HomeMy WebLinkAboutSheridan Place Subdivision CUP~,ECEIVED
APR 2 9 2004
City Of Meridian
City Clerk Office
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Case No(s).:
Applicant:
Sheridan Place Subdivision
AZ-03-029, PP-03-035, UP-03-0
CMD Inc./Doug Campbell
P&Z Commission Hearing Date: April 1, 2004
Recommendation: Approve with conditions (All Ayes)
Summary of Public Hearing:
• The applicant's representative, Becky McKay, testified in favor of the application.
• Jack Wenske and Rex Beaumont testified with concerns about the zoning, lot sizes,
and house sizes.
• Bud Brinegar testified with concerns about fencing and ditch piping/access.
• Lynn Cundick testified on behalf of the Vienna Woods HOA with concerns that the
CC&R's be compatible with theirs.
• Key issues of discussion and questioning by the Commission included:
1. Timing of improvements on the Idaho Power site.
2. Width of the streets in relation to the islands and on-street parking.
Key Commission Changes to Staff Recommendation:
• AZ:
• PP:
o Delete discussion items 2 and 3.
o Modify #4 to include Idaho Power in the D.A.
o #5-require the legal description with the final plat application.
o Add alternative compliance for the `no parking' issue
o Add that the applicant shall work with the property owner to the west
regarding fencing and ditch issues.
• CUP:
o Reiterated the alternative compliance for the `no parking' issue if the roads are
widened to accommodate emergency vehicles..
Outstanding Issues for City Council:
• The revised plat transmitted by the Clerk's office on April 27, 2004 accommodates
Mr. Buckley's access easement, as discussed in the staff report. However, the
applicant is can-ently negotiating with Mr. Buckley regarding vacation of the
easement. The applicant will address this issue at the hearing with Council.
• The revised plat and landscape plan appear to meet the requirements of the P&Z
Commission recommendation. The only minor modification needed on the landscape
plan is that the portion of Lot 9 Block 4 that became part of Lot 8 Block 4 has not
been changed. The extra grass that had been part of the common lot (Lot 9) should be
deleted.
• Annexation Conditions:
o For clarification, Annexation conditions #1 and #3 should be made part of the
Development Ageement discussed in condition #2.
o In condition #2, the final phrase, "and reference a design to be submitted for
review and approval prior to Council action on the annexation" can be
deleted. Staff feels that since construction of the sidewalks/pathway will wait
until the Idaho Power facility is upgraded, it makes the most sense to design
the sidewalks/pathway at the same time as the facility upgrade.
• CUP Conditions:
o For clarification, Police Department condition #3 on pages 3 and 4 of the
recommendation gives the option of either providing a parking plan and
signing the street "no parking," or widening the street area to accommodate
emergency vehicles when cars are parked at the curb. The applicant has opted
for the latter option and widened the driving surface. So, the parking plan and
"no parking" signs will not be required.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. CUP-03-060
REQUEST FOR A CONDITIONAL )
USE PERMIT FOR 50 BUILDING ) RECOMMENDATION TO CITY
LOTS AND 15 OTHER LOTS IN A ) COUNCIL
SINGLE FAMILY RESIDENTIAL )
PLANNED DEVELOPMENT ON )
15.34 ACRES IN A PROPOSED R-8 )
ZONE FOR SHERIDAN PLACE
SUBDIVISION
Doug Campbell,
Applicant
1. The property is approximately 15 .34 acres in size and is generally located on the
north side of McMillan Road, approximately Y mile east of Locust Grove Road,
Meridian.
2. James & Diane Fuhnnan are the current property owners and they have submitted
notarized consent for the subject application.
3. Applicant is Doug Campbell.
4. The subject property is currently zoned RUT (Ada County) and consists of
agricultural land and a rural residence. There is, however, an application for
annexation and zoning to the R-8 zone before the City Council. The zoning of R-
8 is defined within the City of Meridian Zoning and Development Ordinance
Section 11-7-2.
5. The subject property is within the Area of Impact of the City of Meridian and
contiguous with existing city limits.
6. The entire parcel is included within the Meridian Urban Service Planning Area as
defined in the Meridian Comprehensive Plan.
The Applicant proposes to develop the subject property in the following manner:
50 building lots & 15 other lots on 15.34 acres.
8. There are significant existing trees that affect the consideration of this application.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
SHERIDAN PLACE SUBDIVISION BY DOUG CAMPBELL -CUP-03-060 -Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the conditional use permit as requested
by the applicant for the property described in the application, subject to the following:
A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
modified by the P&Z Commission, as follows:
SITE SPECIFIC CONDITIONS
1. Applicant shall meet all of the requirements of the annexation and preliminary
plat as a condition of the Conditional Use Permit.
2. The project shall conform to the modified dimensional standards, as follows:
• Minimum lot frontage: 60 feet.
• Minimum house size on Lots 10-12 & 14-19, Block 4 and Lots 2-8,
Block 5 shall be 1,200; all other lots shall be 1,500 s.f. minimum.
• The applicant is granted permission to exceed the 1,000-foot maximum
block length as depicted on the approved plat; the longest block proposed
is approximately 1,150 feet.
• Setbacks for the entry of a garage will be measured from the back of
sidewalk.
3. The following amenities are required for the project: Playground equipment and
Gazebo with Barbeque. Amenities shall be installed as depicted on the landscape
plan and as described during the public hearing.
FIRE DEPARTMENT CONDITIONS
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. 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.
TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
SHERIDAN PLACE SUBDIVISION BY DOUG CAMPBELL -CUP-03-D60 -Page 2
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 tum around.
4. All entrance and internal roads shall have a fuming radius of 28' inside and 48'
outside.
5. Provide a 20' wide Fire Lane for all roadways.
6. A minimum of two points of access will be required for any portion of the prof ect,
which serves more than 50 homes. This shall be measured off of the center line of
the street.
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.
PARKS DEPARTMENT CONDIT7ONS
Pathway and Trail Standazds: Pathway and Trail standards: The proposed
pathway and/or trail shall meet the standards as set forth in the August 2003
Comprehensive Pazks and Recreation System Plan, pgs. 3-2 and 3-3, sections B &
C.
2. Standazd for Mitigation of trees: The standard established in the City of Meridian
Landscape Ordinance will be followed.
3. Standard Plan for Protection of Existing Trees during Construction: The standard
established in the City of Meridian Landscape Ordinance will be followed.
POLICE DEPARTMENT CONDITIONS
1. The pedestrian access to the proposed tot lot/bazbeque azea is not well-defined.
The applicant shall submit a revised landscape plan that uses walkway paving
materials and landscaping to alert motorists to the pedestrian traffic. Place a
stamped concrete or similaz crosswalk east of the intersection of N. Schubert Way
and E. Roaring Creek, crossing E. Roaring Creek Drive.
2. Maintain clear vision into the pedestrian path from the adjacent streets.
3. Since there is only 20 feet between the medians in N. Schubert Way and the
adjacent curb, no pazking will be allowed along Schubert from the entrance on
McMillan Road to E. Roaring Creek. Prior to issuance of building permits, the
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
SHERIDAN PLACE SUBDIVISION BY DOUG CAMPBELL -CUP-03-060 -Page 3
applicant shall provide a parking plan for the adjacent lots showing how
additional guest parking will be accommodated for each lot. Sign the street as
`No Pazking' with 4 signs on each side of the street. As an option, alternate
compliance may be made by narrowing the islands and providing bulb outs, so
that the roadway width around the islands is wide enough for emergency traffic
B. Adopt the Recommendations of ACHD as follows:
Dedicate 48-feet ofright-of--way from the centerline (or 38-feet ofright-of--way
from the centerline) of McMillan Road abutting the pazcel by means of a warranty
deed. The right-of--way purchase and sale agreement and deed must be completed
and signed by the applicant prior to scheduling the final plat for signature by the
ACHD Commission or prior to issuance of a building permit (or other required
permits), whichever occurs first. Allow up to 30 business days to process the
right-of--way dedication after receipt of all requested material. The owner will be
paid the fair market value of the right-of--way dedicated which is an addition to
existing ACHD right-of--way if the owner submits a letter of application to the
impact fee administrator prior to breaking ground, in accordance with the ACHD
Ordinance in effect at that time (currently Ordinance #198), if funds aze available.
2. If the applicant dedicates 48-feet ofright-of--way from the centerline, construct a
sidewalk located a minimum of 41-feet from centerline.
OR
If the applicant dedicates 38-feet ofright-of--way, construct a 5-foot concrete
meandering sidewalk located within the landscape buffer and provide the District
with an easement for the sidewalk.
3. Construct the main entrance, North Schubert Way, to intersect McMillan Road
approximately 180-feet west of the east property line, as proposed.
4. Extend North Schubert Avenue from the north property line, as proposed.
5. Extend East Meadow Creek Drive from the east property line, as proposed.
6. Extend Redwick Drive from the east property line into the site, as proposed.
7. Construct a stub street to the west property line approximately 650-feet north of
McMillan Road, as proposed. Install a sign at the terminus of the roadway stating
that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
8. Construct all of the internal roadways as 36-foot street sections with curb, gutter
and sidewalk within 50-feet ofright-of--way, as proposed.
9. Utilize the existing 20-foot wide driveway that intersects McMillan Road at the
east property line, as proposed.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
SHERIDAN PLACE SUBDIVISION BY DOUG CAMPBELL -CUP-03-060 -Page 4
10. Construct center islands/medians within the publicright-of--way of Schubert Way.
Provide a minimum of a 20-foot street section on either side of any proposed
center island within the public roadway. Construct the medians to be a minimum
of 4-feet wide to total a minimum of a 100-square foot area.
11. Other than the access points that have specifically been approved with this
application, direct lot access to McMillan Road is prohibited. Notes of this
restriction shall be placed on the final plat.
12. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of--way.
2. All utility relocation costs associated with improving street frontages abutting the
site shall be 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.
4. Utility street cuts in pavement less than five years old aze 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.
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
SHERIDAN PLACE SUBDIVISION BY DOUG CAMPBELL -CUP-03-060 -Page 5
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
ACHD right-of--way. The applicant shall contact ACRD Traffic Operations 387-
6190 in the event any ACRD conduits (spare or filled) are compromised during
any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they
are in writing and signed by the applicant or the applicant's authorized
representative and an authorized representative of the Ada County Highway
District. The burden shall be upon 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
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