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STAFF SUMMARY
OF
City Of Meridian
City Clerk Office
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Case No(s).:
Applicant:
Mayfair Subdivision
PP-03-031 /CUP-03-057 / RZ-03-011
Wildwood Development, LLC
P&Z Commission Hearing Date: December 18, 2003
Recommendation: Approve with conditions
Summary of Public Hearing:
The applicant's representative testified in favor of the application.
Four neighbors of the proposed developmem testified in opposition of the
development. Primary concerns were centered on the existing industrial uses
neighboring the property and the potential incompatibility of the proposed residential
subdivision with these existing industrial uses.
Key Commission Changes to Staff Recommendation:
Planning and Zoning Commission recommended disclosure in the CCR&R's concerning
the existence of neighboring industrial uses
Outstanding Issues for City Council:
None
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR CONDIITONAL
USE PERMIT FOR A PLANNED
DEVELOPMENT IN A PROPOSED
I-L AND R-15 ZONE
Case No. CUP- 03-057
RECOMMENDATION TO CITY
COUNCIL
}
Wildwood Development, LLC,
Applicant
1. The property is located at 1125 E. Pine Street, Meridian.
2. The owner of record of the subject property is Montague - Saurial, LLC.
3. Applicant is Wildwood Development, LLC.
4. The subject property is currently caned I-L. The zoning district of I-L is defined within
the City of Meridian Zoning and Development Ordinance, Section 11-7-2.
5. The Applicant requests the Conditions! Use Permit for a Planned Development in an I-L
and proposed R-15 cane. The I-L and R-15 zoning designations within the City of
Meridian Zoning and Development Ordinance requires a Conditional Use Permit be
obtained for most uses including those requested by the Applicant. (Meridian City
Zoning and Development Ordinance, Section 11-$-1).
6. The Meridian Planning and Zoning Commission recognizes that the proposed application
is in compliance with the Meridian Comprehensive Plan.
7. The use proposed which is the subject of this will, in fact, constitute a conditional use as
determined by City policy.
The Planning and Zoning Commission recognized the concerns of neighbors concerned
with the project, expressed in their letters.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR Mayfair
Commons BY Wildwood Development, LLC -CUP-03 -057 Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the City of Meridian that they approve the requested Conditional Use Permit as requested by
the Applicant for the property described in the application, subject to the following:
A. Adopt the Special Recommendations of the Planning and Zoning Commission as follows:
1. Change the header on page 5 to read "Zoning Conditions"
2. Change the header on page 6 to read "Site Specific Conditions"
3. Change the header on page 12 to read "Site Specific Conditions."
4. Add a Condition No. 6 on page 12 to read, "Sound dampening required and
handled through the receipt of a certificate of zoning compliance, which will
include sound dampening on east and south walls and windows."
5. Add a Condition No. 7 to read, "Include a disclosure in the CC&R's to the
existence of neighboring properties that create noise and vibrations 24/7. This
information will also be made available to the owners and tenants as part of their
lease agreements."
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
SITE SPECIFIC COMMENTS (Conditional Use Permitl
Applicant shall meet all of the requirements of the preliminary plat as a condition of the
Conditional Use Permit.
2. At least 10 days prior to the next public hearing, the Applicant shall submit a detailed
plan for the proposed park and tot lot.
A revised site plan and/or elevations depicting 100 sq. feet of useable open space per
dwelling unit must be submitted at least 10 days prior to City Council.
4. All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
5. No building permits shall be issued within the development until a Final Plat has been
recorded for the subdivision.
C. Adopt the Recommendations of the Meridian Fire Department as follows:
'T'he following will be the requiremens and/or concerns to provide nunimum levels of fire
protection for the proposed project:
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR Mayfair
Commons BY Wildwood Development, LLC -CUP-03 -057 Page 2
I. That afire-flow consistent with Appendix D of the Irnernational Fire Code be provided to
service the entire project. Fire hydrams shall be placed an average of 350' apart.
2. Operational fire hydrants and temporary or permanern street signs aze required before
combustible constmclion begins.
3. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
4. Final approval of the fire hydram locations shall be by the Meridian Fire Department thru
the Public Works Departmern.
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 Pazking 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 Febn~azy
of 2000 our requests for service are projected to reach 2800 in the yeaz 2005 and 3800 by the
year 2010, this is up from 2069 responses in the year 2000.
8. Any driveway over 150' long will require an approved turn-around.
9. Any building with more than 6 units or more than three stories will be required to be fire
sprinklered.
D. Adopt the Recommendations of Central District Health Department as follows
1. This proposal can be approved for central sewage & cernral water after written
approval from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of Environmental
Quality.
3. Run-off is not to create a mosquito breeding problem.
4. 5tormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR Mayfair
Comrooas BY Wildwood Develc~ment, LLC -CUP-03 -057 Page 3
5. The Engineers and architects involved with the design of the subject project shall
obtain current best managemern practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
E. Adopt the recommendations of the Ada County Highway District as follows:
Site Specific Conditions ofApprovad
1. The applicant shall do one of the following:
a. Dedicate by donation a total of 35-feet ofright-of--way (from the centerline) along Pine
Avenue, and construct a minimum 5-foot wide concrete sidewalk along Pine Avenue,
located a minimum of 28 feet from the centerline of the right-of--way.
b. Do not dedicate additional right-of--way, but construct a minimum 5-foot wide concrete
sidewalk along Pine Avenue, located a minimum of 28-feet from the centerline of the
right-of--way, in an easement provided to the District.
c. Do not dedicate additional right-of--way, but construct a minimum 5-foot wide concrete
sidewalk along Pine ,Avenue, located at the back edge of the existing right-of--way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
2. Construct a (30-foot wide maximum) driveway that intersects Pine Avenue
approximately 150-feet east of the west property line and aligns with Stonehenge Way, as
proposed.
Construct a 30-foot wide driveway that intersects Commercial Avenue approximately
140-feet east of the west property line, as proposed.
4. Pave the driveways their 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.
5. Extend Commercial Avenue from the east property line and extend it to the west property
line. Construct a temporary turnaround easement at the terminus of Commercial Avenue
or within the private road. Install a sign at the terminus of Commercial Avenue stating
that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
6. Construct Commercial Avenue as a 36-foot street section with curb, gutter and sidewalk
within 50-feet of right-of--way. Taper Commercial Avenue from the existing 40-foot
street section to the proposed 36-foot street section.
Other than the access point that has specifically bee approved with this application, direct
lot access to Pine Avenue is prohibited. Notes of this shall be noted on the plat.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR Mayfair
Commons BY Witdwood Development, LLC -CUP-03 -057 Page 4
8. Comply with all Standard Conditions of Approval.
Standard Coratitiorrs of Approval
Any existing irrigation facilities shall be relocated outside oftheright-of--way.
2. All utility relocation costs associated with improving street fromages 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.
5. All design and constnic~tion shall be in accordance with the Ada County Highway District
Policy Manual, ISPWC Standards and approved supplements, Construction Services
procedures and all applicable ACRD 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.
7. 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 ACRD
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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR Mayfair
Conunoas BY Wildwood Development, LLC - CUP-03 -057 Page 5
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 awaiver/variance of said requirements or
other legal relief is grained pursuant to the law in effect at the time the change in use is
sought.
RECOMMENDATION TO CITY COUNCII. OF APPROVAL OF CONDITIONAL USE PERMIT FOR Mayfair
Commons BY Wildwood Development LLC - CUP-03 -057 Page 6