HomeMy WebLinkAboutSutherland Farm No. 4 CUPRECEIVED
JUN 0 4 2004
Project Name:
Case No(s).:
Applicant:
STAFF SUMMARY
OF
PLANNING AND ZONING
RECOMMENDATION TO CITY COUNCIL
Sutherland Farm No. 4 Subdivision
RZ-04-006, PP-04-009, CUP-04-009
Sutherland Farm, Inc.
P&Z Commission Hearing Date: May 6, 2004
Recommendation: Approve with conditions (All Ayes)
Summary of Public Hearing:
City Of Meridian
City Clerk Office
The applicant's representative, Daren Fluke, testified in favor of the application.
Cornel Larson testified in favor of the application, regarding its relationship to
Silverstone.
Key issues of discussion and questioning by the Commission included:
1. Emergency Access
2. Buffers
Key Commission Changes to Staff Recommendation:
• The Commission modified the minimum frontages and lot sizes to match the
applicants' request and to accommodate other requirements of the staff report.
Outstanding Issues for City Council:
1. Staff has not yet received a revised plat or landscape plan, in conformance with the
conditions of approval (per CUP condition 14).
2. The other Department comments (Fire, Police, SSC, and Parks) were inadvertently
left out of the original staff report. The comments are attached to this summary and
should be included in any motion.
Fire Department Comments:
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 %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 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. 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. To increase emergency access to the site a minimum of two points of access will be required
for any portion of the project, which serves more than 50 homes. The applicant shall
provide a stub street to the property to the (wesUeast/north/south). The two entrances shall
be sepazated by no less than''/x the diagonal measurement ofthe project.
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 pazking. Streets with less than 33' shall have parking only on
one side.
9. 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
given locafion and sufficient operational funds to staff the facilities.
10. Maintain a separation of 5' from the building to the dumpster enclosure.
Police Deuartment Comment:
1. To increase emergency access to the site, the applicant shall provide an emergency access
on Lot 41, Block 11. Prior to the next public hearing, the applicant shall submit a revised
plat/site plan to reflect this requirement.
Sanitary Services Comment:
SSC will not provide trash pick-up services utilizing the common driveways. Prior to
release of building permits for homes that take access from the common driveways, the
developer shall install a concrete pad at the end of the common drive no more than five
(5) feet behind the sidewalk. The pad shall be of sufficient area to accommodate the
receptacles of the residences that take access from the common driveway. Receptacles
shall be placed on the concrete pad on collection day in a manner that does not cause a
nuisance.
Parks Deuartment Comments:
1. Pathway and Trail standards: The proposed pathway and/or trail shall meet the standazds
as set forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-
2 and 3-3, sections B & C.
2. Standard for City to assume Maintenance of a section of Pathway: The pathway must
connect from one major arterial to another, and either an easement or ownership deed
must be granted before the city will assume the maintenance of any section of pathway.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. CUP-04-009
REQUEST FOR A CONDITIONAL )
USE PERMIT FOR 79 BUILDING ) RECOMMENDATION TO CITY
LOTS AND S COMMON LOTS IN A ) COUNCIL
RESIDENTIAL PLANNED )
DEVELOPMENT ON 16.1 ACRES IN )
A PROPOSED R-8 ZONE FOR )
JAYDAN VILLAGE SUBDIVISION
SUTHERLAND FARM INC.,
Applicant
1. The property is approximately 16.1 acres in size and is generally located
approximately % a mile south of Overland Road on the east side of S. Eagle Road,
Meridian.
2. Sutherland Farm, Inc. is the current property owner and they have submitted
notarized consent for the subject application.
3. Applicant is Sutherland Farm, Inc., 3895 Girdner Lane, Meridian, Idaho.
4. The subject property is currently zoned R-4 and consists of agricultural land and
was part of the previously approved Sutherland Farms project.
5. The Applicant requests the property be zoned as R-8 (Medium Density
Residential).
6. The property which is the subject of this application is within the Area of Impact
of the City of Meridian.
The entire parcel of the property is included within the Meridian Urban Service
Planning Area as defined in the Meridian Comprehensive Plan.
8. The Applicant proposes to develop the subject property in the following manner:
A residential neighborhood planned development with 79 building lots and 8
common lots on 16.1 acres.
9. The Meridian Comprehensive Plan Generalized Land Use Map designates the
subject property as Medium Density ResidentiaUMixed-Use Community.
11. There aze no significant existing trees that affect the consideration of this
application.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
SUTHERLAND FARM N0.4, BY SUTHERLAND FARM INC. -CUP-04-009 -Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the condifional 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:
CONDITIONS OFAPPROVA~CONDITIONAL USE PERMIT
1. All conditions of the accompanying Preliminary Plat application shall also be
considered conditions of the CUP.
2. Provide grasscrete for a width of 14 feet over the City's sewer easement across
Lot 7, Block 13.
3. Restrict fence height on all building lots in Block 13 to 4 feet wherever they are
contiguous with Lot 7.
4. Reduce the frontage on Lots 24-27, Block 13 from 50' to 48' to provide wider
accesses into the park from the west.
5. Construct a path so that it enters from the northwest corner of the proposed
private park, between lots 23 and 24, continues along the north side of the pazk
and exits between lots 14 and 15 at the northeast comer. This will connect a route
from the pedestrian easement on Lot 41, Block 11 through to the micropath on
Lot 61, Block 11, which in tum connects to the multi-use pathway along the
Ridenbaugh Canal. The path should also connect to the patio/gazebo area.
6. The applicant shall provide a pedestrian connection between the residenfial area
and the office/commercial uses in the northwest comer of the project in Lot 61,
Block 11. The connection shall conform to all Micropath ordinance standards.
7. The applicant shall add a micropath connecting from the sidewalk to the
Ridenbaugh pathway on Lot 56, Block 11. Since the lot is also a sewer easement,
it shall be exempt from the tree requirement of the micropath ordinance, but all
other micropath standards shall apply.
8. Modify Lot 61, Block 11 and Lot 7, Block 13 so that all lots containing paths or
micropaths in the project aze at least 15 feet wide. The micropaths/paths across
these lots shall be at least 5 feet wide.
9. Fences along the Ridenbaugh Canal pathway shall be three feet maximum for
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
SUTHERLAND FARM N0.4, BY SUTHERLAND FARM INC. -CUP-04-009 -Page 2
solid fencing and four feet for open-vision fencing, in conformance with the
original conditions of approval. The pathway shall be a 10-foot wide asphalt
surface.
10. The project shall conform to the modified dimensional standards, as follows:
• Minimum lot frontage: 44 feet (detached units), 34 feet (attached units).
• Minimum lot size: 4,400 s.f. (detached units), 3,400 s.f. (attached units).
• Minimum front setback: 10 feet (living area and side entry garages), 20 feet
(front-loaded garages).
11. The following amenities are required for the project: The first is a gazebo with a
patio area and benches. The second amenity is proposed to be a picnic area. Both
amenities are located on Lot 7, Block 13 as depicted on the landscape plan.
12. This conditional use permit shall be subject to the expiration provisions set forth
in MCC 11-17-4.B.
13. All construction and site improvements shall conform to the requirements of the
Americans with Disabilities Act and the adopted building and fire codes.
14. Revised Plans: Staff recommends that the plans be modified in compliance with
this report and any additional conditions from the Commission and that the
applicant submit 10 copies of all revised plans (plat and landscape) at least 10
days prior to the next hearing on this application.
B. Adopt the Recommendations of the Ada County Highway District as follows:
Site Specific Conditions o~pproval
1. Construct East Easy Jet Drive as a 36-foot street section with vertical curb, gutter
and 5-foot concrete sidewalks abutting the site, as proposed.
2. Construct South Bay Star Way as a 52-foot street section with vertical curb, gutter
5-foot concrete sidewalks and a 10-foot wide median within 66-feet of right-of-
way, as proposed.
3. Construct East Rolfe Street, South Flame Way, East Quinn Drive and South
Nephrite Way as 36-foot street sections with rolled curb, gutter and 5-foot
concrete sidewalks within 50-feet ofright-of--way, as proposed.
4. Construct a residential collector roadway (South Bay Star Way) to intersect East
Easy Jet Drive approximately 475-feet east of the west property line to align with
South Bay Star Way on the south side of Easy Jet Drive, as proposed.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
SUTHERLAND FARM NO. 4, BY SUTHERLAND FARM INC. -CUP-04-009 -Page 3
5. Construct a 10-foot wide median within the publicright-of--way of South Bay Star
Way, as proposed. Construct the island so that the roadway around the traffic
island maintains a minimum of a 21-foot street section. The landscape island
within the public right-of--way dedicated by this plat shall be owned and
maintained by a homeowners association. Notes of this shall be required on the
final plat.
6. Other than the access point that has specifically been approved with this
application, direct lot access to Easy Jet Drive and South Bay Star Way is
prohibited. Notes of this shall be required on the final plat.
7. Comply with all Standard Conditions of Approval.
Standard Condition~Apnroval
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 home by the developer.
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,
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
SUTHERLAND FARM N0.4, BY SUTHERLAND FARM INC. -CUP-04-009 -Page 4
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 exisfing 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 ACHD Traffic Operafions 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 Recommendations of the Central District Health Department as
follows:
1. This proposal can be approved for central sewage & central water afrer 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.
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
SUTHERLAND FARM N0.4, BY SUTHERLAND FARM INC. -CUP-04-009 -Page 5
2. All laterals and waste ways must be protected.
3. 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.
4. The Developer must comply with Idaho Code 31-3805.
5. NMID recommends that irrigation water be made available to all
developments within the Nampa & Meridian Irrigation District.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
SUTHERLAND FARM N0.4, BY SUTHERLAND FARM INC. -CUP-04-009 -Page 6