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Project Name:
Case No(s).:
Applicant:
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Roundtree Subdivision
RFCEI~,I~~
PP-03-045, CUP-03-069
MAF; 0 3 2004
Rennison Engineering
City Of Meridian
Qit3~ 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:
• Intemal fencing restrictions
• Secondary access to the site from the east
• Size of the "useable private open space" requirement
• CCRs for the development
• Internal 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 PRELIMINARY
PLAT APPROVAL OF 18
BUILDABLE LOTS AND 3
COMMON/OTHER LOTS ON 5.7
ACRES IN A C-G ZONE FOR
Case No. PP-03-045
RECOMMENDATION TO CITY
COUNCIL
ROUNDTREE
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 subject property is within the city limits of the City of Meridian.
6. The entire parcel is included within the Meridian Urban Service Planning Area as
defined in the Meridian Comprehensive Plan.
7. The Applicant proposes to develop the subject property in the following manner:
A multi-family residential subdivision with eighteen (18) buildable lots and three
(3) common/other lots.
8. There are no significant or scenic features of major importance that affect the
consideration of this application.
9. 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 PRELIMINARY PLAT APPROVAL OF 18
BUILDABLE LOTS AND 3 COMMON/OTHER LOTS ON 5.7 ACRES IN A LO ZONE FOR
ROUNDTREE SUBDIVISION, BY RENNISON ENGINEERING - PPA3-045 -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 Preliminary Plat as
requested by the Applicant for the property described in the application, subject to the
following:
A. Adopt the Comments and Recommendations of the Meridian Planning & Zoning
and Engineering Departments as follows:
SITE SPECIFIC CONDITIONS (PRELIMINARY PLATT
All conditions of the previously approved development agreement, Tramore
Subdivision (PFP-Ol-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 vehiculaz crossing of the Ninemile
Drain must be constructed.
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
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 18
BUILDABLE LOTS AND 3 COMMON/OTHER LOTS ON 5.7 ACRES IN A L-O ZONE FOR
ROUNDTREE SUBDIVISION, BY RENNISON ENGINEERING - PP-03-045 -Page 2
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 minirnum 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 l0 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 Draln 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 irrigation/dralnage
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 final 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 year-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 o f assessments for the c ommon
azeas 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. The applicant shall execute
City of Meridian standard forms of easements, for any mains that aze 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 pazking areas. Storm water treatment and disposal must be designed in
accordance with Department of Environmental Quality 1997 publication Catalog
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 18
BUILDABLE LOTS AND 3 COMMON/OTHER LOTS ON 5.7 ACRES IN A L-O ZONE FOR
ROUNDTREE SUBDIVISION, BY RENNISON ENGINEERING - PP-03-045 -Page 3
of S torm W ater B est M anagement P ractices for Idaho C ities a nd C ounties and
City of Meridian standards and policies. Off-site disposal into a surface water is
prohibited unless the jurisdiction which has authority over the receiving stream
provides written authorization prior to development plan approval. The applicant
is responsible for filing all necessary applications with the Idaho Department of
Water Resources regarding Shallow Injection Wells.
STANDARD CONDITIONS (PRELIMINARY PLAT)
1. 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 s idewalks s hall b e c onstructed i n a ccordance w ith M CC 12-5-2.K. P rior t o
signature of the fmal 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 locations 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 collec4ed 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 area.
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 are 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.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 18
BUII.DABLE LOTS AND 3 COMMON/OTHER LOTS ON 5.7 ACRES IN A L-O ZONE FOR
ROUNDTREE SUBDIVISION, BY RENNISON ENGINEERING - PP-03-045 -Page 4
7. 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. Staffls 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.
B. 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 imgation 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 maybe
damaged during the construction of the proposed development. Contact
Construction Services at 387-6280 (with file number) for details.
RECOMMENDATION TO CITY'COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 18
BUII.DABLE LOTS AND 3 COMMON/OTHER LOTS ON 5.7 ACRES IN A L-O ZONE FOR
ROLJNDTREE SLTBDNISION, BY RENNISON ENGINEERING - PP-03-045 -Page 5
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 ACRD Ordinances unless
specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of
building permit (or other required permits), which incorporates any required
design changes.
7. Construction, use and property development shall be in conformance with all
applicable requirements of the Ada County Highway District prior to District
approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction
in accordance with Ordinance #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 ACRD 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 ACRD 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.
C. Adopt the Meridian Fire Department Recommendations as follows:
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 18
BUILDABLE LOTS AND 3 COMMON/OTHER LOTS ON 5.7 ACRES IN A L-O ZONE FOR
ROUNDTREE SUBDIVISION, BY RENNISON ENGINEERING - PP-03-045 -Page 6
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 %" 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 fuming 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 o ffice 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.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 18
BUII,DABLE LOTS AND 3 COMMON/OTHER LOTS ON 5.7 ACRES IN A L-O ZONE FOR
ROUNDTREE SUBDIVISION, BY RENNISON ENGINEERING - PP-03-045 -Page 7
D. 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.
E. 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 Irrigation 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.
F. 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.
RECOMMENDATION TO CTTY COUNCII. FOR PRELIMINARY PLAT APPROVAL OF 18
BUILDABLE LOTS AND 3 COMMON/OTHER LOTS ON 5.7 ACRES IN A LO ZONE FOR
ROUNDTREE SUBDIVISION, BY RENNISON ENGINEERING - PP-03-045 -Page 8
2. Approval of Roundtree Subdivision will have a significant impact on school enrollments
at Peregrine Elementary, Meridian Middle, and Meridian High School.
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 cunent
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.
G. Adopt the recommendations ofthe Sanitary Services Company (SSC) as follows:
1. Approaches to the trash enclosures shall allow SSC trucks to access the enclosure
without a vehicle pazked 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.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 18
BUII,DABLE LOTS AND 3 COMMON/OTHER LOTS ON 5.7 ACRES IN A L-O ZONE FOR
ROUNDTREE SUBDIVISION, BY RENNISON ENGINEERING - PP-03-045 -Page 9