions outlined in this report. CURRENT OWNERS OF RECORD Dirk Marcum and Michael Riggs are the current property owners and have submitted notarized consent for Briggs Engineering, Inc. to submit the subject applications. LOCATION The subject property is located on the south side of Overland Road, on the west side of Millennium Way, between Locust Grove Road and Eagle Road within Section 20, Township 3 North, Range 1 East. SURROUNDING PROPERTIES North: Approved Commercial/Retail Buildings (CUP -03-011), Zoned L -O; C -G Zoning Across Overland Road South: Mountain View High School, Zoned R-4 East: Professional Offices, Zoned L -O West: Vacant, Zoned C -N PRELIMINARY PLAT ANALYSIS Sections 12-3-312 and 12-3-5.D of Meridian City Code read as follows: In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: A. The conformance of the subdivision with the Comprehensive Development Plan; This site is currently. designated as "High Density Residential' on the Comprehensive Plan Future Land Use Map and zoned L-0. The Applicant has requested modifications to the standard lot size, setback and frontage requirements of the L -O Zone. Staff finds that if the Commission and Council grant the Applicant the requested modifications with the CUP/PD, and the Applicant complies with the conditions included in this PP -03-030 & CUP -03-057 iblavcrick.PP.CUP. doc Mayor, Council, and P&Z Commission Hearing Date: November 20, 2003 Page 4 report, the lot configuration and overall design of the subdivision would be in general conformance with the City of Meridian Comprehensive Plan. Please see Conditional Use Permit Analysis below for further assessment of the proposed development and associated deviations from development standards. B. The availability of public services to accommodate the proposed development; If approved, the developer will be financing the extension of sewer, water, utilities and irrigation services needed to serve the project. The primary public costs to serve the future residents will be fire and police services. Staff finds that public services can be made available to accommodate the proposed development. The Commission and Council should reference any written and/or verbal testimony submitted by the Meridian Police and Fire Departments regarding their ability to adequately service this proj ect. C. The continuity of the proposed development with the capital improvement program; Because the developer is installing sewer, water, utilities and irrigation, for the development at their cost, staff finds that the subdivision will not conflict with the capital improvement program. D. The public financial capability of supporting services for the proposed development; Staff finds that the City and its related services are capable of servicing the proposed development. The development will not require major expenditures for providing supporting services. Staff recommends that the Commission and Council reference any written and/or verbal testimony submitted by the Meridian Police and Fire Departments with regard to their capability to serve the proposed development. E. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff finds that there are not be any health, safety or environmental problems associated with this subdivision that should be brought to the Council or Commission's attention. Staff has not identified any environmental problems that may be associated with the development of this site. ACHD considers road safety issues in their analysis, and ACHD staff has recommended, with conditions, approval of the subject subdivision. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. T-03-030 &CUP -03-057 Ma,C,Ick. T.CUP-doc Mayor, Council, and P&Z Commission Hearing Date: November 20, 2003 Page 5 SPECIAL CONSIDERATIONS (PRELIMINARY PLAT) A. Land -Use Buffers: Meridian City Code 12-13-12-4 requires a 20 -foot wide landscape buffer between office uses and multi -family dwellings. Meridian City Code 12-13-12-2 requires the land u se b uffer t o b e provided b y the higher i ntensity use (office) and to b e I ocated o n t he building site of the higher intensity use. If a lower intensity use (multi -family) is proposed adjacent to an existing higher intensity use with no buffer, the lower intensity use must provide the required buffer (MCC 12-13-12-2). However, if all or any part of a buffer has been provided on the adjacent property, the proposed use must provide only that amount of the buffer which has not been provided on the adjacent property (MCC 12-13-12-7). On the submitted preliminary plat, the Applicant is not showing the required 20 -foot wide landscape buffer between the proposed office area and the proposed multi -family area, with the entire buffer being on the office lot. The Applicant is proposing a 20 -foot wide (varies) landscape buffer between the uses, however the buffer crosses the shared property lines of the uses. In accordance with Meridian City Code, staff recommends that the Applicant provide the full 20 -foot wide landscape buffer on the office lots that abut the proposed multi -family See Site Specific Condition #1 below. A 10 -foot wide landscape buffer was previously approved along the south property line of the two -building office development on the parcel directly to the north of the subject site (CUP -03- 011). In accordance with Meridian City Code, staff recommends that Applicant provide a 10 - foot wide landscape buffer (to total 20 feet) on the north side of the multi -family lots that abut Lot 7, Block 1, Resolution Subdivision No. 1. See Site Specific Condition #2 below. The proposed multi -family buildings abutting Lot 7 shall be set back accordingly (10 feet minimum). See Building Setbacks and Conditional Use Special Consideration "A" below. B. Building Setbacks: The required front setback in an L -O zone is 30 feet along arterials and 20 - feet along local streets. The required side setback is 5 feet per story. The required rear setback is 20 -feet (MCC 11-9-1). Multi -Family: The varied orientation of the multi -family buildings makes it difficult to delineate the front, rear and side setbacks, as the yards do not match up. There are front elevations that face the side of adjacent buildings, rear elevations that match -up, side elevations that "face" the common access/parking lot, and other combinations of yards that match -up. The Applicant has requested that the required building separations be reduced to 10 feet regardless of orientation (5 feet from building or other permanent portion (stairway, etc.) to property line). Staff is supportive of allowing a minimum 10 feet (5 feet to property line) of separation between the proposed buildings because the Applicant has requested this as part of the Planned Development (see below) and because this modification will allow for the higher densities as envisioned with the Comprehensive Plan for this area. See Site Specific Condition #3 and Conditional Use Special Consideration "A" below. Office Portion: With the platting of Resolution Subdivision No. 1, a 35 -foot wide public utility, landscape, irrigation and pedestrian access easement was provided along Overland Road, an. arterial roadway. Therefore, all future office buildings near Overland Road will be set back at PP -03-030 & CIIJP-03-057 Maverick.PP.CUP.doc Mayor, Council, and P&Z Commission Hearing Date: November 20, 2003 Page 6 least 35 feet from Overland Road where, 30 feet is normally required. Also with the platting of Resolution Subdivision No. 1, a 20 -foot wide landscape easement was provided along Millennium Way, a local street. Therefore, all future office buildings with frontage on Millennium will be set back at least 20 feet from Millennium Way. Unless specifically requested with the future detailed Conditional Use Permit applications for the future office buildings, all setbacks for the office buildings shall be in accordance with the applicable zoning regulations in effect at that time. Staff recommends that the Applicant place a note on the face of the final plat referencing setbacks and future development of the office lots. See Site Specific Condition #4 below. C. Cross Access Agreement: The Applicant is proposing to utilize one access point onto Overland Road and three access points onto Millennium Way to serve the development. ACHD staff has reviewed the access points for compliance with policy. These four access points are all part of the common access lot (Lot 1, B lock 1). The Applicant has provided ample parking for the multi -family and office areas, but the parking is all off-site and within the common Lot 1, Block 1 . Therefore, the Applicant should be required to record a cross parking/cross access agreement for the project as a whole. S ee Interconnectivity and S ite Specific Condition # 5 below. D. Interconnectivity: With the approval of Resolution Subdivision No. 1 (PP -00-006) and the concurrent Planned Development (CUP -00-017), a finding was made by the Council requiring internal access between the subject site (Site `B") and the parcel on the west side of the Hunter Lateral (Site "A"). The main objective of a connection across the Hunter Lateral was to minimize the future vehicular impacts on Overland Road and to provide an internal connection between the future retail/commercial area to the west and the subject site. An access easement or public street between the two parcels was not provided with the platting of Resolution Subdivision No. 1. Staff believes that the "convenience" type business anticipated to the west will attract the people within the subject multi -family development, and that interconnectivity between the two parcels will be beneficial to future patrons and residents in the area. In addition to a connection to the west, staff is recommending that the Applicant provide cross - access to the undeveloped L -O zoned parcel directly to the east, between Lots 58 and 59. Staff believes that if internal connections between the C -N zoned property to the west, the subject site, and the undeveloped L -O zoned parcel to the east are provided then unnecessary trips onto Overland Road, may be avoided in the future. In accordance with the previous findings for the Planned Development and in order to limit vehicle trips onto Overland Road, staff recommends that the Applicant provide interconnectivity between the subject development and the parcels to the west and east. See Site Specific Conditions #6 and 47 below. NOTE 1: Staff intends to require cross -access from the undeveloped parcels to the east and west, to the subject site, when development applications are submitted to the Planning & Zoning Department in the future. NOTE 2: Staff does not have a preference on the exact location of the internal connection to the west. PP -03-030 & CUP -03-057 Maverick.PP.CUP.doc Mayor, Council, and P&Z Commission Hearing Date: November 20, 2003 Page 7 SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT) 1. In accordance with MCC 12-13-12, provide a 20 -foot wide landscape buffer between the proposed office lots on the north and east side of the development. The entire 20 feet of said buffer shall be provided entirely on the office Lots 6-10, 30, 31, 34, 37, 38, 41, 43, 47 57, and 58, Block 1. Prior to final plat approval, the Applicant shall submit a revised Landscape Plan to Planning & Zoning staff, showing buffer materials along the west and northern property lines in accordance with Meridian City Code. 2. in accordance with MCC 12-13-12, provide a 10 -foot wide landscape buffer on the north side of the proposed multi -family Lots 48 — 51, Block 1, that abut Lot 7, Block 1, Resolution Subdivision No. 1. Prior to final plat approval, the Applicant shall submit a revised Landscape Plan to Planning & Zoning staff, showing buffer materials along the west and northern property lines in accordance with Meridian City Code. 3. Building setbacks for Lots 48 — 51, Block 1, shall be a minimum of 10 feet from the north property line. Due to existing easements, building setbacks for Lots 21 — 30, Block 1, shall be a minimum of 15 feet from the south property line. Due to existing easements, building setbacks for Lots 13 — 21, Block 1, shalt be a minimum of 20 feet from the west property line. All other building setbacks, regardless of building orientation, shall be a minimum of 5 feet from. property lines for the multi -family lots within the development (minimum 10 feet between structures). 4. Unless otherwise approved by the City of Meridian, all building setbacks for the future office lots shall be in accordance with the applicable zoning regulations in effect at that time. 5. Prior to final plat approval, submit to the Planning and Zoning Department, a recorded copy of a cross-parking/cross-access agreement for the lots within the subdivision to utilize the drive aisles and off-street parking stalls within Lot 1, Block 1. 6. Provide a vehicular connection to the east across the Hunter Lateral. If the connection is not dedicated to the public, provide a recorded copy of a cross -access document that allows the parcel to the west to utilize said connection 7. Provide a vehicular comlection to the parcel to the west (Lot 8, Block 1, Resolution Subdivision), between Lots 58 and 59 of the proposed office portion of the development. Provide a recorded copy of a cross -access document that allows the parcel to the east to utilize said connection. 8. Sewer and water service shall be via main line extension from the existing mains adjacent to the subject site. The applicant shall be required to extend sewer and water mains to and through the proposed development, thereby making them available to adjacent properties. The subdivision designer to coordinate main sizing and routing with the Public Works Department. The applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. PP-03-030&CUP-03-057 - Manerlck.PP.CUP.doc Mayor, Council, and P&Z Commission Hearing Date: November 20, 2003 Page 8 9. Underground year-round pressurized irrigation must be provided to all Lots within this development. If the pressurized irrigation system within this development is to remain a private Homeowners Association system, complete plans and specifications shall be reviewed by the Public Works Department as part of the development plan review process. A draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. Applicant shall be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single -point connection to the culinary water system shall be required. If a single -point connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the Meridian City Engineer. 10. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water treatment and disposal must be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into a surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. STANDARD CONDITIONS (PRELIMINARY PLAT) 1. Submit a copy of the Ada County Street Name Committee's final approval letter for the subdivision name, including lot and block numbering. Make any corrections necessary to conform. 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. A letter of credit or cash surety in the amount of I10% will be required for all landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature of the final plat. 4. Streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at the subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 5. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. Coordinate the proposed tree mitigation plan with Elroy Huff in the Meridian Parks Department (888-3579). 6. Please submit all updated groundwater/soils monitoring data to the Public Works Department for review. Any drainage areas (detention/retention basins) must be designed to ensure that water will percolate or discharge within a period of time not to exceed 24 hours for all storms PP -03-030 & CUP -03-057 Maverlck.PP.CUP.doc Mayor, Council, and P&Z Commission Hearing Date: November 20, 2003 Page 9 up to and including a 100 -year storm event. Side slopes within drainage areas shall not exceed 3:1. The project engineer should pay close attention to the results of field studies determining the groundwater, soil type & and characteristics during the design and construction phases. A detailed landscape plan for the common areas, including pathways and types of construction, shall be submitted for review and approval with the submittal of the final plat applications. The plan must include sizes and species of trees, shrubs, benning/swale details, and all proposed ground cover/treatment. A letter of creditor cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the Final Plat. 8. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per MCC 12-4-13. The ditches to be piped should be shown on the site plans. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 9. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per MCC 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 10. Developer shall coordinate mailbox locations with the Meridian Post Office. 11. Compaction test results must be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. CONDITIONAL USE PERMIT ANALYSIS The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following and may approve a conditional use permit if they find evidence presented at the hearing(s) is adequate to establish (11-17-3): A. That the site is large enough to accommodate the proposed use and all yards, open spaces, parking, landscaping and other features as may be required by this ordinance; On the submitted site plan, the Applicant has shown enough parking to accommodate the proposed uses. Although the site is large enough to accommodate all of the features required by ordinance, the Applicant has asked, through the Planned Development, to modify specific development standards. The purpose of the Planned Development (PD) is to allow the Commission and Council to allow modifications from the development standards of the underlying zone in order to encourage mixed-use projects, and to permit secondary uses which are integrated with and support the primary use. Staff finds that the proposed office use will support the primary multi -family use by having services close to residences, thereby reducing PP -03-030 & CUP -03-057 Maverick PP.CUP-doc Mayor, Council, and P&Z Commission Hearing Date: November 20, 2003 Page 10 traffic congestion on nearby roadways, reducing air pollution, and creating an efficient use of the land. Relief from the frontage, setback and lot size standards were specifically requested in the conditional use permit (PD) application. Staff finds that most of the proposed lots do not meet the frontage, setback and lot size standards of the L -O zone. In fact, most of the lots do not have any frontage on a roadway at all, as the applicant is proposing shared private driveways for the access and parking. Staff is supportive of the requested lot frontage, setback and lot site deviations because all of the proposed buildable lots within the subdivision have access to the common parking/drive lot and the proposed lots can accommodate the proposed building envelopes with a modification to the standard setbacks. See Special Consideration "A" below for detailed analysis of the allowable setbacks for this development. Meridian City Code 12-13-16 requires all multi -family developments to provide common open space that equals or exceeds ten percent of the gross land area. Common open space means land exclusive of street rights-of-way and street buffers, except for right-of-way specifically dedicated for landscaping within a subdivision. At a minimum, common open space lots shall include one deciduous shade tree per 8,000 square feet and lawn, either seed or sod (MCC 12-13-16-5). In addition to the common open space requirement, Meridian City Code 12-6-2.A.4 states that all residential planned developments shall provide each dwelling unit with at least one hundred square feet of useable private open space, such as a patio or deck. In the Applicant's submittal letter, it is stated that 13% of the site is open space. Lots 22, 42, and 77 meet the definition of common open space, and together these areas exceed the ten percent minimum. The Applicant has not addressed the useable private open space required for each unit. See Special Consideration "C" below. Staff finds that the site is large enough to accommodate the proposed uses and all yards, open spaces, parking, landscaping and other features required by ordinance and/or by modifying the requirements through the Planned Development process. B. That the proposed use and development plan will be harmonious with the Meridian Comprehensive Plan and in accordance with the requirements of this Ordinance; The subject site is designated "High Density Residential" on the Comprehensive Plan Future Land Use Map. Chapter 7 of the Comprehensive Plan defines High Density Residential as areas allowing for the development of multi -family homes in areas where urban services are provided. The L-0 zone allows offices. Staff finds that the proposed development is harmonious with and in accordance with the adopted Comprehensive Plan and in general conformance with the requirements of the Zoning Ordinance and that the development plan is consistent with t he recorded rezone resolution and development agreement approved by the City for this site. PP -03-030 & CUP -03-057 Maverick.PP.CUP.doc Mayor, Council, and P&Z Commission Hearing Date: November 20, 2003 Page 1 l C. That the design, construction, operation, and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area; Staff finds that the general design, construction, operation, and maintenance should be compatible with other uses in the general neighborhood and with the existing or intended character of the area. D. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity; Staff recommends that the Commission and Council rely upon public testimony, staff s analysis, and other agency comments when determining if the proposed uses will adversely affect the other properties in the vicinity. E. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such services; Sanitary sewer and water service is proposed via extension to the site from the existing main lines in Millennium Way and Overland Road. ACHD staff has approved this application, with conditions for driveway location and construction as well as their standard requirements. The Commission and Council should reference any written or verbal testimony submitted by the Meridian Police and Fire Departments regarding their ability to adequately service this project. F. That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; If approved, the developer will be required to finance the extension of sewer, water, utilities and pressurized irrigation to serve the project. The primary public costs to serve the site will be fire and police services. Staff finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community's economic welfare. G. That the proposed use will not involve activities or processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; As this site builds out, it will produce additional traffic on nearby arterial roadways. According to ACHD traffic counts, on June 10, 2002, there were 12,11.5 vehicle trips on PP -03-030 & CUP -03-057 - N(avei ick. PP.0 UP,doc Mayor, Council, and P&Z Commission Hearing Date: November 20, 2003 Page 12 Overland Road, east of Locust Grove Road. On June 11, 2002, there were 3,856 vehicle trips on Locust Grove Road, south of Overland Road. On February, 27, 2002, there were 22,670 vehicle trips on Eagle Road, north of Overland Road. This year, Overland Road was widened to 5 -lanes and curb, gutter and new sidewalk was constructed abutting the site. The Overland Road widening project added additional capacity to the arterial. Staff recognizes the fact that traffic and noise will increase with the development of this site. However, staff does not anticipate that the development of this site will create excessive traffic, noise, smoke, fumes, glare, or odors. H. That the proposed use will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; ACHD staff has reviewed and approved one vehicular approach to the site from Overland Road and three approaches from Millennium Way. Please review the ACHD report for this project for additional information regarding this finding. I. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. Staff is not aware of any natural or scenic feature(s) of major importance in the area that may be affected by the proposed development. SPECIAL CONSIDERATIONS (CONDITIONAL USE/PD) A. Reduced Standards: The Applicant has requested approval of a PD to allow reduced development standards including, reduced building setbacks, lot sizes, and frontage requirements. As noted in the Conditional Use Permit Analysis above, staff recommends approval of the requested modifications of standards because the proposed buildable lots within the subdivision have access to the common parking/drive lot and the proposed lots can accommodate the proposed building envelopes with a modification to the standard setbacks Setbacks/Separation: The Applicant has requested that the required building separations for the multi -family structures be reduced to 10 feet regardless of orientation (5 feet from building or other permanent portion (stairway, etc.) to property line). Staff is supportive of allowing a minimum 10 feet (5 feet to property line) of separation between the proposed multi-familv buildings because the Applicant has requested this as Dart of the Planned Development and because this modification will allow for the hieher densities as envisioned with the Comprehensive Plan for this area without sacrificing the integrity of the site Construction materials used on the structures with modified setbacks/separation should be approved by City of Meridian Building Department and in accordance with the most recent Uniform Building Code. Due to a 2 0 foot wide easement along the Hunter Lateral, the buildings abutting the lateral (west) will need to be set back a minimum of 20 feet from the property line. There is an existing 15 -foot wide pressure irrigation easement that exists along the southern boundary of PP -03-030 & CUP -03-057 Ma,,ei ck.PP.CUP.doc Mayor, Council, and P&Z Commission Hearing Date: November 20, 2003 Page 13 the site. Therefore, buildings along the southern boundary of the site will need to be set back a minimum of 15 feet from the property line. Further, Lots 48-51 should be required to be set back a minimum of 10 -feet from the north property line. This requirement allows for a total width of 20 feet between the multi -family structure and the office use to the north. See Site Specific Condition 42 below. The Commission and Council should also consider if the requested modifications and staff recommendations are acceptable for the PD application. Lot Size: Staff is supportive of the requested lot site deviations because all of the proposed buildable 1 ots c an a ccommodate t he p roposed b uilding e nvelopes w ith a m edification t o t he standard setbacks, as requested. See Site Specific Condition #3 below. Fronta¢e: Essentially, the proposed common parking and drive areas equate to a private road that all of the office and multi -family lots will share. As long as a cross -access agreement is provided for all of the lots to use the proposed Lot 1, Block 1, staff believes that the proposed common parking/drive lot meets the intent of the standard frontage requirement. Staff is supportive of the requested lot frontage deviations because all of the proposed buildable lots within the subdivision have access to the proposed common parking/drive lot. See Site Specific Condition #4 below. B. Amenities: As part of the PD, the Applicant is proposing a clubhouse, complete with a pool and play ground faculties. The Applicant is also proposing a 5 -foot wide pedestrian pathway along the south and west of the development and between the office lots and the residential units near Millennium Way as the second amenity. Staff is supportive of the general design of the proposed amenities as they appear to be appropriate to the size and uses of the proposed development. See Note below. The Commission and Council should review the proposed amenities and determine if they are "appropriate to the size and uses of the proposed development." NOTE: In the submittal letter, the Applicant states that a pathway is proposed between the office lots and multi -family area on the west side of Millennium Way. The submitted preliminary plat reflects this common pathway, but the site plan for the CU does not. Also shown on the preliminary plat but not on the CU site plan is a common pathway/sidewalk between the multi -family Lots 12 and 13 and the office Lots 6 and 7. The Applicant should be required to construct a common pathway between the multi -family lots (Lots 29 — 40) and the office lots (Lots 30 — 41), as proposed. The common pathway/sidewalk shall also be constructed along the south and west property lines of the development, as proposed. Further, the common pathway/sidewalk shall connect the multi -family area, between Lots 12 and 13, with the office area to the north, as shown on the submitted preliminary plat. The Applicant should be required to submit ten copies of a revised site plan to the City Clerk's office at least ten days prior to the next public hearing. Said site plan should show the common pathways/sidewalks, consistent with the submitted preliminary plat. See Site Specific Condition #5 below. C. Miscellaneous: Below are some ordinance requirements that have not been addressed, or need to be further clarified, by the Applicant to ensure compliance with Meridian City Code. PP -03-030 & CUP -03-057 Maverlck.PP.CUP.doc Mayor, Council, and P&Z Commission Hearing Date: November 20, 2003 Page 14 Open Space: In addition to the common open space requirement for multi -family developments, Meridian City Code 12-6-2.A.4 states that all residential planned developments shall provide each dwelling unit with at least one hundred square feet of useable private open space, such as a patio or deck. The Applicant has not addressed the useable private open space required for each unit. Staff recommends that the Applicant comply with the above-mentioned ordinance requirements for open space and present, at the public hearing. calculations explaining how the required usable private open space requirement will be met for the multi- family development. See Site Specific Condition #7 below. Parking/Circulation Design: The Applicant has shown a 25 -foot wide drive aisle, 5 -foot wide internal planters between parking stalls, and 19 -foot long by 9 -feet wide parking stalls. Staff is supportive of the overall design of the parking and drive aisles. However, there are two modifications to the proposed parking and circulation area that should be amended. Meridian City Code 12-13-11-3.0 states that no linear grouping of parking spaces shall exceed twelve in a row, without an internal planter island. The Applicant is proposing a parking area, between the multi -family Lots 74 — 76, that does not have a back-up/turnaround area for the last 2 stalls. Further, the parking stalls to the north do not have a planter island. In accordance with Meridian City Code, the Applicant shall include internal planters between any grouping of parking spaces exceeding twelve, and provide a minimum 5 -foot wide back-up/turnaround area for the parking area between Lots 74, 75, and 76. All internal planters shall not be less than 5 feet in width (inside curbs), shall contain a minimum of 50 square -feet and shall contain at least 1 tree and shall be covered with low shrubs, lawn, or other vegetative ground cover. SITE SPECIFIC CONDITIONS (CONDITIONAL USE) 1. Applicant shall meet all of the requirements of the preliminary plat as a condition of the conditional use permit. 2. Building setbacks for Lots 48 — 51, Block 1, shall be a minimum of 10 feet from the north property line. Due to existing easements, building setbacks for Lots 21 — 30, Block 1, shall be a minimum of 15 feet from the south property line. Due to existing easements, building setbacks for Lots 13 — 21, Block 1, shall be a minimum of 20 feet from the west property line. All other building setbacks, regardless of building orientation, shall be a minimum of 5 feet from property lines for the multi -family lots within the development (minimum 10 feet between structures). The reduced building separation/setback is approved as part of the PD application. Unless otherwise approved by the City of Meridian, all building setbacks for the future office lots shall be in accordance with the applicable zoning regulations in effect at that time. 3. All of the lots within the multi -family portion of the development shall be a minimum of 3,500 square -feet, as requested. All of the lots within the office portion of the development shall be a minimum of 3,300 square -feet, as requested. These reduced lot sizes are approved as part of the PD application. PP -03-030 & CUP -03-057 Mavenck.PP.CUP.doc Mayor, Council, and P&Z Commission Hearing Date: November 20, 2003 Page 15 4. There shall be no minimum frontage requirements for the lots within the proposed development, as requested. This reduced/waived frontage is approved as part of the PD application. 5. Revise the submitted site plan to show the common pathways/sidewalks along the south property line, west property line, between the office and multi -family areas near Millennium Way, and between the multi -family Lots 12 and 13 and the office Lots 6 and 7. Ten copies of said revised site plan shall be submitted to the City Clerk's office at least ten days prior to the next public hearing. 6. Provide common open space that equals or exceeds ten percent of the gross land area for the multi -family portion of the development. 7. Provide each multi -family dwelling unit with at least one hundred square feet of useable private open space. 8. All development shall comply with the Americans with Disabilities Act and the Fair Housing Act. 9. Applicant shall submit 10 copies of a revised site plan and landscape plan in conformance with this report and the direction of the Planning & Zoning Commission at least 10 days prior to the next hearing on this application. STAFF RECOMMENDATION Staff supports the overall design of the proposed subdivision (PP -03-030), the proposed office and multi -family uses in the planned development (CUP -03-057), and the detailed site plan layout for the multi -family area (CUP -03-057), except as noted in this report. Staff recommends approval of the submitted applications with the conditions listed above. PP -03-030 & CUP -03-057 Maverick.PP.CUP.doc .AO ��iv3� rliiir H Ada County Highway District Susan S. Eastlake, 1st Vice President Dave Bivens, 2nd Vice President David E. Wynkoop, Commissioner John S. Franden, Commissioner 31 R Fact 17th Rfrowt Garden City ID 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: October 21, 2003 To: Briggs Engineering, Inc �1 1800 West Overland Road RF (�.i'_,r I-( ED Boise, Idaho 83705 r LI Subject: Maverick Subdivision OCT 2 3 2W3 69 -lot mixed use subdivision City Of Meiidiau Overland Road west of Millenium Way City Clerk Office On October 21, 2003, the Ada County Highway District acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at 208-387-6177. Sincerely Andrea N. Tuning Principal Development Analyst Right-of-way & Development Sei Planning Division CC: Planning & Development project file City of Meridian Construction Services Drainage Utilities Dirk Marcum and Michael Riggs 14364 East Highway 21 Boise, Idaho 83716 Ada County Highway District Right -of -Way & Development Department Planning Review Division This application does not require Commission action and is approved at the staff level on Tuesday October 21, 2003. Tech Review for this item was held with the applicant on Friday October 17, 2003. Please refer to the attachment for appeal guidelines. Staff contact: Andrea N. Tunina(a)achd. ada. id. us File Numbers: Maverick Subdivision/MPP03-030/MCUP03-045 Site address: South of Overland Road and west of Millenium Way Applicant/Representative: Briggs Engineering, Inc. Kent Brown 1800 West Overland Road Boise, Idaho 83705 Owner: Dirk Marcum and Michael Riggs 14364 East Highway 21 Boise, Idaho 83716 Application Information: The applicant has submitted an application requesting conditional use and preliminary plat approval to construct a 76 -lot mixed use subdivision that is proposed to consist of 48 -multi family lots (apartments), 21 office lots and 7 common lots. The 14.58 -acre site is located on the south side of Overland Road just west of Millenium Way. Acreage: 14.58 -acres Current Zoning: LO Proposed Zoning: LO Buildable Lots: 69 -lots 48 -multi -family lots (apartments) 21 -office lots Common Lots: 7 -lots Vicinity Map A. Findings of Fact Trip Generation: This development is estimated to generate 1,766 additional vehicle trips per day (0 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 3. Traffic Impact Study: A traffic impact study was not required with this application. 4. Site Information: The site is currently vacant. 5. Description of Adjacent Surrounding Area: a. North: Commercial/Office b. South: Mountain View High School c. East: Future Dental Office d. West: Church 6. Impacted Roadways Overland Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Millenium Wa 511 -feet Minor Arterial East of Overland Road was 12,115 on 6-01-02 Better than C 35 MPH Frontage: 600 -feet Functional Street Classification: Local/Commercial Traffic count: Not available Speed limit: 25 MPH 7. Roadway Improvements Adjacent To and Near the Site Overland Road is currently improved with 5 -travel lanes with curb, gutter and sidewalk abutting the site. Millenium Way is currently improved with a 46 -foot street section with curb, gutter and sidewalk. S. Existing Right -of -Way Overland Road currently has 96 -feet of right-of-way (48 -feet from centerline). Millenium Way currently has 64 -feet of right-of-way (32 -feet from centerline). 9. Existing Access to the Site The site currently has a driveway that intersects Overland Road approximately 125 -feet east of the west property line. 10. Site History The District approved a final plat for Resolution Subdivision on September 19, 2001. This parcel was a part of Resolution Subdivision. 2 11. Capital Improvements Plan/Five Year Work Program Overland Road was reconstructed in 2003 and is now a 5 -lane roadway with curb, gutter and sidewalk. There are no upcoming projects that are within this area that are scheduled within the District's Five Year Work Program or Capital Improvements Plan. B. Findings for Consideration Right -of -Way District policy requires 96 -feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5 -lane roadway with curb, gutter, 5 -foot concrete detached sidewalks and bike lanes. Overland Road was reconstructed in 2003 and is now a 5 -lane roadway with curb, gutter and sidewalk. Due to the fact that Overland Road is already improved to 5 -lanes with curb, gutter and sidewalk, the applicant will not be required to dedicated additional right-of-way for Overland Road. 2. Sidewalk District policy requires 5 -foot wide (minimum) concrete sidewalk on all arterial roadways. Overland Road was reconstructed in 2003 and is now a 5 -lane roadway with curb, gutter and sidewalk. Due to the fact that Overland Road is already improved, the applicant will not be required to make additional improvements to Overland Road. 3. Street Sections District policy 7202.8 and 72-F1 B, requires roadways abutting commercial developments to be constructed as a 40 -foot street section with curb, gutter and 5 -foot concrete sidewalk within 54 -feet of right-of-way. District policy would require the applicant to construct Millenium Way as one half of a 40 -foot street section with curb, gutter and sidewalk within 54 -feet of right-of-way. Due to the fact that Millenium Way was constructed as a 46 -foot street section with curb, gutter and 5 -foot concrete sidewalk within 64 -feet of right-of-way as a part of Resolution Subdivision, the applicant will not be required to make additional improvements to Millenium Way. 4. Driveways District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 35 to align or offset a minimum of 150 -feet from any existing or proposed driveway. Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to pave the driveway its full width and at least 30 -feet into the site beyond the edge of pavement of the roadway and install pavement tapers with 15 -foot radii abutting the existing roadway edge. The applicant is proposing to utilize a 36 -foot wide driveway that intersects Overland Road approximately 125 -feet west of the east property line. This driveway aligns with a driveway that is located on the north side of Overland Road. This driveway meets District policy and should be approved with this application. Pave the driveway its full width and at least 30 -feet into the site 3 beyond the edge of pavement of the roadway and install pavement tapers with 15 -foot radii abutting the existing roadway edge. The applicant is proposing to close one existing driveway, utilize one existing driveway, and construct two new driveways on Millenium Way. The applicant is proposing to close an existing 22 -foot wide driveway that intersects Millenium Way approximately 335 -feet north of the south property line. The applicant should close the existing driveway on Millenium Way with standard curb, gutter and sidewalk. The applicant is proposing to utilize an existing 30 -foot wide driveway that intersects Millenium Way approximately 185 -feet north of the south property line. This driveway meets District policy and should be approved with this application. Pave the driveway its full width and at least 30 -feet into the site beyond the edge of pavement of the roadway. The applicant is proposing to construct a 35 -foot wide driveway that intersects Millenium Way approximately 15 -feet north of the south property line. This driveway meets District policy and should be approved with this application. Pave the driveway its full width and at least 30 -feet into the site beyond the edge of pavement of the roadway. The applicant is proposing to construct a 24 -foot wide driveway that intersects Millenium Way and aligns with Gala Drive. This driveway meets District policy and should be approved with this application. Pave the driveway its full width and at least 30 -feet into the site beyond the edge of pavement of the roadway. 5. Other Access Overland Road is a classified roadway. Other than the access point that has been approved with this application, direct lot access to Overland Road is prohibited. Notes of this access restriction shall be placed on the final plat. C. Site Specific Conditions of Approval Close an existing 22 -foot wide driveway that intersects Millenium Way approximately 335 -feet north of the south property line, as proposed. 2. Utilize an existing 30 -foot wide driveway that intersects Millenium Way approximately 185 -feet north of the south property line, as proposed. Pave the driveway its full width and at least 30 -feet into the site beyond the edge of pavement of the Millenium Way. 3. Construct a 35 -foot wide driveway that intersects Millenium Way approximately 15 -feet north of the south property line, as proposed. Pave the driveway its full width and at least 30 -feet into the site beyond the edge of pavement of Millenium Way. 4. Construct a 24 -foot wide driveway that intersects Millenium Way and aligns with Gala Drive. Pave the driveway its full width and at least 30 -feet into the site beyond the edge of pavement of the Millenium Way. 5. Utilize the existing 36 -foot wide driveway that intersects Overland Road approximately 125 -feet east of the west property line. Pave the driveway its full width and at least 30 -feet into the site beyond the 11 edge of pavement of the roadway and install pavement tapers with 15 -foot radii abutting the existing Overland Road. 6. Other than the access point that has been approved with this application, direct lot access to Overland Road is prohibited. Notes of this access restriction shall be placed on the final plat. 7. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines Request for Appeal of Staff Decision Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary of Highway Systems, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply, and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the ROWDS Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. D SUB mm 0 wuulmmw 000 MOUNTaN 00 HIGH SCN �0 BRIGGS ENGINEERING, INC. 1 N REVISION RESOLUTION APARTMENTS BRIGGS 300 0 PORTION OF THE NE 1/4 OF SECTION 20, T.M., R.IE., B. M., 300 600 Feet (208) 344-8700 SHEET i OF 1 1800 W. OVERLAND ROAD DESIGN MOUNTaN 00 HIGH SCN �0 BRIGGS ENGINEERING, INC. 1 ��w REVISION RESOLUTION APARTMENTS BRIGGS PORTION OF THE NE 1/4 OF SECTION 20, T.M., R.IE., B. M., M_ ADA COUNTY, IDAHO (208) 344-8700 SHEET i OF 1 1800 W. OVERLAND ROAD DESIGN DRAFT SCALE DATE `WG. NO. BOISE, IDAHO 03705 1(pl-I 1'=300' 08!14/03 30410 130410.APR 11/11/2003 02:35 8885052 Tammy de Weerd William L. M. Nary Cherie McCandless SANITARY SERVICES 47 '. C17Y OF t` IDAHO PAGE W LEGAL DEPARTMENT (208) 466.9272 • FAX 406.4405 PARKS & RECREATION (208) 883-3579 - Pax 898.5501 PUBLIC WORKS (208) 898.5500 - Fax 387.1297 IT BUILDING DEPARTMENT Y (208) 887.2211 • Fax 887-1297 Keith Bird Ev 4 _ ieo`a PLANNING&ZONING (208) 884.5533 • Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: Transmittal Date: September 30, 2003 File No,: PP 03-030 Request: Preliminary Plat approval of r on 14.58 acres in an L -O zone for By. Dirk Marcum and Michael Riggs Location of Property or proi I: snuth nF 9.c n., 2003 Hearing Date: November 20, 2003 21 office lots, and 7 David Zaremba, p/Z No VAR, VAC, FP) Je Centers, P/2 nY Meridian School District (No (No VAR, VAC, FP) Leslie Mathes, PIZ (No vAR, vAc, Fp) Meridian Post Office (FP/PP only) pp only) Michael Rohm, P/Z (No VAR, VAC, FP) Ada County Highway District Ada County Development Services Robert Keith t ComorriP/Z VAR, vac, H') rt Come, Mayor Central District Health Bill Mary, CIC Nampa Meridian I nig. District Tammy deWeerd, C/C Settlers Irrigation District Keith Bird, CIC Idaho Power Co. (Fprpp only) Cherie McCandless,C/C ater Department U.S. West (FP/PPonfy) Intermountain Gas (FPiPporfy) Sewer Department Bureau of Reclamation (FF/pp onry) Sanitary Service (No vAR, VAC, Fp) Idaho Transportation Department (No F Ada Count y Building Department Fire Department (AnnexeCon only) Ada County Land Records (Fpipp only) Police Department Meridian Development Corporation City Attorney City Engineer City Planner Parks Department -RECETVED NOV 12 2003 citof eridiall City Clerk office r o cal Preservation Commission Your Concise Remarks: SANI IV - COMMENTS: zruz__a_L6=_w OLJr tAS2-_ A Pftn cwrl d v 33 EAST City Clerk Office Fax (08) 88 4218- Hum�Iteessourceess FID( pg gg¢S723 83Pm & (208) ance & 8y -B ng Pax (208) 887 x813 NOV 11 '03 1447 8885052 PAGE.01 MAYOR l HIEF R013ERT D. CORRIE KEN W. BO\4'ERS COUNCIL MFMRFRS WILLIAM L.M. NARY DEPUTY CHIEF- FIRE PREVICE F]0�\ JOSEPIi SILVA KEI I'H BIRD TAMMY DH WEERD ., CITY rn" DEPUTY CHIEF- TRAINING CHERIE MCCANDLESS/jJ\��/,({//1J''s 5� C BILL JOHNSON RURAL FIRE COMMISSIONERS ? y 1 e Idl 't�1 540 East Franklin Road RICHARD GREENE 119 A}i C) ` Meridian, ID 83643 TERRY LEIGHTON k - (208) 888-1234 STEVE ELLIOTT Yw rnwr%.• v." -x= - Fax (208) 895-0390 MERIDIAN CITY/RURAL FIRE DEPARTMENT RECEIVED November 10, 2003 NOV 12 2003 City Of Meridian City Clerk Office TO: Mayor, City Council and Meridian Planning & Zoning Commission FROM: Joseph Silva, Deputy Chief, Fire Prevention SUBJECT: Maverick Subdivision PP 03-030 The following will be the requirements and/or concerns to provide minimum levels of fire protection for the proposed project: 1. That a fire -flow consistent with Appendix D of the International Fire Code be provided to service the entire project. Fire hydrants shall be placed an average of 350' apart. 2. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. 3. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 4. Final approval of the fire hydrant locations shall be by the Meridian Fire Department thru the Public Works Department. 5. All radii shall be 28' inside and 48' outside radius for all entrances and internal roads. 6. All fire lanes shall have an unobstructed width of 20'. No Parking will be allowed on all internal access roads which are less than 20' wide. 7. The proposed project will have an undetermined transient population. Based on historical run analysis the Meridian Fire Department will respond to one call for service for every 24 people in the service area. This will generate an undetermined number of calls for service at build out. According to a report completed by Fire & Emergency Services Consulting Group in February of 2000 our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010, this is up from 2069 responses in the year 2000. S. The proposed project lies outside the five-minute response zone goal. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a request for Basic Life Support. The budget constraints are typically defined as capital outlay for facilities that are located within 1.5 miles from a given location and sufficient operational funds to staff the facilities. 3 4ovember, 2003 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 William Berg City of Meridian 33 East Idaho Ave. RE: Maverick Subdivision Preliminary Plat & Conditional Use Permit Dear Will: Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 1003 �-ity Of.Lwridian Ciiv Clerk Office Nampa & Meridian Irrigation District requires a Land Use Change Application be filed for review prior to final platting. Please contact Donna Moore at 466-7861 for further information. All laterals and waste ways must be protected. The District's Hunter Lateral courses along the west boundary of this proposed project. This easement must be protected and any encroachment without a signed License Agreement and approved plan, before any construction is started, is unacceptable. All municipal surface drainage must be retained on site. If any surface drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. The developer must comply with Idaho Code 31-3805. It is recommended that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. Thank you, //„ Bill Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BH/dbg C: Water Superintendent Rider 4 File - Office/Shop APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS- 23,000 BOISE PROJECT RIGHTS - 40,000 4 November 2003 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 Phones: Area Code 208 OFFICE: Nampa 466-7861 Dirk Marcum SHOP: Nampa 466-0663 Michael Riggs R,' (, r4 j�' g 14364 E. Highway 21 �I �� BoisejD _83716 - — = — - �d�V 0 - - RE: Land Use Change Application — Maverick Subdivision City Of Meridian City Clerk Office Dear Mr. Marcum and Mr. Riggs: Enclosed please find a Land Use Change Application for your use to file with the Irrigation District for its review on the above -referenced development. If this development is under a "rush" to be finalized, I would recommend that you submit a cashier's check, money order or cash as payment of the fees in order to speed the process up. If you submit a company or personal check, it must clear the bank before processing the application. Should this development be planning a pressure urban irrigation system that will be owned, operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P. Anderson, Water Superintendent for the Irrigation District, concerning the installation of the pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate the process of contractual agreements between the owner or developer and the Irrigation District for the ownership, operation and maintenance of the pressure urban irrigation system. If you have any questions concerning this matter, please feel free to call on me at the District's office, or John P. Anderson, at the District's shop. Sincerely, Dictated by Ma Moore and mailed wtlhout signature in her absence to avoid delay Donna N. Moore, Asst. Secretary/Treasurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNM/smc cc: File Water Superintendent Will Berg, City Clerk, Meridian City enc. APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 16 October, 2003 William Berg City of Meridian 33 East Idaho Ave. RE: PP03-030 Maverick Subdivision Dear W ill: RECEWEr, OCT 2 4 2003 City of Meridian City Clerk Office 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 Nampa & Meridian Irrigation District requires a Land Use Change Application be filed for review prior to final platting. Phase contact Donna Moore at 466-7861 for further information. All laterals and waste ways must be protected. The District's Hunter Lateral courses along the west boundary of this proposed project. This easement must be protected and any encroachment without a signed License Agreement and approved plan, before any construction is started, is unacceptable. All municipal surface drainage must be retained on site. If any surface drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. The developer must comply with Idaho Code 31-3805. It is recommended that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. Thank you, Bill Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BHldbg C: Water Superintendent Rider 4 File- Office/Shop APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 CENTRAL DISTRICT HEALTH DEPARTMENT Environmental Health Division RECEIVED Rezone # OCT 10 2003 Conditional Use # Preliminary / Final / Short Plat O Aevc„e;ck q" Meridian Return to: ❑ Boise ❑ Eagle ❑ Garden City A Meridian ❑ Kuna ❑ ACZ ❑ Star ❑ 1. We have No Objections to this Proposal. ❑ 2. We recommend Denial of this Proposal. ❑ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. ❑ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ❑ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: ❑ high seasonal ground water ❑ waste flow characteristics ❑ or bedrock from original grade ❑ other ❑ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. 6. After written approval from appropriate entities are submitted, we can approve this proposal for: central sewage ❑ community sewage system ❑ community water well ❑ interim sewage central water ❑ individual sewage ❑ individual water The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: AgZeentral sewage ❑ community sewage system ❑ community water ❑ sewage dry lines /$'central water 0�14. Run-off is not to create a mosquito breeding problem. ❑ 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ❑ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ❑ 13. We will require plans be submitted for a plan review for any: ❑ food establishment ❑ swimming pools or spas ❑ child care center ❑ beverage establishment ❑ grocery store ,WOK. Please see attached stormwater management recommendatations Date: ❑ 15. Reviewed By:—/l/�'7i/ Review Sheet CDHD 9100 c1010CENTRAL DISTRICT HEALTH DEPARTMENT MAIN OFFICE • 707 N. ARMSTRONG PC. • BOISE, ID 83704-0825 • (208) 375-5211 • FAX 327-8500 To prevent and treat disease and disobilitp; to promote heatthy iifeWles; and ro protect and protnme the health and quality+ of our environment. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-treated prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: tene.12—mw State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Department of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works-4)"artment, May 2000. Ada 1 Boise County Office 707 N. Armstrong PI. Boise, 10 83704 Enwo. Health: 327-7455 Family Planning: 327-7400 Immunizations: 327-7450 Senior Nutrition: 327-7460 WIC: 327-7488 FAX: 327-8500 Serving Valle-, El» fore, Boise, and Ada Counties Elmore County Office 52C E. 8th 9., North Mountain Home, ID 83647 Enviro. Health: 587 -922` - Family Health: 5E7 -4-C7 WC 587-4405 FAY: 587-3521 Valley County Office 703 N. ist S. F.C. Sax 144£ MCCaII,ID 8363E ph. 634-719c FAX: 634-2174 PrePor!s v0 Toddy s SW lent. fo Tomonow's N joint School District No. 2 Qiollenges. 911 Meridian Road • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 888-6700 SUPERINTENDENT Christine H. Donnell October 7, 2003 City of Meridian 33 East Idaho Meridian, Idaho 83642 Dear Planners: RECEIVED OCT 0 9 2003 City Of Meridian City Clerk Office The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, middle schools, and elementary schools throughout the district are operating over capacity. Approval of Maverick Subdivision will have a significant impact on school enrollments at Mary McPherson ElementaryLake Hazel Middle and Mountain View High School. We can predict that these homes, when completed, will house fifty-five (55) elementary aged children, fifty-one (5 1) middle school aged children, and forty-two (42) senior high aged students. Additional students will further compound the current overcrowded situation. School capacity is addressed in Idaho Code 67-6508. The Meridian School District is currently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at 888-6701. Sincerely, Wendel Bigham Supervisor of Facilities and Construction STATEMENT OF SIGN POSTING ON CONSIDERED PROPERTY I, Frances Corkill OF STARMEDIA PROMOTIONS, DECLARE THAT THE MERIDIAN PUBLIC HEARING NOTICE SIGNS ARE POSTED AT WESTSIDE OF MILLENIUM WAY AND NORTH OF MOUNTAIN VIEW HIGH SCHOOL. THESE SIGNS WERE INSTALLED ON October 6, 2003 FOR AND BEHALF OF BRIGGS AND MARCUM. PHOTOGRAPH IS BELOW. 1 ' M F LACES COR L LESLIK Rt)8WIL NftQ 3 $two of ld" NOTARY: � _. , /J My `mm n EXPires On jentuf 21.2008 MAYOR Robert D. Came CITY COUNCIL MEMBERS Tammy de Weerd William L. M. Nary Cherie McCandless Keith Bird A CITY" OF '�-'-' ' rl IDAHO LEGALDEPARTMENT (208) 466-9272 • FAX 466-4405 PARKS & RECREATION - - (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 • Fax 887-1297 PLANNING & ZONING (208) 884-5533 • Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City clerk, by: November 13, 2003 Transmittal Date: September 30, 2003 Hearing Date: November 20, 2003 File No.: PP 03-030 Request: Preliminary Plat approval of 48 residential lots, 21 office lots, and 7 other lots on 14.58 acres in an L -O zone for proposed Maverick Subdivision By: Dirk Marcum and Michael Riggs Location of Provertv or David Zaremba, P/Z (No VAR, VAC, FP) Jerry Centers, P/Z (No VAR, VAC, FP) Leslie Mathes, P/Z (No VAR, VAC, FP) Michael Rohm, P/Z (No VAR, VAC, FP) Keith Borup, P/Z (No VAR, VAC, FP) Robert Come, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, CIC ne McCandless, C/C 7z -Water Department ewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department City Attorney Your City Engineer _ City Planner Parks Department Remarks: on Meridian School District (No FP) Meridian Post Office (FPRP only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FP/PP onry) U.S. West (FP)PP only) Intermountain Gas (FP/PPonly) Bureau of Reclamation (FP/PPoniy) Idaho Transportation Department (No FP) Ada County (Annexation only) Ada County Land Records (FPiPP onry) Meridian D����jjeI ent Co on Historical P4tl 0" mission RECEIVED FELE nq OCT 0 3 2003 OCT 0 2 Lj' City Of Meridian CITY OF MERIDIAN City Clerk Office WASTEWATER DEPT. 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433 City Clerk Office Fax (208) 888-4218 • Human Resources Fax (208) 884-8723 • Finance & Utility Billing Fax (208) 887-4813 CITY Tammy de Weerd William L. M. Nary Cherie McCandless Keith Bird n ' CITY OF eri�iicn �� „I v IDAHO 11� N� Y CF Y � REASUftE V 91XEF Ieoa LEGAL DEPARTMENT (208) 466-9272 - FAX 466-4405 PARKS & RECREATION (208) 888-3579 - Fax 898-5501 PUBLIC WORKS (208) 898-5500 - Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 - Fax 887-1297 PLANNING & ZONING (2081884 -5533 -Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: November 13, 2003 Transmittal Date: September 30, 2003 Hearing Date: November 20, 2003 File No.: PP 03-030 Request: Preliminary Plat approval of 48 residential lots, 21 office lots, and 7 other lots on 14.58 acres in an L -O zone for or000sed Maverir_k Ai hAivisinn By: Dirk Marcum Location of Property or Pro! David Zaremba, P/Z (No vAR, vac, FP) Jerry Centers, P/Z (No VAR, vAc, FP) Leslie Mathes, P/Z (No vAR, vac, FP) Michael Rohm, P/Z (No YAR, VAC, FP) Keith Borup, P/Z (No VAR, VAC, FP) Robert Come, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keit ird, C/C Xe ne McCandless, C/C Water Department Sewer Department Sanitary Service (No vAR, VAC, FP) Building Department Fire Department Police Department City Attorney City Engineer City Planner Parks Department RECEIVED OCT - 2 2003 City of Meridian City Clerk Office Meridian School District (No FP) Meridian Post Office (FPRP only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian brig. District Settlers Irrigation District Idaho Power Co. (FP/PP only) U.S. West (FP/PP only) Intermountain Gas (FP/PPonly) Bureau of Reclamation (FPmPoniy) Idaho Transportation Department (No FP) Ada County (Annexation onry) Ada County Land Records (FP/PP only) Meridian Development Corporation 33 EAST IDAHO AVENUE - MERIDIAN, IDAHO 83642 • (208) 888-4433 City Clerk Office Fax (208) 888-4218 - Human Resources Fax (208) 884-8723 - Finance & Utility Billing Fax (208) 887-4813 Sharon Smith From: Craig Hood [hoodc@meridiancity.org] Sent: Tuesday, November 18, 2003 11:28 AM To: greent@meridiancity.org; bergw@meridiancity.org; smiths@meridiancity.org; johnsonj@meridiancity.org Cc: Anna Powell Subject: Maverick (PP-03-030/CUP-03-057), Applicant's Letter Pagel of 2 Attached is the Applicant's position letter regarding the Maverick Subdivision, which is on the agenda for Thursday. I know it is about 24 hours late, but I just got it from the Applicant. Let me know if there is anything else I can do for you. Thanks, Craig Hood Associate City Planner City of Meridian P & Z Dept. 884-5533 -----Original Message ----- From: Kent Brown [mailto:kentb@briggs-engineering.com] Sent: Tuesday, November 18, 2003 11:19 AM To: 'Craig Hood' Subject: RE: Maverick (PP-03-030/CUP-03-057), Staff Report See if this attachment comes through -----Original Message ----- From: Craig Hood [mailto:hoodc@meridiancity.org] Sent: Tuesday, November 18, 2003 10:22 AM To: kentb@briggs-engineering.com Subject: RE: Maverick (PP-03-030/CUP-03-057), Staff Report Kent, I didn't get the attachment (letter). Please re -send. I did get your phone message and that's great! I can be home at a decent hour on Thursday. Thanks, Craig -----Original Message ----- From: Kent Brown [mailto:kentb@briggs-engineering.com] Sent: Tuesday, November 18, 2003 9:28 AM To: 'Craig Hood' Subject: RE: Maverick (PP-03-030/CUP-03-057), Staff Report Craig attached is my postion statement letter and a request to be moved to the end of the agenda on Thursday evening. -----Original Message ----- From: Craig Hood [mailto:hoodc@meridiancity.org] Sent: Friday, November 14, 2003 8:57 AM To: bergw@meridiancity.org; White Peterson (ms@white-peterson.com); greent@meridiancity.org; smiths@meridiancity.org; johnsonj@meridiancity.org; Kent Brown Subject: Maverick (PP-03-030/CUP-03-057), Staff Report Attached is the staff report for the proposed Riggs & Marcum Development on Overland and Millenium. This item is on the P & Z Commission agenda for November 20th, at 7:00 pm. 11/18/2003 Page 2 of 2 Kent, please submit a written response to the City Clerks office by noon on Monday. If you have any questions, please don't hesitate to call or e-mail me. Thanks, Craig Hood Associate City Planner City of Meridian P & Z Dept. 884-5533 11/18/2003 BRIGGS ENGINEERING, Ina ENGINEERS/PLANNERS/SURVEYORS November 17, 2003 Meridian City Planning & Zoning Commission 33 East Idaho St. Meridian, Idaho 83642 1800 West Overland Road Boise, Idaho 83705 — 3142 Voice (208) 344-9700 Fax (208) 345-2950 E-mail kentb@briggs- engineering.com RE: Findings and Recommendations of Planning and Zoning and Public Works Staff Report (dated November 13,2003)Maverick Subdivision (Sagecrest Subdivision) Dear City Commissioners: After reviewing the Staff report of Planning and Public Works Departments I have the following statements regarding our position: SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT) Conditions 6 and 7 should be modified as follows: 6. Provide a vehicular connection to the west eas4r across the Hunter Lateral. If the connection is not dedicated to the public, provide a recorded copy of a cross -access document that allows the parcel to the west to utilize said connection 7. Provide a vehicular connection to the parcel to the east west (Lot 8, Block 1, Resolution Subdivision), between Lots 58 and 59 of the proposed office portion of the development. Provide a recorded copy of a cross -access document that allows the parcel to the east to utilize said connection. STANDARD CONDITIONS (PRELIMINARY PLAT) Conditions 8 and 9 should be deleted as they do not apply to this site as those items were covered when the original platting was completed on the site. 30410-Clarification.ltr BRIGGS ENGINEERING, INC. 1800 W. Overland Road - Boise, Idaho 83705 - (208) 3448700 SITE SPECIFIC CONDITIONS (CONDITIONAL USE) Riggs and Marcum after made modifications to the patios and balconies of which each multi -family unit to increase the private open space to comply with condition number 7. 7. Provide each multi -family dwelling unit with at least one hundred square feet of useable private open space. If you have any questions or need additional information, please call. Sincerely, BRIGGS ENGINEERING, Inc. Kent Brown Planner go Sharon Smith From: Robertson S. Rollins [rob@sterlingcodifiers.com] Sent: Tuesday, November 18, 2003 11:13 AM To: Sharon Smith Subject: Re: Ordinance 03-1055 Amended Sign Ordinance Sharon... Can I get a hard copy mailed to me of ord 1055. We are having problems with the charts, maps, etc. Thanks Rob ----- Original Message ----- From: "Sharon Smith" <smiths@meridiancity.org> To: "Sterling Codifiers (E-mail)" <sterling@steriingcodifiers.com> Cc: "Tara Green" <greent@meridiancity.org>; "Jessica Johnson" <johnsonj@meridiancity.org> Sent: Thursday, November 13, 2003 1:10 PM Subject: Ordinance 03-1055 Amended Sign Ordinance «03-1055 Amended Sign Ordinance.TlF>> «03-1055 Amended Sign Ord.doc>> Please process at your earliest convenience. I have attached scanned and Word versions -- Thanks! Sharon Smith Meridian City Clerks Office ph. 888-4433 ext 210 1 CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET RECEIVED NOV 2 0 2003 City Of Meridian City Clerk Office DATE November 20, 2003 ITEM # 7 PROJECT NUMBER PP 03-030 PROJECT NAME Maverick Subdivision NAME (PLEASE P FOR IAGAINSTINEUTRAL