HomeMy WebLinkAboutRoseleaf Subdivision PP 04-001March 1,2004
MERIDIAN PLANNING 8. ZONING MEETING
COMMENTS
APPLICANT Centennial Development, LLC ITEM NO. 8
REQUEST Public Hearing -Request for Preliminary Plat approval of 98 single-family residential
building lots and 7 common lots on 24.45 acres in a proposed R-8 zone for Roseleaf Subdivision -
3615South Locust Grove 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: I
Contacted:
Emailed:
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No Comments
See attached Comments
March 4, 2004
PP 04-001
See attached Comments
See ottached Comments
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Staff Initials:
Phone: ~ ~ D -~
Materials presented at public meetings shall become properly of the Cify of Meridian.
HUB OF TREASURE VALLEY
MAYOR A Good Place to Live
Tammy de Weerd CITY OF MERIDIAN
CITY COUNCIL MEMBERS
William L.M. Nary 33 EAST IDAHO
Keith Bird MERIDIAN, IDAHO 83642
Shaun Wardle (208) 888-4433 ~ FAX (208) 887-0813
Charles M. Rountree City Clerk Office Fax (208) 888-0216
Transmittal Date: February 27, 2004
STAFF REPORT: P&Z Hearing Date: Mazch 4, 2004
To: Mayor, City Council and Planning & Zoning Commission ~ ~ ~ ~ ~ ~ t~ ~ ~ 1 t ~ ;
From: Brad Hawkins-Clark, Principal Ciry Planner~~- R,iya? Q ~ ~~~33
Bruce Freckleton, Senior Engineering Tech
s~ (~ai h] ~, _sli.ti:,
Re: Roseleaf Subdivision - ~;' t'''1"-: i* C) ~'i"~ ;
• Annexation and Zoning of 24.45 Acres from RUT to R-8 (Medium Density
Residential), by Centennial Development, LLC (File No. AZ-04-002)
• Preliminary Plat for Ninety-Eight (98) Building Lots and Seven (7) Other Lots
on 24.45 Acres in a Proposed R-8 Zone, by Centennial Development, LLC
(Fide No. PP-04-001).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modi£ed or deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The applicant, Centennial Development, LLC, has applied for annexation and zoning and
preliminary plat approval of ninety-eight (98) building lots and seven (7) other lots on 24.45
acres of land on the west side of Locust Grove Road, approximately '/< mile south of Victory
Road. There are two (2) separate county pazcels and one (1) existing house within the boundaries
of the proposed plat. The north boundary of the property abuts the already approved Tuscany
Village Subdivision No. 2 (preliminary plat was approved by City Council in September 2003;
final plat approved January 2004): The northwest corner of the pazcel abuts a future Mixed Use-
Neighborhood Center. The land is designated as Medium Density Residential on the Future Land
Use Map and the applicant has requested all of the property be zoned R-8.
The proposed subdivision includes road access via one stub street in Tuscany Village
Subdivision from the north (Ascaino Ave.) and direct access to Locust Grove via Claymont St.
The Ada County Highway District approved the subdivision with conditions on February 25,
2004. ACHD is requiring two new landscape islands be added to the plat on Chatsworth and
Roseleaf as traffic calming devices for these long, straight streets.
The proposed building lots range in size from 6,500 square feet up to 10,171 square feet. The
existing residential lot on Locust Grove Road (Lot 5, Block 1) is 12,450 squaze feet. The gross
density of the proposed subdivision is 4.00 dwelling units per/acre. This complies with the
AZ-04-002, PP-04007
Raseleaf AZ,PP
Planning & Zoning Commission/Mayor & City Council
March 4, 2004 (P&Z Hearing Date)
Page 2
Comprehensive Plan future land use designation of Medium Density Residential (up to 8
du/acre). The plat contains approximately 12% open space, which exceeds the open space
requirement of Ordinance 12-13-16-2. It is proposed as a two phase development. No variances,
exceptions or reductions to dimensions or uses are proposed.
Staff is recommending approval of both applications with conditions. We have, however, raised
a couple of concerns with the existing residence on S. Locust Grove and with the connectivity to
the future neighborhood center. Also, during the joint agency/department review meeting, both
the Meridian Police Department and Sanitary Service Company (SSC) recommended conditions
regarding the configuration and access to the four (4) flag lots in the center of Block 3.
LOCATION
The property is located on the west side of Locust Grove Road, approximately `/4 mile south of
Victory Road. It is located in Township 3 N., Range 1 E., Section 30.
SURROUNDING PROPERTIES
NorW: Future Tuscany Village Subdivision No. 2, zoned R-8
West: AgriculturaUpasture land; 18-acre parcel, zoned RUT (Ada County)
East: Tuscany Lakes Subdivision (single family residential), zoned R-4.
South: Agricultural/pasture land with a single family residence; 19-acre parcel, zoned RUT.
OWNERS OF RECORD
The property owners of record are Tina Iest Family LTD Partnership (23.95 acres) and Richard
Bell. (1 acre). Both parties have provided notarized consent to Heartland Development, LLC
(Kevin Amar) for submission of the applications.
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall fmd adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
A. Will the new zoning be harmonious with and in accordance with the Comprehensive
Plan and, if not, has there been an application for a Comprehensive Plan
amendment;
Staff finds that the proposed zoning designation, R-8, is .harmonious with and in
accordance with the 2002 Comprehensive Plan and Future Land Use Map, which
designates the land to be Medium Density Residential. There is a minimum target density
of three (3) du/acre in the Comprehensive Plan and Roseleafs gross density is 4.00
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Planning & Zoning Commission/Mayor & City Council
March 4, 2004 (P&Z Hearing Date)
Page 3
du/acre. The Future Land Use Map shows a future conununity park in this square mile.
However, the Parks Department is not seeking to acquire any land from the applicant. In
addition, the application cover letter lists several policies, all of which support the
annexation and proposed residential use.
There are two Comprehensive Plan policies which may not be fully complied with if the
plat that accompanies the annexation request is approved as submitted (see Finding `B"
under Preliminary Plat for further analysis.):
^ "Require street connections between subdivisions at regular intervals to enhance
connectivity and better traffic flow." (Ch. VI, Goal II, Obj. A, #6)
• "(Within neighborhood centers), most blocks are 300' maximum." (Ch. VII, pg.
97)
As noted in the introduction, the northwest corner of this parcel (approximately
200-250 feet) abuts a future neighborhood center area. The second policy quoted
above is a design goal for all neighborhood centers. In order to encourage higher
densities t o t he n orthwest a nd t o facilitate b etter m ovement o f p edestrians a nd
traffic from Raseleaf Subdivision to the Caven parcel (future center), sta is
recommending an additional stub street be arovided somewhere in this northwest
corner of the project to the Caven IOM Trust parcel. Such a stub street would
also provide for better connectivity with Tuscany Village, which is building a stub
street to the Caven IOM Trust parcel approximately 630 feet north of Roseleaf's
north boundary. (See Preliminary Plat Site Specific condition #I.)
B. Is the area included in the zoning amendment intended to be rezoned in the future;
Staff does not anticipate that the applicant intends to rezone the subject property in the
future. There are several large, undeveloped county parcels west and south of this land
and additional rezone requests are anticipated on these parcels in the future.
C. Is the area included in the zoning amendment intended to be developed in the
fashion that would be allowed under the new zoning -for example, a residential area
turning into a commercial area by means of conditional use permits;
Staff fmds that the proposed single family residential subdivision would be allowed
within the requested zoning district of R-8. The accompanying plat demonstrates the land
would be developed in lot sizes, housing types and other dimensional requirements that
conform to the new zoning.
D. Has there been a change in the area or adjacent areas which may dictate that the
area should be rezoned. For example, have the streets been widened, new railroad
access b een d eveloped o r p Tanned o r a djacent a rea b eing d eveloped i n a f ashion
similar to the proposed rezone area;
AZ-04-003, PP-04001 Foeeleaf.AZ.PP
Planning & Zoning Commission/Mayor & City Council
March 4, 2004 (P&Z Hearing Date)
Page 4
Staff finds that the land directly north and east of the subject property is annexed and
approved for development similar to the proposed subdivision (Tuscany Village and
Tuscany Lakes subdivisions). Sageland Subdivision, also zoned R-8, is a new, recently
approved subdivision at the northeast corner of Locust Grove and Victory Roads
(approximately''/4 mile to the north). The majority of the subject section (T3N, R1E, 30)
is designated for residential development similar to the proposed project. This is the
second annexation application the city has received within Section 30.
S. Locust Grove Road is not a classified roadway and is not programmed within ACHD's
Five Year Work Program or Capital Improvement Program.
E. Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character
of the general vicinity and that such use will not change the essential character of
the same area;
Staff finds that the proposed single family residential use will impact the existing
chazacter of the subject property and adjacent farmland (to west). The intended chazacter
of the vicinity is a mix of low and medium density residential to the south and east and
more urban, higher density/impact development to the northwest (neighborhood center).
The proposed use conforms with the Future Land Use Map. The design and density
conforms to most of the Comprehensive Plan policies (except possibly two, as noted in
"A" above).
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony (oral and written) to
determine whether or not the proposed uses will be disturbing or hazardous to the
existing or future neighboring uses.
Staff does not anticipate that the proposed residential uses will be hazardous as long as
construction traffic and house construction is conducted in a manner consistent with City
Code.
G. Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fire protection, d rainage structures, refuse disposal,
water, sewer or that the person responsible for the establishment of proposed zoning
amendment shall be able to provide adequately any of such services;
Staff finds that the property to be annexed will or can be served adequately by most
essential public facilities and services if all conditions of approval are met by the
applicant. However, the Meridian Police Deparhnent (MPD) and SSC have expressed
serviceability concerns with the four (4) lots that share a common driveway in Block 3
(Lots 12-15). The common driveway is approximately 170 feet. long. MPD is concerned
about their ability to respond to a crime or other 911 c alls. They prefer to have more
Ilweleef.AZPP
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Planning & Zoning Commission/Mayor & City Council
March 4, 2004 (P&Z Hearing Date)
Page 5
direct visibility into a residential property from a public street. SSC is concerned about
limited taming movements at the north end of the 170-foot common driveway, especially
if there are vehicles parked along the drive. Tn addition, because of liability issues, SSC
will not enter privately owned common drivewavs in residential subdivisions to roick-up-un
trash. MCC 4-1-11.B.4 requires all trash cans "be placed as close to the curb as possible,
or in alleys if the property has alley access. The solid waste containers shall be clear of
pedestrian and vehiculaz traffic at all times. Solid waste containers shall be clearly visible
and accessible to the waste collection personnel and free from obstructions including, but
not limited to, trees, shrubbery, fences, vehicles, and walls." The impact of this ordinance
on Lots 12-15, Block 3 is that property owners will have to haul their trash cans 170+
feet from the residence to back of curb.
So, in order to comply with Finding "G" staff is recommending a new pedestrian
connection from the common lot (Lot 1. Block 31 into this quad.of homes. When MCC
12-4-14, Common Drive Design Standards, was adopted by the City in June 2002, staff
does not believe the intent was to allow lots adjoining the common drive that would not
access the drive. The Planning & Zoning Commission and Council need to provide some
guidance as to whether MCC 12-4-14 should be interpreted as really havin sg ix (6) lots
on the common drive rather than four (4). The alternative is to configure the lots such
that only Four (4) lots have frontage and access on the common driveway.
hi addition, SSC is requesting a condition that all trash cans for Lots 12-15, Block 3 be
placed no more than five (51 feet behind the sidewalk off of Chatsworth Street. (See Pre
Plat Site Specific conditions #2 and SSC condition #1.)
The applicant shall be required to extend water mains to and through the proposed
development, thereby making them available to the adjacent properties. The applicant
and/or future property owners will be required to pay park and highway impact fees as
well as construct on-site storm water drainage facilities.
Please review ACRD, Police and the Fire Department's comments concerning this
subdivision for further information regazding public services and facilities.
H. Will not create excessive additional requirements at public cost for public facilities
and services and will not be detrimental to the economic welfare of the community;
Staff finds that there will not be excessive additional requirements at public cost for
public services and facilities, if the applicant complies with the conditions of approval for
the accompanying conditional use permit and preliminary plat applications.
I. Will the proposed uses not involve uses, activities, processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
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Planning & Zoning Commission/Mayor & City Council
Mazch 4, 2004 (P&Z Hearing Date)
Page 6
Staff recognizes that traffic and noise will increase upon build-out of the proposed
subdivision. ACRD projects the development will generate 970 additional vehicle trips
per day. However, staff does not feel that the amount generated will be detrimental to the
public welfaze if all City and ACRD conditions of approval are met.
Staff finds that the proposed subdivision will not involve uses that would create other
nuisances that would be detrimental to the general welfaze of the surrounding area.
J. Will the area have vehicular approaches to the property which shall be so designed
as not to create an interference with traffic on surrounding public streets;
The proposed new entry road, Claymont Street, is located to meet ACHD's offset policy
from the Tuscany Lakes Subdivision entry road (approximately 300 feet north). Staff
supports this location. However, the existing residence fronting Locust Grove Road (Bell
property) currently has two driveway entrances -one on the north side of the house and
one on the south side. ACHD required the southern driveway be closed. As traffic
volumes increase on Locust Grove Road, staff believes even the northern driveway may
cause interference and become a potential hazazd.
The long-term and cumulative result of these older residences taking direct access to
arterial streets is usually an increased number of hazard points for both vehicles and
pedestrians. This is especially true when the house has a minimum front setback such as
this one (22 feet to future right-of--way) and the off-street parking distance is limited. The
driveway/sidewalk intersections can also be more dangerous than street/sidewalk
intersections where the crossing is clearly mazked and ADA-compliant with ramps, etc.
In addition, SSC has stated that trash pick-up at locations such as this tends to be more
hazardous and difficult for their drivers, since they must back-up onto an arterial/section
line road. Large solid waste vehicles have blind spots when backing up is required. 98%
of solid waste vehicle accidents occur when backing-up.
Based on the above, staff does not believe this fmdins can be made. We are
recommending Lot 5, Block 1 take its street access internal to the development (off of
Roseleaf Street) and that both driveways be closed. (See Pre Plat Site Specific condition
#3.)
The Commission and Council should review ACHD comments concerning vehicular
approaches and traffic generation. ACHD has approved the preliminary plat application.
I{. Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
Staff fmds that no natural or scenic features of major importance will be lost or damaged
by approving the annexation and rezone. Any existing trees lazger than 4" caliper that are
removed shall be mitigated for, per the Landscape Ordinance.
AZ-°4002, PP-04-001 AuseleafAZ,PP
Planning & Zoning Commission/Mayor & City Council
March 4, 2004 (P&Z Hearing Date)
Page 7
L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592,11-17-1992)?
Staff finds that all essential services are available or will be provided by the developer to
the subject property and will not require unreasonable expenditure of public funds. The
applicant is proposing to develop the land in substantial compliance with the City's
comprehensive plan (medium density residential). The land east and north of the subject
property has already been annexed and this is a logical expansion of existing zoning and
land uses. Staff does believe it is in the best long-term interest of the City and its
traveling public for the existing residence to take its primary access internal to the
subdivision.
ANEXATION AND ZONING CONDTIONS OF APPROVAL
1. The legal description submitted with the application (dated 1-23-04, stamped by D. Terry
Peugh) shows the property as contiguous to the existing corporate boundary of the City of
Meridian and is approved.
2. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
3. .All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the parcel shall be tiled per City Ordinance 12-4-13.
Plans will need to be approved by the appropriate imgation/drainage district, or lateral users
association (ditch owners), with written approval or non-approval submitted to the Public
Works Department. If lateral users association approval can't be obtained, plans will be
reviewed and approved by the Meridian City Engineer prior to final plat signature.
4. Any future subdivision, uses and construction on this property shall comply with the City of
Meridian ordinances in effect at the time.
PRELIMINARY PLAT FINDINGS AND REQUIREMENTS
Sections 12-3-3 J.2 and 12-3-5 D 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;
Staff finds that the proposed application is in substantial compliance with the adopted
Future Land Use Map of the Comprehensive Plan (Chapter VIn. The proposed density,
4,00 du/acre (gross), is in compliance with the land use classification, medium density
residential, noted on the map. As noted under Annexation Finding "A," staff believes an
additional stub street should be provided somewhere in the northwest comer of the
AZ-00.002, PP-04001 AoeclrafAZ.PP
Planning & Zoning Conunission/Mayor & City Council
March 4, 2004 (P&Z Hearing Date)
Page 8
project to improve access to the future neighborhood center as well as improve
connectivity to Tuscany Village Subdivision. (See Site Specific condition #1.)
b. The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
(See the findings under "Annexation and Zoning" for more detail.)
c. The continuity of the proposed development with the capital improvement
program;
Staff finds that the subdivision will not require the expenditure of capital improvement
funds.
d. The public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e. police, fire, ACHD, etc) to deternrine this finding.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff f finds t hat t here a re n o o ther h ealth, s afety o r e nvironmental p roblems a ssociated
with the proposed development.
PRELIMINARY PLAT SPECIAL CONSIDERATIONS
1. Design of Flag Lots in Block 3: As explained under Annexation Finding "G," the Meridian
Police Department and SSC have expressed concern about the "hidden" nature of Lots 12-15
in the center of Block 3. The issue of concern is one of public safety and solid waste
serviceability. To improve accessibility into this area, staff is recommending a new
micropath be constructed to the north off of the common lot, and SSC is recommending a
trash receptacle area be located at Chatsworth Street. (See Site Specific C ondirion #2 and
SSC condition #1.)
MCC 12-4-14 allows no more than four (4) dwelling units to access a common driveway.
Lots 19 and 20, Block 3 have frontage on both Chatsworth and the common driveway. To
comply with MCC 12-4-14, these lots will be prohibited from taking any access off the
common driveway. (see Site Specific Condition #6.)
Staff is also concerned about the fencing design between these common lots. Specifically, we
are recommending the east-west fence between Lots 12 and 15 and between Lots 13 and 14
could accentuate the "hidden" nature of these lots. We are recommending any fixture fencing
in these locations be limited to open vision or four feet in height for solid fences. (See Site
Specific Condition #8.)
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Planning & Zoning Commission/Mayor & City Council
March 4, 2004 (P&Z Hearing Date)
Page 9
2. Side Yard Setbacks on Claymont Street: MCC 11-9-1 requires a minimum street side setback
of 20 feet within the R-8 zone. As proposed, Lot 3, Block 1 and Lot 3, Block 2 have only a
15 foot street side setback off Claymont Street. Even though these two (2) lots meet the 5-
foot side yard setback within each lot, they do not meet the intent of the code regarding street
side setback dimensions. The common landscape lot on the north and south sides of
Claymont is currently 10 feet wide. Staff is recommending these two common landscape lots
be widened to 15 feet beyond Claymont Street to meet the intent of MCC 11-9-1. (See Site
Specific Condition #7.)
3. Existine Residence Access: See discussion under Annexation and Zoning Finding "J" and
Site Specific Condition #3.
SITE SPECIFIC CONDITIONS OF APPROVAL (PRELIMINARY PLAT
1. Conshuct an additional stub street in the vicinity of Lots 11-13, Block 4 to the north
property line.
2. Provide a new, 15-foot wide micropath lot with a minimum 5-foot wide sidewallc from
the common lot (Lot 1, Block 3) to the south. Said sidewalk shall be located in general
alignment with the common driveway for Lots 12-15, Block 3 and shall connect with the
proposed 5-foot pathway in Lot 1, Block 3. Fencing adjacent to said micropath shall
comply with MCC 12-13-15-9.
3. Amend the preliminary plat to show Lot 5, Block 1 taking its public street access internal
to the development (i.e. Roseleaf Street). In accordance with ACRD policy, both
existing driveways for Lot 5, Block 1 on Locust Grove Road shall be closed. The
sidewallc and perimeter fence shall be extended along the full Locust Grove Road
frontage of Lot 5, Block 1 to the north property line of the subdivision.
4. Per Ordinance 12-13-15-9, six-foot "open vision" or four-foot solid fencing is required
around the perimeter of Lot 1, Block 3 and Lot 1, Block 5. Submit a revised fencing plan
with the fmal plat. The developer shall conshuct the fence prior to release of any
Certificate of Occupancy within the respective phases.
5. The three (3) common driveways in Blocks 2, 3 and 4 shall be designed in accordance
with MCC 12-4-14, Common Drive Design Standards. Any portion of the flag lots for
Lots 12 - 15, Block 3 that is beyond the 24-foot wide driveway surface shall be
landscaped.
6. Lots 19 and 20, Block 3 shall be prohibited from any vehicular access to the common
driveway serving Lots 12 -15, Block 3.
7. Lot 2, B lock 1 and Lot 2, Block 2 adjacent to C laymont Street shall be widened to a
minimum width of 15 feet.
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Planning & Zoning Commission/Mayor & City Council
March 4, 2004 (P&Z Hearing Date)
Page 10
8. Lot 11, Block 5 doesn't appeaz to meet the minimum 65-foot requirement on the Roseleaf
Street frontage. Adjust the frontage or place a house orientation restriction on this lot to
face Brigham Avenue.
9. The fencing on the common east-west lot lines between Lots 12 and 15 and between Lots
13 and 14 shall also be restricted to six-foot "open vision" or four-foot solid.
10. All azeas being counted toward the 5% open space requirement shall be free of `Suet
ponds" or other such nuisances. All stormwater detention facilities incorporated into the
required open space are subject to Ordinance 12-13-14 and shall be fully vegetated with
grass and trees, as depicted on the submitted landscape plans.
11. Please submit all up-to-date groundwater monitoring data to the Public Works
Department for review. The initial study indicates that shallow groundwater may be a
factor. All drainage azeas (detention/retention basins) must be designed to ensure that
water will percolate or discharge within a period of time not to exceed 24 hours for all
storms up to and including a 100-year stone event. Side slopes within drainage azeas
shall not exceed 3:1. The project engineer should pay close attention to the results of
field studies determining the groundwater, soil type & and characteristics during the
design and construction phases. 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.
12. Sanitary sewer service to this site shall be via main line extensions from an existing main
installed adjacent to the property. The applicant will be responsible to construct sewer
mains to and through this proposed development, (to the ends of the stub streets
Spicewood and Claire). Subdivision designer to coordinate main sizing and routing with
the Public Works Department. Applicant shall execute City of Meridian standard forms
of easements, for any mains that are required to provide service.
13. Domestic water service to this site shall be via main line extensions from mains installed
adjacent to the property. The applicant will be responsible to construct water mains to
and through this proposed development, (to the ends of the stub streets Spicewood and
Claire). Subdivision designer to coordinate main sizing and routing with the Public
Works Department. Applicant shall execute City of Meridian standazd forms of
easements, for any mains that are required to provide service.
14. The applicant has not indicated who will own and operate the pressurized irrigation
system within this development. Underground yeaz-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. If the
pressurized irrigation system within this development is to remain a private homeowners'
association system, complete plans and specifications shall be reviewed by the Public
Works Department as part of the development plan review process. A draft copy of the
pressurized irrigation system O&M manual shall be submitted prior to plan approval.
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Planning & Zoning Commission/Mayor & City Council
March 4, 2004 (P&Z Hearing Date)
Page 11
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.
15. Applicant shall submit 10 copies of revised plat and landscape plans prior to the next
public hearing on this application. The revised landscape plan shall include that portion
of the flag lots in Block 3 which is beyond the driveway surface width.
STANDARD CONDITIONS OF APPROVAL (PRELIMINARY PLAT)
1. All grading of the site shall be performed in conformance with MCC 11-12-3H.
2. Sidewalks shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to MCC 12-13-10-8.
Please submit with the final plat application a copy of the Ada County Street Name
Committee's approval letter for the subdivision name, and the lot and block numbering.
Make any corrections necessary to conform.
4. 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., prior to signature on the
final plat.
5. A detailed landscape and fencing plan, in compliance with the landscape and subdivision
ordinance, shall be submitted for the subdivision with the final plat application.
6. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
Two-hundred-fifty and one-hundred-watt, high-pressure sodium streetlights will be
required at locations designated by the Public Works Department. All streetlights shall be
installed at subdivider's expense. 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.
8. Any tree over 4" in caliper that is removed from the property shall be replaced by
installing a dditional t rees, b eing t he a quivalent n umber o f c aliper i nches o f t rees t hat
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be mitigated.
9. 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.
AZ-04-002, PP-04001 RaecleaEAZ.PP
Planning & Zoning Commission/Mayor & City Council
March 4, 2004 (P&Z Hearing Date)
Page 12
10. 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.
11. Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
MERIDIAN FIRE DEPARTMENT CONDITIONS
1. One and two family dwellings will require afire-flow of 1,000 gallons per minute available
for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average
of 400' apart. International Fire Code Appendix D
2. Acceptance of the water supply for fire protection will be by the Meridian Water
Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 %z" 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 mazkers 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.
£ Fire hydrants shall not have any vertical obstructions to outlets within 10'.
4. 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.
5. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside.
6. Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
7. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
8. A minimum of two points of access will be required for any portion of the project, which
serves more than 50 homes. This shall be measured off of the center line of the street.
9. Building setbacks shall be per the Building Code for one and two story construction.
10. The roadways shall be built to Ada County Highway Standazds 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 pazking only on
one side.
AZ-04002, PP-00.00] RuseleafAZ.PP
Planning & Zoning Commission/Mayor & City Council
March 4, 2004 (P&Z Hearing Date)
Page 13
11. Fire lanes and streets shall have a vertical cleazance of 13'6". This includes mature
landscaping.
12. The proposed 98-lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 284 residents at build out. The Meridian Fire Department has
experienced 2069 responses in the year 2000 and 2251 calls for service in 2001. According
to a report completed by Fire & Emergency Services Consulting Group in February of 2000
our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year
2010.
13. The proposed project lies outside the five-minute response zone goal. Achievement of
this goal is subject to budgetazy constraints and is intended to enhance the probability of
a favorable outcome on a request for Basic Life Support. The budget constraints are
typically defined as capital outlay for facilities that aze located within 1.5 miles from a
given location and sufficient operational funds to staff the facilities.
14. The fire department r equests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and
efficient response by fire and emergency medical service vehicles. This cost of this
installation is to be borne by the developer
MERIDIAN POLICE DEPARTMENT CONDITIONS
Lots 12 through 15 of Block 3 create residences that will be isolated from their
surrounding neighbors. Such areas have an increased crime potential. Prior to the next
public hearing, the applicant shall work with the Police Chief and/or Planning Staff to
revise the plat/site plan such that the houses/dwelling units in the general area are
oriented toward one another and encourage interaction between more neighbors.
SANITARY SERVICE COMPANY CONDITIONS
1. In accordance with MCC 4-1-11.B.4, the trash receptacles for Lots 12-15, Block 3 shall
be located no more than five (5) feet behind the Chatsworth Street sidewalk. SSC will not
provide trash pick-up services utilizing the common driveway. The trash receptacle(s)
shall not cause a nuisance and shall be enclosed.
RECOMMENDATION
Staff recommends approval of the proposed annexation, rezone and preliminary plat with the
conditions noted above. However, as noted, we believe the Annexation and Zoning Finding "A,"
"G" and "J" and Finding "e" under Preliminary Plat regarding the existing residence driveway
access and stub street to the northwest must be resolved before all required findings can be met.
AZA0.002, PP-04A01 Roseleef.AZPP
CENTRAL CENTRAL DISTRICT HEALTH DE
•. D~sTRICT ~~ ~ Return to:
C HEALTH Environmental Health Division ^ Boise
DEPARTMENT FEB 1 1 2004 ^ Eagle
Rezone # Cfty of Meridian ^ Garden City
Conditional Use # Meridian
Preliminary /Final /Short Plat
^ Kuna
^ ACZ
^ Star
^ 1. We have No Objections to this Proposal.
^ 2. We recommend Denial of this Proposal.
^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
^ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
^ high seasonal ground water ^ waste flow characteristics
^ or bedrock from original grade ^ other
^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
~8. After written,,approval from appropriate entities are submitted, we can approve this proposal for:
ntral sewage ^ community sewage system ^ community water well
^ interim sewage ,~.sentral water
^ individual sewage ^ individual water
/ The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of nvironmental Quality:
ntral sewage ^ community sewage system ^ community water
^ sewage dry lines central water
/`~"". Run-off is not to create a mosquito breeding problem.
^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
^ 13. We will require plans be submitted for a plan review for any:
^ food establishment ^ swimming pools or spas ^ child care center
^ beverage establishment ^ grocery store
~4. Please see attached stormwater management recommendatations Date: ~-l ~ l~
^ 15. Reviewed By: ~ ~~~' ~~
Review Sheet
coHO vao iko
CENTRAL
!• DISTRICT
°~T~IEALTH
DEPARTMf NT MAIN OFFICE • 707 N. ARMSTRONGPL • BOISE, ID 83704-0825 • (208) 375-5211 • FA%327-8500
To prevent and beat disease and desabiliry; to promote healthy lifesryles; and ro protect mxd pranote the Aeatrh and quality of our enviranm~nt
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water be pre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality: The'
engineers' and architects involved with the design of this project should obtain
current best management practices for storm water disposal and design a
storm water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Impartment, May 2000.
ts„e.lx,ro3o~
Ada /Boise County Office
707 N. Armstrong PI.
Boise, 10 83704
Endro. Health: 327-7499
Family Planning: 327-7400
Immunizations: 327-7450
Senior Nutrition: 327-7460
N1C: 327-74A8
rA:.: 527-E SOG
Sert~ing Ynlley, Elxnnre, Boige, and Ada Counties
EimGrc lOUtli; UiiICE
52G E. 8th ,t. Nor[h
Mountain Home, ID E364i
Enviro. Health: 5A7-922`.
Familv Heaf[h: 567-4407
459C: 587-440?
FAX: 587--352!
`l all F= lOL'nl\' VIIICE
70-s N. Lt St
P.G. Sax 144E
Mdal!, IC &363E
Ph. 654-7154
FAX: 634-2175
MAYOR
Tammy de Weerd
C[TY COUNCIL MEMBERS
Shaun Wardle
William L. M. Naty
Charles M. Rountree
Keith Bird
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: February 26, 2004
Transmittal Date: February 3, 2004 Hearing Date:
File No.: PP 04-001
Request:
,~
T ~ ~p
~../V[ BY1~IG~Y1 ~ -~"
ti IDAHO
LEGAL DEPARTMENT
(208) 466-9272 • FAX 466-4405
PARKS & RECREATION
(208) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 896-5500 • Fax 867-1297
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
PLANNING & ZONING
(208) 884-5533 • Fax 888-6854
Preliminary Plat approval of 98 single-family residential building lots and 7
common lots in a propos
By: Centennial Development,
Location of Property or Project: 3675
R-8 zone for
2004
David Zaremba, P/Z (No VAR, VAC, FP)
David Moe, P/Z (No VAR, VAC, FP)
Leslie Mathes, P/Z (Plo VAR, VAC, FP)
Michael Rohm, P/Z (No vqq vAC, FP)
Keith Borup, P/Z (No VAR, VAC, FP)
Tammy de Weerd, Mayor
Bill Nary, C/C
Charlie Rountree, C/C
Kei ird, C/C
aun Wardle, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney Your
~t ~ r
t, ~'. Parks Department
FEB - ~ 204
CITY OI+` MERIDIAN
v'~ASTEWATER DEPT.
RECEDE
FE8 0 6 2004
City Of'I~'Ieridian.
City Clerk 01'r,ce
Meridian School Distrct (No FP)
Meridian Post Office (FP/PP Only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP onry)
Road
U.S. West (FP/PP only)
Intermountain Gas (FP/PP only)
Bureau of Reclamation (FP/PP Only)
Idaho Transportation Department (No FP)
Ada County (Annexa6'on ortry)
Ada County Land Records (FP/PP onry)
Meridian Development Golporation
Historical Preservation Commission
33 EAST IDAHO AVEN[JE • MERIDIAN, IDAHO 83642 • (208) 888-4433
City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813
Prep°nng O
Tod°y's
ShMan[s fw N
Q~°Ilanges. ~
T°~~w= Joint Schoo! District No. 2
S`o
-~go~/ 911 Meridian Road • Meridian, Idaho 83642 • (2D8) 855-4500 • Fax (208) 888-6700
SUPERINTENDENT
Christine H. Donnell
February 4, 2004
City of Meridian
33 East Idaho
Meridian, Idaho 83642
Dear Planners:
~E~E~ED
FEg ' 9.200y
City Cle*1k p~iae
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of Roseleaf Subdivision will have a significant impact on school enrollments at
Mary McPherson Elementary Lake Hazel Middle and Mountain View Hiah School
We can predict that these homes, when completed, will house twenty-eight (28)
elementary aged children, twenty-five (25) middle school aged children, and twenty-one -
(21)senior high aged students. Additional students will further compound the current
overcrowded situation. Residents cannot be assured of attending the neighborhood
school, as it maybe necessary to bus students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 888-6701.
Sincerely,
k%~~~~-~
Wendel Bigham
Supervisor of Facilities and Construction
~~C~~~
FEB 192004
Gity of Meridian
City Clerk Office
'12as~r~ict 8c 1fZ'~zsdc~ ~~ ' . ' ~ ~i~tt~~ict
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAx # 208-463-0092
10 February, 2004
William G. Berg Jr.
City Clerk
City of Meridian
33 East Idaho Ave.
Meridian, ID 83642
RE: Preliminary Plat/Annexation & Zoning for Roseleaf 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 of the District is going to own, operate and maintain the
pressure irrigation system. Please contact Donna Moore at 466-7861 for further
information.
All laterals and waste ways must be protected. 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.
The District has no comment on the Annexation and Zoning application for the
subdivision.
Thank you,
~~~~~-
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C: Water Superintendent
Ride 4
File -Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
~ECE~1
~Ea ~ s zoalf
City of Meridian
City Clerk Office ~~T]'
~2°a:~a ~ i~ ~~~-,~ ir~t~ict
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651.4395
FAX # 208-463-0092
David Bailey
Bailey Engineering, Inc.
1117 E. Plaza Drive, Suite F
Eagle, ID 83616
RE: Land Use Change Application - Roseleaf Subdivision
Dear Mr. Bailey:
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 you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
~~-i(-~- /( ~~
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, City Clerk, Meridian City
Tina lest Family LTD Partnership and Richard Bell, 2313 Terrace Dr., Caldwell, ID
83605 and 3615 S. Locust Grove, Meridian, ID 83642
Centennial Development, LLC, 114 E. Idaho Street, Suite 230, Meridian, ID 83642
Shawn L. Nickel, Land Consultants, Inc., 52 N. 2nd Street, Eagle, ID 83616
enc.
APPROXIMATE IRRIGABfE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
17 February 2004