HomeMy WebLinkAboutRoundtree Subdivision CUP03-069February 2, 2004
CUP 03-069
MERIDIAN PLANNING & ZONING MEETING February 5, 2004
APPLICANT Rennison Engineering ITEM NO. 7
REQUEST Public Hearing -Request for a Conditional Use Permit for a Planned Development
for 18 residential 4plex building bts on one lot for Roundtree Subdivision -north of West Pine Street
and east of North Linder Road
AGENCY
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:
INTERMOUNTAIN GAS:
OTHER:
Contacted: c b to 19.i/IN~
Emailed:
COMMENTS
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Plo Comment
See atMched Comments
See attached Comments
See attached Comments
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Materials presented of public meeBngs shall
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HUB OF TREASURE VALLEY
MAYOR A Good Place to Live LEGAL DEPARTMENT
Tammy deWeerd
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CITY OF MERIDIAN (208) 466-9272 Fax 466-4405
CITY CD
NGtL MEMBERS Pt1BLtC WDRItS
William L.M. Nary 33 EAST IDAHO BUILDING DEPARTMENT
Keith Bird MERIDIAN, IDAHO 83642 (208) 896-5500 Fax 887-1297
Charles M. Round[ree (208) 888-0433 ~ FAX (208) 887-0813 PLANNING AND ZONING
Shaun Wardle City Clerk Ot7-ice Fax (208) 888-4218 DLPARTM ENT
(208) 884-5533 ~ FAX 888-6854
STAFF REPORT: P&Z Hearing Date: February 5, 2004
Transmittal Date:11 January 30, 2004
To: Mayor, City Council and Planning & Zoning Commission RL' Cl'JIVE D
From: Bruce Freckleton, Senior Engineering Tech
Craig Hood, Associate City Planner ~N FE$ 0 2 2004
Re: Roundtree Subdivision/CondiHonal Use Permit
City Of Meridian
City Clerk Office
• Preliminary Plat (PP) Approval of 18 Multi-Family Lots and 3 Common/Other Lots
on 5.7 Acres in the L-O Zone, by Rennison Engineering (File No. PP-03-045).
Conditional Use Permit (CUP) Approval for 72 Multi-Family Units, Including
Reduced Setbacks, and Reduced Lot Frontage in the L-O Zone, by Rennison
Engineering, Inc. (File No. CUP -03-069).
We have reviewed the aforementioned applications and now 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, Rennison Engineering, has requested Preliminary Plat (PP) and Conditional Use Permit
(CUP) approval for a Planned Development (PD) on 5.7 acres of land located on the south side of Pine
Avenue, approximately 1,000 feet east of Linder Road. The project site is commonly known as Lot 2,
Block 1, Tramore Subdivision, 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-03-045) proposes to subdivide the existing 5.7-acre lot into 18
mulfi-family residential lots, and 3 other/common lots. The submitted Conditional Use Permit/Planned
Development (CUP-03-069) proposes 18 multi-family buildings, each containing one four-plex
structure, for a total of 72-units. The CUP/PD includes a request for reduced side and rear setbacks for
the buildings, and reduced lot frontage in the L-O zone. (See chart below for a comparison and
summary of proposed exceptions).
Street Frontage in L-O Zone-
Citv Minimum Requirement Prouosed Minimum
50 feet 0
PP-03-045 & CUPA3-069 Roundtree.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: February 5, 2004
Page 2
Building Setback in L-O Zone- City Minimum Requirement Proaosed Setback
5 foot (side) (per story) 5 feet (side) (not per story)
20 foot (rear) 10 feet (rear)
(setbacks shall be measured
from any permanent part of
a building to property line)
This site is part of Tramore Subdivision, atwo-lot preliminary/final plat that the City reviewed and
approved in 2001 (PFP-Ol-006). The subject site was recorded as Lot 2, Block 1, Tramore
Subdivision. Processed concurrently with Tramore Subdivision was a CUP application fora 72-unit
senior apartment complex (CUP-O1-036) on Lot 1, Block 1. As part of the Tramore Development, a
50-foot wide cross access easement was approved to intersect Pine Avenue near the west property line.
This 50-foot wide easement is the frontage/flag of the subject lot. An access driveway has been
constructed to a width of 25-feet, with curb, gutter a sidewalk on the east side, from Pine Avenue to the
southern boundary of Lot 1.
As amenities for the subject PD, the Applicant is proposing to construct a picnic area complete with a
BBQ pit, benches, and tables on Lot 20, Block 1. On Lot 10, Block 1, the Applicant is proposing to
construct a sand volleyball court. In addition to the amenities on Lot 10 and 20, 1.19 acres (21 %) of the
site (exclusive of the Ninemile Drain) will be preserved in open space. See Special Considerations
under Conditional Use Permit Analysis below for detailed analysis of the proposed amenities and open
space requirements.
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
Walden Hughes is the current property owner and has submitted notarized consent for Rennison
Engineering to submit the subject applications.
LOCATION
The subject property is located on the south side of Pine Avenue, approximately 1,000 feet east of
Linder Road, within Section 12, Township 3 North, Range 1 West.
North: Tramore Senior Apartments, zoned L-O/Single-family homes, zoned R-4 (across Pine Avenue)
South: Union Pacific Railroad/Vacant, zoned RUT (Ada County)
East: 7.5 acre vacant parcel, zoned L-O (proposed Rock Creek development)
West: Sunbridge Living Center, zoned L-O
PP-03-045 & CUP-03-069 Roundtree.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: February 5, 2004
Page 3
PRELIMINARY PLAT ANALYSIS
Sections 12-3-3.J.2 and 12-3-S.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-O. The Applicant has requested modifications
to the standard setbacks 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 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. On January 9, 2004, a joint
agency/department comments meeting was held with representatives of key service
providers to this property. See detailed conditions from these agencies at the end of
this report. Staff fmds 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 Deparhnents
regarding their ability to adequately service this project.
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 fmds that the subdivision will not conflict with the
capital improvement program.
D. The public fmancial 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 tesfimony submitted by the Meridian Police and Fire Departments
with regard to their capability to serve the proposed development.
PP-03-045 & CUP-03A69 Roundtree.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: February 5, 2004
Page 4
E. The other health, safety or environmental problems that may be brought to the
Commission's attention.
The Applicant is proposing to leave the Ninemile Drain open abutting the site. The City
has previously allowed this section of the Ninemile Drain to remain open. Staff finds
that the Ninemile Drain is a significant natural feature that should be protected
through standard stotmwater and run-off management practices. The Applicant has
indicated that the property is outside of the flood zone of Ninemile Creek, with the
exception of Zone "A" which is contained in the creek channel. Staff is not aware of
any other 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.
SPECIAL CONSIDERATIONS (PRELIMINARY PLAT)
A. Buildin¢ Setbacks: The required front setback in an L-O zone is 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). The Applicant has requested that the side setback be reduced to 5-feet, and the rear to 10-
feet. Staff is supportive of allowing the proposed building setbacks because the Applicant has
requested this as part of the Planned Development and because this modification will allow for
the higher densities as envisioned with the Comprehensive Plan for this area. See Site Specific
Condition #2 and Conditional Use Special Consideration "A" below.
B. Access: The Applicant is proposing to utilize one access point onto Pine Avenue to serve the
development. This driveway is located neaz the west property line, on the flag portion of the
subject site. ACHD staff has reviewed the access point for compliance with policy. With the
platting of Tramore Subdivision, a cross access easement was provided to Lot 1 to use the
shared driveway across Lot 2, for access to the public street system. This shared driveway has
been constructed by the developer of the senior apartments with curb, gutter and sidewalk on
the east side of the 25-foot wide driveway and landscaping on the west side. Because the
proposed buildable lots do not have public street frontage, the Applicant should be required to
provide a separate cross-access easement for all of the lots within the subdivision to utilize the
drive aisles for access to the public street system. See Site Specific Condition #3 below.
C. Ninemile Bridge: The shared access driveway is currently constructed to the Ninemile Drain,
but does not cross the lateral. As a condition of the platting of Tramore Subdivision, Lot 2 is
required to construct the crossing of the Ninemile Drain. Therefore, prior to issuance of any
building permits on the subject site, a vehicular crossing of the Ninemile Drain must be
constructed by the Applicant. See Site Specific Condition #4 below.
PP-03-(145 & CUP-03-069 Roundtree.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: February 5, 2004
Page 5
D. Emergency Access: As stated above, there is only one access point provided to this site.
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
prior to issuance of the construction of the 8`~ four plex. See Fire Department Comments and
Site Specific Condition # 5 below.
E. Interconnectivitv: Idaho Avenue and Broadway Avenue, approximately 600 feet east of the
subject site, were constructed as stub streets to the west property line of Tremont Subdivision.
Due to the potential extension of Idaho Avenue and Broadway Avenue, a finding was made in
the staff report for Tramore Subdivision (PFP-Ol-006), that interconnectivity between the
subject Lot 2, and the undeveloped L-O zoned parcel to the east was necessary for emergency
access. An access easement at the east property line of Lot 2 was not provided with the platting
of Tramore Subdivision. Staff continues to recommend that internal access between the subject
Lot 2 and the vacant 7-acre parcel to the east be provided because vehicular and pedestrian
east-west interconnectivity and emergency accessibility is important. Consistent with the
approval of Tramore Subdivision, staff recommends that the northern-most, east-west drive
aisle be extended to the east property line. The pavement for the drive aisle shall be a minimum
of 25-feet wide, and include curb, gutter and sidewalk. See Site Specific Condition #5 below.
NOTE: The Planning & Zoning Department has recently taken in a development application
for the 7-acre parcel to the east. The development, named Rock Creek, includes 100 multi-
family units and commercial uses near Pine Avenue. The Rock Creek plat proposes a drive
aisle that aligns with the northern drive aisle of the subject site. Staff intends to require Rock
Creek to construct a vehicular access to the subject site to provide the interconnectivity
mentioned above.
E. Landscaping: The Landscape Plan submitted with the preliminary plat application prepared by
Rennison Engineering, labeled Sheet L1.0, and dated 12/10/03, is approved with the following
modifications:
i. Several trees are proposed within an irrigation easement for the Rutledge Lateral.
Any proposed trees in irrigation easements require a license agreement. If a license
agreement for the proposed landscaping can not be obtained for the proposed
landscaping on Lot 10, trees shall be planted within the buildable lots on the south
boundary of the development.
ii. The proposed types of trees indicated in the legend are acceptable. With the
submittal of the final plat, each tree proposed should be specifically identified in the
proposed planting location and cross-referenced in the legend. In accordance with
MCC 12-13-7-4, a minimum of 4 species of trees shall be planted on site.
F. Fencine: No fencing is proposed as part of the preliminary plat application. If the Applicant
intends to install any permanent fencing within the subdivision, 10 copies of fencing details
must be submitted at least 10 days prior to the City Council hearing. A detailed fencing plan
shall be submitted upon application of the final plat (MCC 12-4-10.F.3). If no permanent
PP-03-045 & CUP-03-069 Roundtree.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: February 5, 2004
Page 6
fencing is provided, temporary construction fencing to contain debris must be installed around
the perimeter prior to issuance of a building permit. All fencing shall be installed in accordance
with MCC 12-4-10. See Site Specific Condition #7 below.
G. Pipin¢ of Ditches: Meridian City Code 12-4-13.A.1 requires all irrigation ditches, laterals or
canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous,
or which canals, ditches or lateral touch either or both sides of the azea being subdivided, to be
covered and enclosed with tiling or other covering equivalent in ability to detour access to said
ditch, lateral or canal. The Applicant is proposing to file the Rutlege Lateral abutting the
southern boundary. The Applicant is proposing to leave the Ninemile Drain, a natural
waterway, open. Staff recommends that the Applicant not be required to cover/tile the Ninemile
Drain because it is a natural waterway that should be protected. This recommendation is
consistent with previous Council action. In accordance with Meridian City Code, the Applicant
should be required to file or cover any other irrigation ditches, laterals or canals that cross,
intersect or lie adjacent to the subject site. See Site Specific Condition #8 below.
H. Pressure Irrigation: The Applicant has indicated that the pressurized irrigation system within
this development is to be owned and operated by the Home Owners Association.
Underground year-round pressurized irrigation must be provided to all lots within this
development (MCC 12-5-2.N). The City of Meridian requires that pressurized irrigation
systems be supplied by a year-round source of water (MCC 12-13-8.3). The 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, asingle-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 City
Engineer. A draft copy of the pressurized irrigation system O&M manual must be submitted
prior to plan approval. See Site Specific Condition #9 below.
SITE SPECIFIC CONDITIONS (PRELIMINARY PLATT
1. All conditions of the previously approved development agreement, Tramore Subdivision (PFP-
01-006), and the current Conditional Use Permit (CUP-03-069) application shall also be
considered conditions of the Preliminary Plat (PP-03-045).
2. The modified development standards, including reduced side and rear setbacks, and reduced
frontage requirements, aze approved as requested. Side setbacks shall be a minimum of 5-feet
to property line (minimum 10-feet between permanent structures). Rear setbacks shall be a
minimum of 10 feet. There is no minimum street frontage requirement for the lots within the
proposed subdivision.
3. Provide across-access easement for all of the lots within the subdivision to utilize the drive
aisles as access to the public street system.
4. Prior to issuance of any building permits, a vehicular crossing of the Ninemile Drain must be
constructed.
PP-03-045 & CUP-03A69 Rouudtree.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: February 5, 2004
Page 7
5. Provide a Fire Department approved secondary access to the site. Extend the northern most
drive aisle to the east property line to provide for interconnectivity and to provide another
access point for emergency vehicles.
6. The preliminary landscape plan (Sheet L1.0, dated 12/12/03 by Rennison Engineering) is
approved with the following changes:
i. A license agreement from Nampa Meridian Irrigation District for the proposed
landscaping within the easement for the Rutledge Lateral may be required. If a
license agreement for the proposed landscaping can not be obtained for the proposed
landscaping on Lot 10, trees shall be planted in accordance with MCC within the
buildable lots on the south boundary of the development. Make any changes
necessary on the landscape plan.
ii. Identify the species of each proposed tree and cross-reference the tree in the legend.
In accordance with MCC 12-13-7-4, a minimum of 4 species of trees shall be
planted on site.
7. If the Applicant intends to install any permanent fencing within the subdivision, 10 copies of
fencing details must be submitted at least 10 days prior to the City Council hearing. A detailed
fencing plan shall be submitted upon application of the final plat (MCC 12-4-10.F.3). If no
permanent fencing is provided, temporary construction fencing to contain debris must be
installed azound the perimeter prior to issuance of a building permit. All fencing shall be
installed in accordance with MCC 12-4-10.
8. The Applicant shall not be required to cover/tile the Ninemile Drain abutting the site. In
accordance with Meridian City Code, the Applicant should be required to the or cover any
other irrigation ditches, laterals or canals that cross, intersect or lie adjacent to the subject site.
Any ditch, canal or lateral to be piped should be shown on plans, which shall be approved by
the appropriate imgation/drainage district, or lateral users association, with written
confirmation of said approval submitted to the Public Works Department. If lateral users
association approval can not be obtained, plans will be reviewed and approved by the City
Engineer prior to fmal plat signature.
9. Underground year-round pressurized irrigation must be provided to all lots within this
development. The City of Meridian requires that pressurized irrigation systems be supplied by a
yeaz-round source of water. The 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, asingle-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 City Engineer.
10. 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.
PP-03-045 & CUP-03-069 Roundtree.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: February 5, 2004
Page 8
The applicant shall execute City of Meridian standazd forms of easements, for any mains that
are required to provide service.
11. 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 PLATT
1. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
2. 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, sanitary
sewer, water, etc. that has not been completed.
3. A detailed landscape plan, in compliance with the Landscape Ordinance, and in accordance
with the changes noted within this staff report, shall be submitted for the subdivision with the
final plat application.
4. All sidewalks shall be constructed in accordance with MCC 12-5-2.K. Prior to signature of the
final plat(s), all sidewalks shall be constructed or a financial guarantee that said improvements
will be completed shall be provided (MCC 12-5-3).
5. Streetlights will be required at locations designated by the Public Works Department. All
streetlights shall be installed at the expense of the Applicant. Typical locafions are at street
intersections and/or fire hydrants. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
design and permit from the Public Works Department prior commencing installations.
6. Please submit groundwater/soils monitoring data, as collected and analyzed by a soils scientist,
to the Public Works Department for review. Any drainage areas (detention/retention basins)
must be designed to ensure that water will percolate or discharge with a period of time not to
exceed 24-hours for all storms up to and including a 100-year storm events. Side slopes within
drainage areas shall not exceed 3:1. Any portion of a drainage area not improved with sod/grass
seed (or other approved landscaping) shall not count towards the required open space azea. 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. The
engineer shall be required to certify that the street centerline elevations aze set a minimum of 3-
feet above the highest established normal groundwater elevation. This is to ensure that the
bottom elevation of the crawl spaces of homes is at least 1-foot above groundwater.
PP-03-045 & CUP-03A69 Round[ree.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: February 5, 2004
Page 9
Developer shall coordinate mailbox locations with the Meridian Post Office.
8. Any existing domestic wells and/or septic systems within this project will have to be removed
from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used
for non-domestic purposes such as landscape irrigation.
9. 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.
10. Maintenance of all common areas shall be the responsibility of the Roundtree Homeowners
Association.
11. Staffs failure to cite specific ordinance provisions or terms of the approved
annexation conditional use does not relieve the Applicant of responsibility for compliance.
12. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
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.
Relief from the frontage and setback standards were specifically requested in the conditional
use permit (PD) application. Further, none of the proposed buildable lots meet the frontage
requirement of the L-O zone. The Applicant is proposing shared drive aisles, rather than public
streets, for lot access. Staff is supportive of the requested deviations because all of the proposed
buildable lots within the subdivision have access to the shared drive aisle 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.
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
PP-03-045 & CUP-03A69 Roundtree.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: February 5, 2004
Page 10
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.
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 the recorded development
agreement approved by the City for this site, provided the Commission and Council grant the
requested planned development.
C. That the design, construction, operation, and maintenance will be compatible with other
uses in the general neighborhood and with the existiug 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 does not anticipate that the proposed development will have an adverse impact on the
surrounding property. However, staff recommends that the Commission and Council rely upon
public testimony, staffs 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 the common drive serving the Tramore development.
On January 9, 2004, a joint agency/department comments meeting was held with
representatives of key service providers to this property. See detailed conditions from these
agencies at the end of this report. ACHD staff has approved this application, with site-specific
conditions 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
PP-03-045 & CUP-03-069 Romdtree.PP.CUP.dac
Mayor, Council, and P&Z Commission
Hearing Date: February 5, 2004
Page 11
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 Pine Avenue, east of Linder Road, there were 5,482
vehicle trips per day on 12-10-02. Pine Avenue is currently improved with 2-traffic lanes, 2-
bike lanes with curb, gutter and sidewalk on both sides of the roadway. This segment of Pine
Avenue is not included in the District's Five Year Work Program or Capital improvements
Plan. 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;
ACRD staff has reviewed and approved one vehicular approach to the site from Pine Avenue.
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.
The Applicant is proposing to leave the Ninemile Drain open abutting the site. Staff finds that
the Ninemile Drain is a significant natural feature that should be .protected through standard
stormwater and run-off management practices. The applicant has indicated that the property is
outside of the flood zone of Nine-Mile Creek, with the exception of Zone "A" which is
contained in the creek channel. Staff is not aware of any other natural or scenic feature(s) of
major importance in the area that may be affected by the proposed development.
SPECIAL CONSIDERATIONS (CONDITIONAL USE/PDl
A. Reduced Standards: The Applicant has requested approval of a PD to allow reduced
development standards including, reduced building setbacks 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 drive easement and the proposed lots can accommodate the
proposed building envelopes with a modification to the standard setbacks.
PP-03-045 & COP-03-069 Roundtree.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: February 5, 2004
Page 12
Setbacks: The Applicant has requested that the required side setbacks for the buildings be
reduced to 5 feet (minimum 5 feet between buildings or other permanent portion (stairway,
etc.) to property line). The Applicant has also requested that the required rear setback for the
buildings be reduced to 10 feet. Staff is supportive of allowing a minimum 10 feet (5 feet to
property line) of separation between the sides of the proposed multi-family buildings, and a
minimum of 10 feet from the rear of the buildings to property lines, because the Applicant has
requested this as part of the Planned Development and because this modification will allow for
the higher densities as envisioned with the Comprehensive Plan for this area without sacrificing
the integrity of the site.
NOTE 1: The submitted site plan only shows a 4-foot setback (8 feet between buildings) for
some of the units. As stated above, the minimum side setback should be 5-feet to property lines
(minimum 10 feet between buildings). See Site Specific Condition #12 below.
NOTE 2: 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. See Site Specific Condition #2 below. The Commission and
Council should also consider if the requested modifications and staff recommendations are
acceptable for the PD application.
Frontaee: Essentially, the proposed drive aisles equate to a private travel network that all of the
multi-family lots will share. As long as across-access agreement is provided for all of the lots
to use the proposed 25-foot wide drive aisles, staff believes that the proposed drive aisles meet
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 drive aisle system. See Site Specific Condition #2 below.
B. Amenities: As part of the PD, the Applicant is proposing to construct a picnic area complete
with a BBQ pit, benches, and tables on Lot 20, Block 1. On Lot 10, Block 1, the Applicant is
proposing to construct a sand volleyball court. In addition to the amenities on Lot 10 and 2Q
approximately L2 acres (21 %) of the site (exclusive of the Ninemile Creek) will be preserved
in open space. Staff is supportive of the proposed amenities as they appear to be appropriate to
the size and uses of the proposed development. However, the Applicant has not submitted
detailed plans for how the amenities will be constructed. At least 10 days prior to the City
Council hearing, the Applicant should be required to submit 10 copies of a schematic showing
how the common Lots 10 and 20 will be constructed. The Council should review the proposed
amenities and determine if they are "appropriate to the size and uses of the proposed
development." See Site Specific Condition #3 below.
C. Open Snace: Meridian City Code 12-13-16 requires all mulfi-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
PP-03-045 & CUP-03-069 Raund[rce.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: February 5, 2004
Page 13
Code 12-6-2.A.4 states that all residential planned developments shall provide each dwelling
unit with at least 100 square feet of useable private open space, such as a patio or deck. In the
Applicant's submittal letter, it is stated that each unit will be provided with approximately 200
squaze feet of private open space and 21 % of the site is open space. 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 for each unit will be met for the multi-family development. See Site Specific
Conditions #4 & #5 below.
D. Pazkine/Drive Aisle Designn: Meridian City Code (MCC) 11-13-5 requires 2 parking stalls per
multi-family dwelling with 3 or more units. In accordance with MCC, the Applicant is
proposing 8 parking stalls (7 standazd and lean-accessible stall) per four-plex structure. In
accordance with MCC 11-13-4.F, all of the proposed parking stalls aze 9-feet wide by 19-feet
long. All pazking for each four-plex structure is provided for within the individual lot. All
parking and azeas of circulation should be paved, striped, and meet the minimum dimensional
requirements outlined above. See Site Specific Condition #6 below.
E. Multi-Use Pathwavs: In 1996, COMPASS adopted the pathway recommendations laid out in
the Ridge-to-Rivers Pathway Plan (1996). The goals of the plan include developing a bikeway
and pathway system that encourages non-motorized transportation and enhances recreational
opportunities. The Union Pacific Railroad cooridor abutting the south property line is shown as
a proposed multi-use pathway in Figure VI-3 (Off-Street Multiple-Use Pathways) in the
adopted Comprehensive Plan. There is also amulti-use pathway shown adjacent to the
Ninemile Drain in the Comprehensive Plan.
With the development of the Tramore Senior Apartments on hot 1, a pathway was constructed
on the north side of the Ninemile Drain. This pathway aligns with the pathway constructed in
the Tremont Subdivision. When the vacant 7-acre parcel to the east develops, it is anticipated
that the City will require the developer to connect the two sections of pathway to each other.
In the past, the City has not required the construction of a pathway within the Union Pacific
Railroad cooridor, but has required developers that abut the future pathway to provide a
minimum of 5-feet of landscaping. Consistent with previous Council action, the Applicant
should not be required to construct amulti-use pathway adjacent to the southem boundary, but
should be required to provide a minimum of 5-feet of landscaping along the south property line.
The Applicant is proposing a 35-foot wide setback along the southern boundary of the project.
There is an existing 25-foot wide irrigation easement within the rear setback. At a minimum,
the Applicant should be required to plant trees in acwrdance with MCC (1 tree per every 35-
lineal feet). See Site Specific Condition #7 below.
F. Sanitary Services: Sanitary Services Company (SSC) has indicated that the proposed dumpster
locations should be modified. The Applicant should coordinate the design and location of
dumpster locations with SSC. Prior to Certificate of Zoning Compliance (CZC) submital, the
Applicant should submit a revised site plan, approved by SSC, for the proposed trash enclosure
location and design. All dumpsters must be screened in accordance with MCC 11-12-1.C.
Trash enclosures must be built in the location and to the size approved by SSC. See Site
Specific Condition #8 below.
PP-03-045 & CUP-03-069 Roundtree.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: February 5, 2004
Page 14
SITE SPECIFIC CONDITIONS (CONDITIONAL USE)
1. All conditions of the previously approved development agreement, Tramore Subdivision (PFP-
01-006), and concurrent Preliminary Plat (PP-03-045) shall also be considered conditions of the
Condifional Use Permit (CUP-03-069).
2. The project shall conform to the modified dimensional standards, as follows:
1. No minimum frontage requirements for the lots within the proposed development.
2. Minimum 10-foot rear setback; minimum 5-foot side setback (measured to property
line); minimum 20-foot front setback.
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.
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,
such as a patio or deck. Present, at the public hearing, calculations and/or drawings that
explain how the required usable private open space requirement will be met for the multi-
family development.
6. Provide parking for each four-plex structure within each individual lot. All parking 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 easement if a
license agreement for landscaping is obtained from the 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.
PP-03-045 & CUP-03-069 Roundfree.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: February 5, 2004
Page 15
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 & Zoning Commission at least 10 days prior to the next hearing
on this application.
COMPREHENSIVE PLAN POLICIES• (from Chapter VI and VII)
• "Large development proposals that are likely to generate significant traffic should be assessed
for their impact on the transportation system and surrounding land uses. They should be
examined for ways to encourage all forms of transportation such as transit, walking, and
cycling.
• New development should not rely on cul-de-sacs since they provide poor fire access,
walkability, and neighborhood social life. New development and streets should be designed to
encourage walking and bicycling.
• Pathways that encourage use by bicyclists and pedestrians can decrease road congestion and
add to the community's quality of life. The proposed off-street and multiple-use pathway
systems are depicted in Figures VI-3 and VI-4. New and exisfing developments should ensure
that the guidelines laid out in this plan are adopted.
• Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi-
family arrangements) and choices between ownership and rental dwelling units for all income
groups in a variety of location suitable for residential development.
Other Agency/Department Comments & Conditions
SANITARY SERVICES COMPANY (S5C)
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 a Conditional Use Permit and issuance of a
Certificate of Zoning Compliance.
MERIDIAN FIRE DEPARTMENT
PP-03-045 & CUP-03-069 Roundtree.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: February 5, 2004
Page 16
1. 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 'h" 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'.
3. 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 turn around.
4. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside.
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 office occupancies will require afire-flow consistent with the 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.
STAFF RECOMMENDATION
Staff supports the overall design of the proposed subdivision (PP-03-045) and the proposed planned
development (CUP-03-069), except as noted in this report. Staff recommends approval of the
submitted applications with the conditions listed above.
PP-03-045 & CUP-03A69 Round[ree.PP.CUP.doc
Ada County Highway District
37th R}raef
Dave E. Wynkoop 1st Vice President Garden City ID 83714-6499
Susan S. Eastlake, 2nd Vice President Phone (208) 387-6100
Sherry R. Huber, Commissioner FAX (208) 387-6391
Dave Bivens, Commissioner E-mail: tellusQACHD.ada.id.us
January 20, 2004
To: Rennison Engineers RECEIVED
50 Broadway Avenue Suite 13
Boise, Idaho 83702 ,,1, ~ 6 'ij'r
Subject: Roundtree Subdivision City of Meridian
18-lot multi-family subdivision City Clerk Office
1105 West Pine Avenue
On January 20, 2004, 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.
Andrea N. Tuning l./
Principal Development Analyst
Right-of-way & Development S
Planning Division
CC: Planning & Development project file
City of Meridian
Construction Services
Drainage
Utilities
Walden Huges
318 Seminole Drive
Nampa, Idaho 83686
..~'fi''~'~.:
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 January
20, 2004. Tech Review for this item was held with the applicant on Friday January 16, 2004. Please refer
to the attachment for appeal guidelines. Staff contact: Andrea N. Tuning, 208-387-6177-phone, 208-387-
6393-fax, atuninaa(~.achd.ada.id.us
File Numbers: Roundtree Subdivision/MPP03-045/MCUP03-069
Site address: 1105 West Pine Avenue
Applicant/Representative: Rennison Engineers
50 Broadway Avenue, Suite 13
Boise, Idaho 83702.
Owner: Walden Huges
318 Seminole Drive
Nampa, Idaho 83686
Applicatlon Information:
The applicant has submitted an application requesting conditional use and preliminary plat approval to
construct an 18-lot multi-family residential subdivision on 5.70-acres. The site is zoned L-O and is proposed
to contain eighteen 4-plexes and 3-common lots that will utilize a common driveway. The site is located on
the south side of Pine Avenue just east of Linder Road.
Acreage: 5.70-acres
Current Zoning: L-O
Proposed Zoning: L-O
Buildable Lots: 18-lots
Common Lots: 3-lots
Vicinity Map
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A. Findings of Fact
Trip Generation: This development is estimated to generate 448 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: Navarro Place Subdivision (single-family residential subdivision)
b. South: Rail Road
c. East: 7.48 acres that is currently vacant
d. West: Health Care Facility on 11.340-acres
6. Impacted Roadways
Pine Avenue:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Linder Avenue:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
50-feet
Collector
East of Linder Road was 5,482 on 12-10-02
Better than C
35 MPH
None
Arterial
North of Pine Avenue was 9,615 on 12-3-02
South of Pine Avenue was 9,496 on 12-3-02
Better than C
35 MPH
7. Roadway Improvements Adjacent To and Near the Site
Pine Avenue is currently improved with 2-traffic lanes, 2-bike lanes with curb, gutter and sidewalk on
both sides of the roadway.
8. Existing Right-of-Way
Pine Avenue has a total of 60-feet of right-of-way (30-feet from centerline).
9. Existing Access to the Site
The site currently has a defined driveway that intersects Pine Avenue at the west property line.
10. Site History
The District reviewed this site as a part of a preliminary plat (Tramore Subdivision) application in
.November 2001.
11. Capital Improvements Plan/Five Year Work Program
This segment of Pine Avenue is not included in the District's Five Year Work Program or Capital
improvements Plan.
12. Other Development in Area
On November 6, 2001, the District reviewed this site as a part of a 2-lot commercial subdivision. At
that time, the District required the applicant to dedicate sufficient right-of-way, construct sidewalk on
Pine Avenue and construct the driveway as a curb return type driveway with a minimum 15-foot curb
radii and pavement tapers.
B. Findings for Consideration
Right-of-Way and Street Section
District policy requires 70-feet of right-of-way on collector roadways (Figure 72-F1 B). This right-of-
way width allows for the construction of a 3-lane roadway with curb, gutter, 5-foot wide detached
sidewalks and bike lanes.
District policy 72-F1 B requires collector roadways to be constructed as a 46-foot street section with
vertical curb, gutter and 5-foot detached (or 7-foot attached) concrete sidewalk within 70-feet of right-
of-way with parking prohibited on both sides.
Modification of Policy
District policy generally requires the dedication of 35-feet from centerline on all collector roadways.
Due to the fact that Pine Avenue is not in the District's Five Year Work Program or Capital
Improvements Plan to be improved in the next 20 years and the fact that Pine Avenue is currently
fully improved on both sides of the road, staff recommends that the applicant not be required to
dedicate additional right-of-way or make additional improvements to Pine Avenue at this time
2. 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.
The applicant is proposing to utilize an existing 30-foot wide curb return type driveway that intersects
Pine Avenue approximately 10-feet east of the west property line: This driveway is located
approximately 150-feet east of the driveway utilized by the existing Health Care Center and 13"'
Street and is located approximately 250-feet west of the existing driveway for lot 1 of Tramore
Subdivision. The existing driveway location meets District policy and should be approved with this
application.
3. Other Access
Pine Avenue is classified as a collector roadway. 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.
C. Site Specific Conditions of Approval
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.
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.
5. 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.
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 ACRD 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
4
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
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RECEI[~J~` R
JAN 1 o Z~~D~?
City of Meridian
City Clerk Office
~cuir~ia 8c 1~~ ~~x~ ~r~t~iict
1503 FIRST STREET SOUTH NAIvIPA, IDAHO 83651-4395
FAX # 208-463-0092
12 January, 2004
William G. Berg Jr.
City Clerk
City of Meridian
33 East ldaho Ave.
Meridian, ID 83642
RE: PP 03-045 and CUP 03-069; Roundtree Subdivision
Dear Will:
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. Please contact Donna Moore at 466-7861 for further
information.
All laterals and waste ways must be protected. The District's 9-Mile Drain and Rutledge
Lateral course through this proposed project. This easement must be pro
tected 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
John RennisonlRennison Engineering
Rider 4
File -Office/Shop
APPROAIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
RECEI~rEI~
JAN 16 2004
City of Meridian CU :T
City Clerk Office Y
~~'A-~ -II L ! p n
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
John Rennison
Rennison Engineering
50 Broadway, Suite B
Boise, ID 83702
RE: Land Use Change Application - Roundtree Subdivision
Dear Mr. Rennison:
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
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 ypu 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 without 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
Walden Hughes, 3118 Seminole Dr., Nampa, ID 83686
Big View Builders, 4006 Man O War, Nampa, ID 83686
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGMS - 23,000
BOISE PROJECT RIGHTS -40,000
15 January 2004
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wazdle
William L. M. Nary
Charles M. Rountree
LEGAL DEPARTMENT
(208) 466-9272 • FAX 466-4405
PARKS & RECREATION
(208) 888-3579 • Fax 896-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
Keith Bird ~~ '"`T~ ~x~E PLANNING & ZONING
.1903
(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: January
Transmittal Date: January 7, 2004
File No.: CUP 03-069
Request:
ay:
. t
a~~',a
~~,,QQ ,,~~'' urv or
ll IDAHO
2004
Hearing Date: February 5, 2004
~onatttonat Use Permit for a Planned Development for 18 residential 4-plex
buildings on one lot in a L-O zone for Roundtree Subdivision
Location of Property or Project:
north of West Pine and east of North Linder Roads
David Zaremba, P/Z (No VAR, VAC, FPJ
Vacant, P1Z (No VAR, VAC, FP)
Leslie Mathes, P/Z (nlo VAR, vac, FP)
Michael Rohm, P2 (No VAR, Vac, FP)
Keith Borup, P2 (No VAR, VAC, FP)
Tammy de Weerd, Mayor
Bill Nary, C/C
Charlie Rountree, C/C
Keith Bird, C/C
~aun Wardle, C/C
Water Department
Sewer Department
Sanitary Service (N
Building Department
Fire Department
Police Department
o VAR, VAC, FPJ
City Attorney
City Engineer
City Planner
~~
IAN 0 7 2004
CITY OF MERIDIAN
Meridian School District (No FP)
Meridian Post Office (FP/PP Onfy)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP Doty)
U.S. West (FPiPP Doty)
Intermountain Gas (FPmP Doty)
Bureau of Reclamation (FP/PP Only)
Idaho Transportation Department (No FP)
Ada County (Annexation only)
Ada County Land Records (FP/PP only/
Meridian Development Corporation
JAN - 8 2004
Cft f Meridian
WASTE WATER DEPT. City Oterk Office
33 EAST IDAHO AVENUE • ]1~fERIDIAN, 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
RECEIVED
CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
•• DISTRICT Return to:
HEALTH Environmental Health Division ^ Boise
DEPARTMENT
^ Eagle
Rezone # ^ Garden City
Conditional Use # (~ (,( PQ,~ -Q(.,qMeridian
^ Kuna
Preliminary /Final /Short Plat ^ ACZ
~~ / i !+ s
^ 1. We have No Objections to this Proposal. JAIL i 4 2004
^ 2. We recommend Denial of this Proposal ~%?ty Of I~Teridiar;
~"ity Clerk Office
^ 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 mare 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.
After writtenapproval from appropriate entities are submitted, we can approve this proposal for:
~- ntral 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:
/t~central sewage ^ community sewage system ^ community water
^ sewage dry lines central water
^ 10. 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
^ beverage establishment ^ grocery store
^ 14. Please see attached stormwater management recommendatations
^ 15.
^ child care center
Date: ~ /~/~
Reviewed By: ~3---~~~Ila'~
wHOS~ooi~ ReVIeW Sheet
CITY QF MERIDIAN ~~~~ - s 2004
PUBLIC HEARING CITE 01' i~~~~i~i~:~
SIGN-UP SHEET
DATE February 5, 200$ ITEM # 7
PROJECT NUMBER CUP 03-069
PROJECT NAME Roundtree Subdivision
NAME PLEASE PRIN FOR AGAINST NEUTRAL
~~- w~~~~
c ~ ~ ~
ADAMS ERIC B LAPUZZA DARLENE PAGE JOHN EARL &
ADAMS MEREDITH A
1350 W CLARINDA ST PAGE KAREM LEE
1304 W CLARINDA DR ID 83642-0000
MERIDIAN 1322 W CLARINDA ST
MERIDIAN, ID 83642-0000 , MERIDIAN, ID 83642-4373
HICKS ELAINE JANECZKO RONALD M WHALEY DAVID
812 MARTINIQUE DR JANECZKO JILL R WHALEY TAMARA
MERIDIAN, ID 83642-0000 979 NW 12TH AVE 939 NW 13TH AVE
MERIDIAN, ID 83642-0000 MERIDIAN, ID 83642-0000
HEPPER TED RUDY W ENDY L & RUSSELL DONALD L &
HEPPER WANDA RUDY STEPHEN M RUSSELL BETTY I
2672 N GREENBELT PL 1341 W CLARINDA 1317 W CLARINDA DR
MERIDIAN, ID 83642-0000 MERIDIAN, ID 83642-0000 MERIDIAN, ID 83642-0000
NAVARRO PLACE HOMEOWNERS SIMPSON STEVEN R ROW ELL DANIEL &
ASSOC SIMPSON ALISON H ROW ELL SHELLY
43 E FAIRVIEW 1299 W CLARINDA DR 1263 W CLARINDA DR
MERIDIAN, ID 83642-0000 MERIDIAN, ID 83642-0000 .MERIDIAN, ID 83642-0000
PAULS MARCY M ANDERSON DEAN FOUR TS INC
911 NW 13TH AVE 8002 W GRASSLAND CT 1200 W PINE AVE
MERIDIAN. ID 83642-0000 BOISE, ID 83704-0000 MERIDIAN, ID 83642-1929
NAVARRO PLACE HOMEOWNERS SUNBRIDGE HEALTHCARE TRAMORE LIMITED PARTNERSHIP
ASSOC CORPORATION 413 W IDAHO ST STE 201
43 E FAIRVIEW PO BOX 4900 BOISE, ID 83702-0000
MERIDIAN, ID 83642-0000 SCOTTSDALE, AZ 85261-0000
FISCAL FUNDING CO INC WILLIAMSON ELAINE I NOROUIST INVESTMENTS LIMITED
311 CALIFORNIA ST STE 320 1200 W FRANKLIN RD PARTNERSHIP
SAN FRANCISCO, CA 94104-0000 MERIDIAN, ID 83642-2417 PO BOX 7832
BOISE, ID 83707-1832
Rennison Engineering
50 Broadway Ste. B
Boise, Idaho 83702
2/8/3003 ~~~~ ~~ /_~ /~ /1~
PROPimW FOUR-PL€7(ES BY:
RON BP9NEAU, GENERAL CONTRACTOR
(20B) G41-8128
L0T 0 BLGCK 4 k LOf 1 BLOCK 8
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+6 Broadway Ave., Suite 6, Boise, ldnho 83707
FACSIMILE TRANSMISSION
Febrlxary 4, 2004
Please deliver the following pages to:
Name: City Commissioners FAX #: 888-4218
TEL #:
REGARDING: Roundtrcc Subdivision
From: John Ir, Rennison Filc No.: 7349
Total number a~f pages (including this cover sheet): 4
A FF ~
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final Document fv Will follow by mail r Will NOT follow by mail
Comments:
cc: Craig Hood
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Civil Bngineeiring•Iand Surveying•Land Planning
February 4, 2004
Project No.: I349
Meridian Planning and Zoning Commission
660 E. Waterbower, Suite 202
Meridian, ID 83642
RE RoundtreeSubdivision/CondilionalUsePermit
Preliminary Plat (File No. PP-03{Wa)
Conditional Use Permit (File No. CUP-03069)
Dear Commissioners;
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Fax 208. ~ ~ 3.0337
www. n*nn i.cnnrngi nMri n grnm
50 Bmatlw, y qve., Suite B, Boise, Idaho Ao702
Via Facsimile588-4218
Please accept the following as the applicants comment on the staff report with the transmittal dabe
of January 30, 2004. We concur with staffs recommendations and accept the Sibe Specific
Conditions as lis6eci with two minor language modification requests.
The first is in regard to Preliminary Plat Sitar Specific Condition number live, regard ing the fire
department secondary access. As discussed in the Preliminary Plat Special Considerations por6ion
of the mpork, paragraphs D and E, a development application known as Rock Creek has been
submitted >b the City for the property to the east adjoining proposed Roundtree Subdivision. This
Rock Creek Development application will have the same requirement fur providing a secondary
emergency vehicle access to a public street as we understand this development also exceeds I00
units. We have contacted Treasure Valley Development, the applicarn for the Rock Creek
Development, and have discussed with lfiem a secondary emergency vehicle access. Based on our
discussions with Treasure Valley Development;, they are in agreement that a secondary emergenry
vehicle cross access agreement will be a benefit 1n both developments. We are continuing to work
with Treasure Valley Development to solidify this agreement. and hope to provide a written
agreement by our hearing date. Since the tim ing for completion of secondary accesses is unknown
at this time, we req uest that the Preliminary Plat Site Spedfic Condition number five be revised to
read:
Provide a fire department approved secondary access to the site prior to application for the
eighth four Alex building permit Extend the northern most drive aisle to the east properly
line to provide for interconnectivity and to provide another access point for emergency
vehicles."
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Meridian Planning & Zoning Commission
February 4, 2f104
Page 2 of 2
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This would allow for the construction of seven four-plex buildings (or 28 units) prior to an
approved secondary access, which is permitted by the fine code.
The other change we are n=_questing, is for Conditional Use Site Spedfc Condition number five.
Each dwelling unit will be provided a minimum of 200 squaree feet of useable private open space.
We are requesting to provide a minimum of 48 square feel of concrete patio (eight foot by six foot
patio}, with the balance of the private open space being lawn or perms-bark or a combination
thereof See the illustration attached as Exhibit A for an example. We request Conditional Use Site
Specific Condition number five be revised to read:
"Provide each dwelling unit with at least one hundred square feet of useable private open
space, with forty-eight square feet minimum in patio and the balance in landscaping,"
As an additional comment we have already met wi th the Sanitary Services Company (SSC)
regarding the location and design of the trash dumpster areas. We are working with them to
finalize actuak dumpster sung wkrich will affect die dumps6er enclosure size and orientation to the
drive aisles, however the locations as indicated on the Master Site Plan am generally acceptable to
SSC.
We will be in attendance at tomorrows meeting to dis~vss this project in further detail, if needed.
Thank you for your time and consideration
Please condact me with any comments or questions.
Sincerely,
Rentuson Engineering, FLLC
Jahn E. Rennison, PE
President
JEIt/df
Enc1s.
cc: Craig Hood, Meridian Planning & Zoning
Ron Sabneau, Sig View Builders
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Civil Engineering•Land Surveying•Land Planning PLLC www.remiisnnensin,rring.enm
50 Broadway Ave., Suite B, Boise, Idaho 83702
February 3, 2004 Project No.: 1349
Mr. John Sieckert
Treasure Valley Development
5846 Dalspring ~~C I~~TV~,i'~~
Boise, Idaho 83714 s-;-~ ~, _ r3 ~111)y
rti.~~
RE: Agreement for Emergency Vehicle Cross Access C~T~' Clt"+ ~'~;b'ti~L~-4~
Roundtree Development and Rock Creek Development
Dear John:
This letter will serve as an agreement between authorized representatives for both the Roundtree
Development and the Rock Creek Development regarding emergency vehicle cross access. The Roundtree
Development is more particularly identified as Lot 2 of Tramore Subdivision. The Rock Creek Development
is more particularly described as the approximate seven acre parcel immediately east of and contiguous with
Lot 2 of Tramore Subdivision, pazcel number 89322500700. Both the Roundtree Development parcel and the
Rock Creek Development parcel have frontage on W. Pine Ave.
Fire code requires that developments with over 100 units provide a secondary emergency access. The
Roundtree Development, combined with the existing building improvements on Lot 1 of Tramore
Subdivision, will exceed 100 total units. The Rock Creek Development itself will exceed 100 units. It is
understood that the RockCreek Development will provide a secondary emergency vehicle access to W. Pine
Ave. for the benefit of the Roundtree Development. Equally, the Roundtree Development will provide a
secondary emergency vehicle access to W. Pine Ave. for the benefit of the Rock Creek Development. All
emergency vehicle accesses shall be constmcted per applicable fire code requirements.
It is also understood that this same emergency vehicle access connectivity will also satisfy the
interconnectivity requirement for the City of Meridian, pertaining to both development applications.
Rennison Engineering as the authorized representative for the Roundtree Development and Treasure Valley
Development as the authorized representative of the Rock Creek Development do hereby acknowledge this
agreement by signing below.
Roundtree Development
Authorized Representative
~~~
~1 F~2-V3-~`i'
John Rennison Date
Rennison Engineering, PLLC
Rock Creek Development
Authorized Representative
John Sieckert Date
Treasure Valley Development
R\Projetls\Big View Bullders\1349\Admin\Correspondence\Lel[ers\aRreement.doc
Thomas
~ DEVELOAMENl" CO.
REAL ESTATE DEVELOPMENT AND CONSTRUCTION
February 5, 2004
VIA FACSIMILE: 888-6854
Mr. Craig Hood
Meridian Planning and Zoning Department
660 E. Watertower Drive, Suite 202
Meridian, ID 83642
Re: Roundtree Subdivision/Conditional Use
Dear Mr. Hood:
413 W. Idaho, Suite 200
Bolse, Idaho 83702
(208)343-8877
FAX (208) 343-8900
E-Mail: McV~thomasdevelopment.com
DEB - ~ ~~7~
CITY OF ;~~,FiIUL~~v
Thank you for taking my telephone call Wednesday morning February 4'" and giving me the
overview of the land use action. I understand Roundtree is a 18 lot 4-plex subdivision with one
common lot. A tota172 apartment units may be built. By virtue of the platting process each of the
lots could be individually owned.
I am one of the owners of Tramore Apartments, a 72 unit senior community, immediately
adjacent to the north of this proposed development.
I have spoken with the development engineer, John Rennison P.E. He was quite helpful and
answered many of my questions.
The owners of Tramore have the following concerns:
The Meridian Fire Department, apparently requested secondary access to
Roundtree. Mr. Rennison is working with the land owner to the east. We
support the concept of secondary access but when the property to the east
develops, we do not support that property utilizing our driveway on the west
side of our property as any means of ingress and egress to their property.
2. There are several 4-plex developments around the valley with the units
individually owned. Unless the 4-plexes have a common professional
management company, homeowners association and detailed declaration of
covenants, conditions, and restrictions. regarding .architectural style,
maintenance, etc. one or more of the buildings may fall under a state of
disrepair, have junk, laundry, etc. on the decks and patios and otherwise not
G:HOME/Word Processing/Tom Corr/Hood-Roundtree-Conditional Use-0204
Mr. Craig Hood
February 5, 2004
Page 2
a good and compatible neighbor. This has occurred at some of the other
developments: We request the developerprepare Covenants, Conditions, and
Restrictions covering these items and submit to the City for review.
3. I have not seen the landscape plan but would encourage dense planting with
a preponderance of evergreens on this development's north property line to
screen it from our Tramore development. Maxine Johnson, regional
supervisor at Summit Real Estate Services, our property management
company will attend the hearing and be able to respond to specific questions
regarding the interface of this proposed development with our Tramore
Senior Housing Community.
We request deferral of all items before the Commission until our issues are addressed.
Sincerely,
THOMAS
TCM:jfb
cc: John Rennision P.E. (via fax 343-033
C. Mannschreck,
G:\HOME\WOrd Recessing\Tom corrV{ood-Roundtree-Conditional Use-0204.wpd