Southwoods Subdivision PPI~,ECEIVED
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City Of Meridian
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l.~V[Erl~l~"Y! STAFF SUMMARY
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RECOMMENDATION TO CITY COUNCIL
Project Name: Southwoods Subdivision
Case No(s).: RZ-04-004 / PP-04-007 /CUP-04-008
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Applicant: Calderwood, LLC. '
P&Z Commission Hearing Date: Apri129, 2004
Recommendation: Approve with conditions.
Summary of Public Hearing:
The applicant's representatives, Doug Clegg, Rob Perez, and Scott Stewart testified in
favor of the application.
Eight members of the public testified in opposition to the project.
Key issues of discussion included:
Traffic which will be generated by the development and impact on
surrounding neighborhoods.
The potential for additional R-15 development along Meridian Road if
Southwoods Subdivision is approved.
The potential for Southwoods Subdivision to negatively impact
property values for Meridian Greens residents.
Key Commission Additions/Modifications to Staff Recommendation:
• None
Outstanding Issues for City Council:
• The applicant has applied for L-O zoning in an area designated as Medium Density
Residential on the Comprehensive Plan. When the applicant originally submitted
their applications for Southwoods Subdivision the Comprehensive Plan Amendment
application for the Land Use Consistency had not yet gone to public hearing and it
was assumed that the Land Use Consistency Matrix would be approved by Council.
In spite of the withdrawal of the Consistency Matrix, staff supports the proposed
rezone to L-O in this location. Analysis regarding the proposed L-O zoning can be
found in the attached memo from staff dated 4/29/04.
• The applicant has revised their site plan and modified the parking area for the
Alzheimer's Center to minimize impacts on adjoining neighbors.
• The revised site plan depicts a 6' regional pathway. The applicant has agreed to
revise the pathway to conform to the dimensional standazds for regional pathways
(10' width.) The applicant has requested to landscape and maintain the areas beside
the pathway rather than put in gravel; Meridian's Parks Director, has agreed to this
request.
• There are portions of the required landscape buffer on the eastern and southern sides
of the subject property which do not meet the 20' required landscape buffer width
between differing land uses due to site constraints. The applicant has proposed
additional landscaping as compensation in these areas which are only 15' in width.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR SOUTHWOODS
SUBDIVISION
CALDERWOOD COMMUNITY,
LLC,
Applicant
Case No. PP-04-007
RECOMMENDATION TO CITY
COUNCIL
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the preliminary plat as requested by the
applicant for the property described in the application, subject to the following:
The property is located at the southeast intersection of Merdian Road and
Calderwood Drive, Meridian.
The owner of record of the subject property is Calderwood, LLC.
Applicant is Calderwood Community, LLC.
4. The subject property is currently zoned R-4. The zoning districts of R-15 and L-
O are defined within the City of Meridian Zoning and Development Ordinance,
Section 11-7-2.
5. The Applicant requests the Conditional Use Permit for a Planned Development in
a proposed R-15 and L-O zone. The L-O and R-15 zoning designations within
the City of Meridian Zoning and Development Ordinance requires a Conditional
Use Permit be obtained for most uses including those requested by the Applicant.
(Meridian City Zoning and Development Ordinance, Section 11-8-1).
6. The Meridian Planning and Zoning Commission recognizes that the proposed
application is in compliance with the Meridian Comprehensive Plan.
The use proposed which is the subject of this will, in fact, constitute a conditional
use as determined by City policy.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Southwoods Subdivision PP-04-007 Page 1
8. The Planning and Zoning Commission recognized the concerns of neighbors from
the Meridian Greens Subdivision concerned with the project, expressed in their
letters.
A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
SITE SPECIFIC COMMENTS fnreliminazyplat~
1. All landscaping will be required per the landscape plans submitted with the
application.
2. All conditions of the accompanying Conditional Use Permit application shall also
be considered conditions of the Preliminary Plat.
3. Sanitary sewer and water service to this site shall be via main line extensions from
existing mains installed adjacent to the property. The applicant shall be required
to extend sewer and water mains to and through the proposed development,
thereby making them available to the adjacent properties. The Applicant shall
coordinate main sizing and routing with the Public Works Department. An
additional water main tie-in to the existing main in S. Meridian Road will be
necessary to provide fire flows. Cover over the sanitary sewer shall be no less
that three-feet from finish grade to the top of pipe. Applicant shall execute City of
Meridian standard forms of easements, for any mains that are required to provide
service.
GENERAL COMMENTS-PRELIMINARY PLAT
1. Please submit a copy of the Ada County Street Name Committee's approval letter
for the subdivision name. Make any corrections necessary to conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
3. A letter of credit or cash surety in the amount of 110% will be required for all
fencing, landscaping, play equipment, pressurized irrigation, sanitary sewer,
water, etc., prior to signature on the final plat.
4. Sidewalks within the proposed subdivision shall be built in accordance with
MCC12-13-10-8.
5. Two-Hundred-Fifty and 100-watt, high-pressure sodium streetlights will be
required at locations designated by the Public Works Department. Any streetlights
shall be installed at subdivider's expense. Typical locations aze at street
intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Southwoods Subdivision PP-04-007 Page 2
street light contractor shall obtain design and permit from the Public Works
Department prior commencing installations.
6. All irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecfing, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled per City Ordinance 12-4-13. Plans will need to be
approved by the appropriate irrigation drainage district, or lateral users
association (ditch owners), with written approval ornon-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.
7. 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
new off-street pazking azeas. All drainage water is to be maintained on-site.
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 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.
Please submit all updated groundwater/soils reports to the Public Works
Department for review. Any drainage areas (detention/retentionbasfns) 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 storm event.
Side slopes within drainage areas shall not exceed 3:1.
8. Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees
that were removed. Required landscaping trees will not be considered as
replacement trees for those trees that aze removed.
9. Developer shall coordinate mailbox locations with the Meridian Post Office.
10. Any existing domestic wells and/or septic systems within this project will have to
be removed from their domesfic service per City Ordinance Section 9-1-4 and
9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation.
11. 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Southwoods Subdivision PP-04-007 Page 3
C. Adopt the Recommendations of the Meridian Fire Department as follows:
The following will be the requirements and/or concerns to provide minimum levels
of fire protection for the proposed project:
1. 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 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.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
2. 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.
All entrance and internal roads shall have a fuming radius of 28' inside and
48' outside radius.
4. Provide a 20' wide Fire Lane for all internal & external roadways.
5. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
6. 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.
Fire lanes and streets shall have a vertical clearance of 13'6". This includes
mature landscaping.
8. Commercial and office occupancies will require afire-flow consistent with the
International Fire Code to service the proposed project. Fire hydrants shall be
placed an average of 300' apart.
9. The 14 commercial lots lot will have an unknown transient population and will have
an unknown impact on Meridian Fire Department call volumes. The Meridian Fire
Department has experienced 2397 responses in the yeaz 2003. According to a report
completed by Fire & Emergency Services Consulting Group our requests for service
are projected to reach 2800 in the year 2005 and 3800 by the year 2010.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Southuroods Subdivision PP-04-007 Page 4
10. The proposed project lies outside the five-minute response zone goal.
Achievement of this goal is subject to budgetary 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 are located within 1.5 miles from a giveri location and sufficient
operational funds to staff the facilities.
11. Maintain a sepazation of 5' from the building to the dumpster enclosure.
12. Provide a Knoxbox entry system for the complex (Comment refers to both the L-O
development and the assisted living center.)
13. Coordinate with Meridian's Fire Department on where to paint the curb red and
provide signage "No Pazking Fire Lane".
14. All portions of the buildings located on this project must be within 150' of a paved
surface.
15. Provide exterior egress lighting as required by the International Building & Fire
Codes.
D. Adopt the recommendations of Nampa Meridian Irrigation District as follows:
1. Applicant shall apply for a land use change application prior to final platting.
2. The District's Ten Mile Drain 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.
E. Adopt the Recommendations of the Ada County Highway District as follows:
1. Construct Calderwood Drive as one half of a 36-foot street section with vertical
curb, gutter and 5-foot concrete sidewalks within 50-feet ofright-of--way.
2. Construct a local commercial roadway that intersects Calderwood Drive
approximately 340-feet east of State Highway 69, as proposed.
3. Construct the local commercial roadway as a 40-foot street section as a 40-foot
street secfion with vertical curb, gutter and 5-foot concrete sidewalks within 54-
feet ofright-of--way, as proposed.
4. Construct the commercial roadway to stub to the south property line
approximately 350-feet east of State Highway 69, as proposed. Rather than
constructing a temporary turnazound at the terminus of the roadway, grant the
District a temporary easement within the driveway that accesses the proposed
commercial street. Submit a description of the easement to the ACHD Plan
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Southwoods Subdivision PP-04-007 Page 5
Review Division for review and final approval. Install a sign at the terminus of
the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
5. Construct a 20-foot wide curb return type driveway that intersects Calderwood
Drive approximately 210-feet east of State Highway 69 and 105-feet west of the
proposed commercial street, as proposed. Construct the driveway with a 15-foot
curb radius (minimum).
6. Construct a 30-foot wide curb return type driveway that intersects Calderwood
Drive approximately 235-feet east of the proposed commercial street, as
proposed. Construct the driveway with a 15-foot curb radius (minimum).
7. Construct a 25-foot wide curb return type driveway that intersects the proposed
commercial street approximately 250-feet south of Calderwood Drive, as
proposed. Construct the driveway with a 15-foot curb radius (minimum).
8. Comply with requirements of ITD for State Highway 69 frontage. Submit to the
District a letter from ITD regarding said requirements prior to District approval of
the final plat or issuance of a building permit (or other required permits),
whichever occurs first. Contact District III Traffic Engineer Dan Coonce at 334-
8340.
9. Other than the access points that have specifically been approved with this
application, direct lot access to Calderwood Drive is prohibited. Notes of the
access restrictions shall be noted on the final plat.
10. 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 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,
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Southwoods Subdivision PP-04-007 Page 6
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.
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
ACHD 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,
regulafions, 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.
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Southwoods Subdivision PP-04-007 Page 7