HomeMy WebLinkAboutRoundtree Subdivision CUP03-069~ in r l~~t~
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Project Name:
Case No(s).:
Applicant:
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Roundtree Subdivision
RFC~1~~D
PP-03-045, CUP-03-069
~~;_.:; ~ 3 2004
Rennison Engineering
City Of'1vleridian
City Clerk Office
P&Z Commission Hearing Date: February 5, 2004
Recommendation: Approve with conditions.
Summary of Public Hearing:
• The applicant's representative, John Rennison, testified in favor of the application.
• Three members of the public testified, expressing concerns about the proposed
development.
Key issues of discussion and questioning by Commission included:
• Internal fencing restrictions
• Secondary access to the site from the east
• Size of the "useable private open space" requirement
• CCRs for the development
• Intemal traffic flow and the existing traffic in the area
Key Commission Additions/Modifications to Staff Recommendation:
The Commission made two modifications to the conditions of approval for the CUP.
The first modification/addition to the conditions restricts fencing to be a minimum of
5 feet (per story) from buildings. The second modification/clarification allows the
applicant to provide 48 square-foot patios and landscaping to meet the 100 square-
foot useable private open space requirement.
Outstanding Issues for City Council:
• None
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE )
REQUEST FOR CONDITIONAL )
USE PERMIT APPROVAL FORA 72 )
UNIT PLANNED DEVELOPMENT )
ON 5.7 ACRES IN A L-O ZONE )
Case No. CUP-03-069
RECOMMENDATION TO CITY
COUNCIL
RENNISON ENGINEERING,
Applicant
The property is approximately 5.7 acres in size and is located on the south side of
Pine Avenue, approximately 1,000 feet east of Linder Road, in Section 12,
Township 3 North, Range 1 West.
2. Walden Hughes is the current property owner, who has provided notarized
consent for the subject application.
The Applicant is Rennison Engineering.
4. The subject property is currently zoned L-O. The zoning of L-O is defined within
the City of Meridian Zoning and Development Ordinance Section 11-7-2.
5. The applicant requests the Conditional Use Permit for a Planned Development for
multi-family residences with reduced setbacks, and reduced lot frontages in a L-O
zone. The Planned Residential Development designation 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 11-8-1).
6. The Meridian Planning and Zoning Commission recognizes that the proposed
application is in compliance with the Meridian Comprehensive Plan.
The use proposed which is the subject of this will, in fact, constitute a conditional
use as determined by City policy.
8. The Planning and Zoning Commission recognized the concerns of Dave Wali,
Mark Wilson, and Maxine Johnson for Tom Mannschreck, expressed at the
February 5, 2004, hearing and in the letter from Tom Mannschreck.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
72 UNIT PLANNED DEVELOPMENT ON 5.7 ACRES IN A L-O ZONE, BY RENNISON
ENGINEERING -CUP-03-069 -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. Add a third subpazagraph to Site Specific Condition #2 on page 14 to read: "No
fencing shall be built closer to any building than five feet per story."
2. Amend Site Specific Condition #5 on page 14 to read: "Provide each dwelling
unit with at least 100 square feet of usable private open space, with 48 square feet
minimum in patio, and the balance in landscaping."
B. Adopt the Comments and Recommendations of the Meridian Planning & Zoning
and Engineering Departments as follows:
SITE SPECIFIC CONDITIONS (CONDITIONAL USE)
1. All conditions of the previously approved development agreement, Tramore
Subdivision (PFP-Ol-006), and concurrent Preliminary Plat (PP-03-045) shall also
be considered conditions of the Conditional Use Permit (CUP-03-069).
2. The project shall conform to the modified dimensional standards, as follows:
• No minimum frontage requirements for the lots within the proposed
development.
• Minimum 10-foot rear setback; minimum 5-foot side setback (measured to
property line); minimum 20-foot front setback.
• No fencing shall be built closer to any building than five feet per story.
3. As amenities for the planned development, construct a picnic area complete with
a BBQ pit, benches, and tables on Lot 20, Block 1; on Lot 10, Block 1, construct a
sand volleyball court. At least 10 days prior to the City Council hearing, the
Applicant shall submit 10 copies of a schematic showing how the common Lots
10 and 20 will be constructed.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
72 UNIT PLANNED DEVELOPMENT ON 5.7 ACRES 1N A L-O ZONE, BY RENNISON
ENGINEERING -CUP-03-069 -Page 2
4. Provide common open space that equals or exceeds ten percent of the gross land
area for the multi-family portion of the development (proposed at 29%, including
the Ninemile Drain, 21% excluding the Ninemile Drain).
5. Provide each dwelling unit with at least one hundred square feet of useable
private open space, _____ ~_ _.---:_ __ . _tr n_°°°-~ °~ ~'-° -~•'-,:°'-°,.,
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square feet minimum in patio, and the balance in landscaping.
6. Provide pazking for each four-plex structure within each individual lot. All
pazking and areas of circulation should be paved, striped, and meet the minimum
dimensional requirements of Meridian City Code.
7. Provide a minimum 5-foot wide landscape buffer along the southern boundary of
the development. Said landscape buffer may be included within the existing
irrigation a asement i f a l icense a greement f or 1 andscaping i s o btained f rom t he
Nampa Meridian Irrigation District (NMID). If the Applicant is unable to obtain a
license agreement from NMID, provide a minimum 5-foot wide landscape buffer
outside of the NMID easement.
8. The Applicant shall coordinate the location and design of trash dumpsters with
Sanitary Services Company (SSC) staff. Trash enclosures must be built in the
location and to the size approved by SSC. Prior to Certificate of Zoning
Compliance (CZC) submittal, the Applicant shall submit a revised site plan,
stamped approved by SSC, for the proposed trash enclosure location and design.
All dumpster(s) must be screened in accordance with MCC 11-12-1.C.
9. All internal sidewalks shall be constructed as submitted and in accordance with
MCC 12-5-2.K.
10. No building or other structure shall be erected, moved, added to or structurally
altered, nor shall any building structure or land be established or change in use on
this site without first obtaining a Certificate of Zoning Compliance (CZC) from
the Meridian Planning and Zoning Department (MCC 11-19-1).
11. Prior to obtaining certificate(s) of occupancy, all development improvements,
including perimeter fencing, irrigation, and landscaping shall be installed. Prior to
signature of the final plat(s) by the City Engineer, a letter of credit or cash surety
in the amount of 110% will be required for all fencing, landscaping, pressurized
irrigation, amenities, sewer, water, etc.
12. Submit 10 copies of a revised site plan and landscape plan in conformance with
this report and the direction of the Planning & Z oning Commission at least 10
days prior to the next hearing on this application.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
72 UNTO PLANNED DEVELOPMENT ON 5.7 ACRES IN A L-O ZONE, BY RENNISON
ENGINEERING -CUP-03-069 -Page 3
C. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1. Utilize the existing 30-foot wide curb return type driveway that intersects Pine
Avenue approximately 10-feet east of the west property line, as proposed.
2. Other than the access point that has specifically been approved with this
application, direct lot access to Pine Avenue is prohibited. Notes of this access
restriction should be noted on the final plat.
3. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. 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 home by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that maybe
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 #198, also known as Ada County Highway District
Road Impact Fee Ordinance.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
72 UNIT PLANNED DEVELOPMENT ON 5.7 ACRES IN A L-O ZONE, BY RENNISON
ENGINEERING -CUP-03-069 -Page 4
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.
D. Adopt the Meridian Fire Department Recommendations as follows:
Acceptance of the water supply for fire protection will be by the Meridian Water
Department.
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 '/:" outlet face the main street or parking lot
aisle.
b. The Fire hydrant shall not face a street which does not have addresses on
it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each
side of the hydrant location.
e. Fire Hydrants shall be placed on corners.
f Fire hydrants shall not have any vertical obstructions to outlets within 10'.
The phasing plan may require that any roadway greater than 150' in length that is
not provided with an outlet shall be required to have an approved taro around.
4. All entrance and internal roads shall have a turning radius of 28' inside and 48'
outside.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
72 UNIT PLANNED DEVELOPMENT ON 5.7 ACRES IN A L-O ZONE, BY RENNISON
ENGINEERING -CUP-03-069 -Page 5
5. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation.
6. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
7. Building setbacks shall be per the Building Code for one and -two story
construction.
8. The roadways shall be built to Ada County Highway Standards and shall have a
clear driving surface, available at all times, which is 20' wide. Streets with less
than a 29' street width shall have no parking. Streets with less than 33' shall have
parking only on one side.
9. Fire lanes and streets shall have a vertical clearance of 13'6". This includes
mature landscaping.
10. Commercial and o ffice occupancies will r equine a fire-flow consistent w ith t he
Uniform Fire Code to service the proposed project. Fire hydrants shall be placed
an average of 300' apart.
11. Section D106.1 of the IFC requires two separate approved fire accesses for
developments with over 100 multi-family units. With the 72 units on Lot 1
(Tramore Senior Apartments), and the proposed 72 units on Lot 2, the Fire
Department is requiring a second access point to this site.
E. Adopt the Recommendations of the Central District Health Department as
follows:
1. This proposal can be approved for central sewage & central 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. Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
5. The engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
RECOMMENDATION TO CITY COUNCII. FOR CONDITIONAL USE PERMIT APPROVAL FOR A
72 UNIT PLANNED DEVELOPMENT ON 5.7 ACRES IN A L•O ZONE, BY RENNISON
ENGINEERING -CUP-03-069 -Page 6
F. Adopt the Recommendation of Nampa & Meridian Irrigation District as follows:
1. Applicant shall apply for a land use change application prior to fmal platting.
2. All laterals and waste ways must be protected.
3. The District's 9-Mile Drain and Rutledge Lateral course through 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.
4. All municipal surface drainage must be retained on site. If any surface drainage
leaves the site, the Nampa & Meridian hrigation District must review drainage
plans.
5. The Developer must comply with Idaho Code 31-3805.
6. NMID recommends that irrigation water be made available to all developments
within the Nampa & Meridian Irrigation District.
G. Adopt the Recommendations/Comments of Joint School District No. 2 as follows:
1. 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.
2. Approval of Roundtree Subdivision will have a significant impact on school enrollments
at Peregrine Elementary, Meridian Middle, and Meridian High School.
3. We can predict that these homes, when completed, will house twenty-two (22)
elementary aged children, nineteen (19) middle school aged children, and fifteen (15)
senior high aged students. Additional students will further compound the current
overcrowded situation.
4. 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.
H. Adopt the recommendations of the Sanitary Services Company (SSC) as follows:
1. Approaches to the trash enclosures shall allow SSC trucks to access the enclosure
without a vehicle parked in front of it.
2. Design the enclosures per the standard recommendations of SSC for access, gates,
floor/pad, container stops bumpers, and dimensions. Coordinate the design with
SSC. Approval of the trash enclosure design will be required prior to submittal of
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
72 UNIT PLANNED DEVELOPMENT ON 5.7 ACRES IN A L-O ZONE, BY RENNISON
ENGINEERING -CUP-03-069 -Page 7
a Conditional Use Pemut and issuance of a Certificate of Zoning Compliance.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
72 UNIT PLANNED DEVELOPMENT ON 5.7 ACRES IN A L-O ZONE, BY RENNISON
ENGINEERTNG -CUP-03-069 -Page 8