HomeMy WebLinkAboutSecret Garden Subdivision CUP
CUP 04-022
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Pinnacle Engineers, Inc.
July 15, 2004
ITEM NO.
6
REQUEST Public Heañng: Conditional Use Permit for a Planned Development for single-family
residential and office in a proposed R-8 zone for proposed Secret Garden Subdivision -
2490 N. Locust Grove
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Comments
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
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See attached Staff Comments
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
See attached Staff Comments
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
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Staff Initials:
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Materials presented at public meetings shaD become properly 0/ the City 0/ Meridian.
MAYOR
TammydeWeerd
CITY HALL
(208) 8884433 .. Fox 887-'1S 13
CITY COUNCIL MEMBERS
Keith Bird
William LM. Nary
Sbaun Wardle
Cherie, M. ROUIdree
PUBUCWORKS
BUlWING DEPARTMENT
(208) 887-22i1- Fox 898.9551
LEGAL DEPARTMENT
(208) 466.9272.. FAX 4664405
STAFF REPORT:
Transmittal Date: July 12, 2004
Hearing Date: July 15, 2004
To:
Mayor, City Council and Planning & Zoning Commission
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JUl 2 2004
From:
Brad Hawkins-Clark, Principal City Planner ~t..
John Boyd, Engineering Tech II 9~
Secret Garden Subdivision
City Of Meridian
c:ity Clerk Office
Re:
. Annexation and Zorung of 1.11 Acres from RUT (Ada County) to R-8
(Medium Density Residential), by Pinnacle Engineers (File No. AZ-O4-0 15)
. Preliminary Plat Approval of 7 Building Lots and 1 Other Lot on 1.1 Acres in
proposed R-8 Zone by Pinnacle Engineers (File No. PP-O4-020)
. A Conditional Use Permit for a Planned Development for Single-Family
Residential and Office Uses in a Proposed R-8 Zone, by Pinnacle Engineers,
(File No. CUP-O4-022)
We have reviewed the aforementioned applications and now otTer the following comments,
as conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The applicant, Pinnacle Engineers, Inc., has requested the annexation and rolling of a 1.1 acre
infill parcel located at the half mile between Fairview Ave. and Ustick Road, on the east side of
N. Locust Grove Road. The annexation application proposes the entire parcel be zoned R-8.
However, the land was annexed to the City of Meridian on October 19, 1989 (via Ordinance
522) as part of the Chateau Meadows/Interwest FinanciallStucker platting process. The subject
property is presently zoned R-8 (although not a part of Chateau Meadows Subdivision). The
applicant's Preliminary Plat proposes a portion of the property be rezoned to Limited Office (L-
0), but this only applies to the existing residence shown on Lot 1 (approximately 7,000 sq. ft.).
The balance of the site would remain R-8 rolling. Therefore, the Annexation & Zorung
application will need to be revised to become only a Rezone application and a new legal
description submitted which describes only the proposed L-O portion.
PlanlÙng & Zorung ConunissionlMayor & City Council
July 15, 2004 (Hearing Date)
Page 2
The applicant's preliminary plat request is for six (6) residential building lots (attached single
family), one (1) office building lot (existing), and one (1) conunon lot (parking and
landscaping). The conunon lot is a landscaped lot with two (2) picruc tables. The gross density
of the development is 6.00 d.u./acre. The use breakdown ofthe plat acreage is generally as
follows: 18% office, 51 % residential, 30% conunon area.
The applicant also proposes a Conditional Use Pennit for a Planned Development (PD) in order
to allow the existing residence to be converted to an office use as part of the 20% excepted use
ordinance. While the PD application neglects to propose them, in order to be approved,
deviations from development standards must also be approved for reduced lot sizes (for two
attached lots), reduced lot frontages, and reduced private street standards. Following is a
comparison of the City's minimum development requirements and the deviations that must be
proposed by the applicant through the PD application in order for the application to be
approved:
Lot Size-
Citv R-8 Requirement
4,000 sq.ft (attached).
Proposed Lot Sizes
3,946 sq. ft. (attached)
Lot Frontage- Citv R-8 Requirement
40'mirumum
Proposed Frontage
31' minimum
Private Streets- Citv Width Requirement
24' minimum width;
sidewalks on both sides
Proposed Private Street Standards
20' minimum width (in hammerhead);
sidewalks on one side (no s/w in
hammerhead)
There are no proposed (or needed) deviations from building or landscape setbacks or minimum
house sizes. As an infill parcel, the applicant is eligible for certain waivers that greenfield
development projects must otherwise provide (see MCC 12-6-4.8). Specifically, the
Conunission and Council may allow up to a 25% increase in density and the amenity
requirement may be waived for infill parcels. The applicant is not, however, proposing an
amenity waiver as they intend to provide approximately 10% open space and a picnic area on
Lot 2.
Staff is reconunending approval of the rezone, preliminary plat and conditional use pennit
applications with the conditions noted below.
LOCATION
The property is located on the east side of Locust Grove Road, approximately Y2 mile south of
Ustick Road. The parcel is designated as Medium Density Residential on the Comprehensive
Plan Future Land Use Map.
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Planning & Zoning CommissionlMayor & City Council
July 15, 2004 (Hearing Date)
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SURROUNDING PROPERTIES
North: An unplatted, single family residential property, R-8 zone (0.365 ac.), and Chateau
Meadows East No.6 Subdivision, R-8 zone.
South: Three lots in Chateau Meadows East No.6 Subdivision, R-8 zone.
East: Three lots in Chateau Meadows East No.6 Subdivision, R-8 zone.
West: Locust Grove Road is located directly to the west of the subject property. Tract
Subdivision No.1, a residential subdivision with R-8 zoning, lies directly west of Locust
Grove Road.
REZONE 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 find 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 stafJ:
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 adopted Comprehensive Plan and Future Land Use Map designate the
property as Medium Density Residential, which reflects the existing zoning ofR-8. Staff
also finds that the proposed zorung designation of L-O for approximately 7,000 square
feet ofthe parcel (or 18%) is permitted through the Planned Development chapter of the
Subdivision Ordinance (12-6), where up to 20% of the gross acreage can be a use and/or
zone different than the principal permitted uses. In addition, staff agrees with the
applicant's citation of the Comprehensive Plan Objective B.3 (Goal I, Chapter VII),
which encourages small-scale neighborhood commercial areas within planned
developments, where appropriate.
B.
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 been developed or planned or adjacent area being developed in a fashion
similar to the proposed rezone area;
The Comprehensive Plan and ACHD's Functional Class Map designate N. Locust Grove
Road as a minor arterial, which allows upwards of 9,000 vehicle trips a day. In 2001, the
roadway was widened to three (3) lanes and a new signalized intersection installed at
Ustick Road. This section of Locust Grove Road is more than 85% built-out. Similar to
the subject application, small-scale office uses are integrated with residential uses
approximately y" mile south of this property on the west side of Locust Grove. The
subject property's location on an arterial with existing commercial and residential
development in close proximity helps to make the proposed development compatible
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PlanlÙng & Zorung CommissionlMayor & City Council
July 15, 2004 (Hearing Date)
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with surrounding land uses and the City of Meridian's plan for the development of the
area.
c.
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 uses are substantially compatible with the existing and
intended character of the area. The Comprehensive plan designates the area as Medium
Density Residential (up to 8 d.uIacre), so the proposed six (6) d.u./acre complies. The
existing house would remain the same size so, visually, there will be no change to the
structure. The fourteen (14) off-street parking stalls will certainly have the effect of
creating a non-residential atmosphere from the Locust Grove frontage. However, staff
believes retaining the existing trees and not expanding the structure will not change the
essential character of the area.
Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony to determine whether or
not the proposed use will be disturbing or hazardous to the neighboring uses.
Staff does not anticipate that the proposed uses will be hazardous or disturbing to future
or existing neighbors.
Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fire protection, drainage 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 subject property can be served adequately by all essential public
facilities and services, with the possible exception of solid waste disposal. As noted
under "Agency Comments," SSC has concerns about providing adequate pick-up service
on the site. No trash enclosure was shown on the PD Site Plan nor has an alternative
trash collection method been proposed. There is restricted circulation on the site for
SSC's front loader trucks and a collection method/site needs to be worked out prior to
approval.
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 additional requirements at public cost and that the
annexation and zoning will not be detrimental to the community's economic welfare.
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July 15,2004 (Hearing Date)
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G. 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;
Staff finds that the proposed uses will create additional traffic. However, staff does not
believe that the increase in traffic will be excessive. Staff does not anticipate that the
proposed development will generate traffic, noise, smoke, odors or other nuisances that
would be detrimental to the general welfare of the surrounding area.
H.
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;
Staff finds that the proposed vehicular approaches on Locust Grove Road should not
appreciably interfere with traffic on the surrounding streets. The existing site has two (2)
curb cuts on to Locust Grove Road and the applicant is proposing to close the southern
driveway. This design is supported by both City and ACHD staff.
Ada County Highway District's comments should be considered when making this
finding.
I.
Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
Staff finds that the applicant proposes to remove approximately 205 caliper inches of
existing trees from the eastern end of the site (Bristlecone Pine and Snow Drift
Crabtree). However, they are retaining two, 60-inch Siberian Elm trees on the south
boundary as well as several other trees on the north and west. Five (5) new trees are
proposed. Staff supports the tree removal and retention plan shown on LS-l but, to help
with mitigation, is recommending new trees be planted in the rear yards of the new units.
There are no other natural or scenic features of major importance on the subject
property.
J.
Is the proposed zoning amendment in the best interest of the City of Meridian.
(Ord. 592, 11-17-1992)"
Staff finds that the rezone of a portion of this property would be in the best interest of
the City by improving the marketability and value of an infill parcel, re-using an existing
structure, and providing a mix of office uses and medium density housing on the same
parcel.
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July 15, 2004 (Hearing Date)
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REZONE COMMENTS
1. The legal description submitted with the application does not correctly describe the
proposed L-O zone portion of the site (Lot 1, Block 1). Prior to the City Council public
hearing, the applicant shall submit the following:
a.) A revised application fonn which proposes a Rezone, not Annexation, and includes
the correct acreage and zoning district.
b.) A revised legal description for Lot 1 which incorporates the required off-street
parking stalls for the office use. Submit a revised legal description, stamped by a
licensed land surveyor in the State of Idaho, to the PlanlÙng & Zorung Department.
2. The requested zorung designation ofL-O is compatible with the City of Meridian's Zoning
Ordinance.
3. The subject property is within the Urban Service PlanlÙng Area. Essential City services are
available to the subject property.
4. 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. Wells may be
used for non-domestic purposes such as landscape irrigation.
PRELIMINARY PLAT FINDINGS AND REOUIREMENTS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In detennining 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;
As noted above, staff finds that the subdivision confonns with the Comprehensive Plan.
b. The availability of public services to accommodate the proposed development;
Staff fmds that solid waste disposal services for the subject property remain unresolved
and should be a condition of approval. Other public services are or will be available to
accommodate the proposed subdivision.
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.
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July 15,2004 (Hearing Date)
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d. The public financial capability of supporting
development;
services for the proposed
Staff finds that the development will not require major expenditures for providing
supporting services.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any other health, safety or environmental problems
associated with this subdivision that should be brought to the Councilor Commission's
attention.
SPECIAL CONSIDERATIONS
. Lot 8 Setback: The applicant and future builder should pay close attention when setting the
foundation for Lot 8. The southeast comer of the building envelope is shown at or possibly
below the minimum 5-foot side yard setback (depending upon the accuracy of the
survey/plat).
. Tree Mitigation: As noted in Finding "I" above, over 205 caliper inches of existing trees are
being removed from the site. To help meet the tree mitigation ordinance, staff is
reconunending at least one new tree be planted in the rear yards of each of the six residential
lots. (See Site Specific Condition #3 below.)
. There is an existing solid fence on the perimeter of the subdivision. It appears to be in
adequate condition. At the P&Z Commission hearing, the applicant should confinn the
existing fence will adequatelv screen all adjoining single familv uses and clarifv anv
perimeter fencing plans. No Site Specific Condition has been added pertaining to perimeter
fencing at this point.
SITE SPECIFIC CONDITIONS (Preliminarv Plat)
1.
Per MCC 11-9-1, Lot 1, Block 1 shall be enlarged to meet the minimum L-O lot size of
7,000 square feet and to comply with the minimum five (5) side building setback (for
south side). Revise the Preliminary Plat accordingly.
2.
Per MCC 12-6-2.A.6.c, construct a 24 foot wide private street, designed to ACHD
standards, from the property line east at least 90 feet into the site. A minimum 5-foot
wide sidewalk shall be constructed on the south side of the private street (which may be
separated by parking stalls and/or landscaping). Also construct the 20-foot wide
hammerhead drive surface to ACHD street construction standards. Submit a street
profile of the new private street and show said profile on the revised Preliminary Plat.
3.
The developer shall be responsible to ensure at least one new, 2" caliper tree is planted
in the rear yards of Lots 3 - 8. The required landscaping and irrigation system shall be
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Planning & Zoning CommissionlMayor & City Council
July 15, 2004 (Hearing Date)
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installed prior to the issuance of a Certificate of Occupancy for any building on any lot
created by the subdivision. Landscaping and fencing must be bonded for prior to
applying for building perrlÙts.
4.
Sanitary sewer and murucipal water service to this site shall be via new main extensions
ITom the existing mains adjacent to the property. Subdivision designer to coordinate
main sizing and routing with the Public Works Department. Cover over the sanitary
sewer shall be no less that three-feet ITom [mish grade to the top of pipe. Applicant shall
execute City of Meridian standard fonn of easements, for any mains that are required to
provide service.
5.
The applicant has indicated that the pressurized irrigation system within this
development is to be owned and maintained by the Nampa & Meridian Irrigation
District. Underground vear-round pressurized irrigation must be provided to all lots
within this development. The City of Meridian requires that pressurized irrigation
systems be supplied by a year-round source of water. The applicant shall be required to
utilize any existing surface or well water for the primary source. If a surface or well
source is not available, a single-point connection to the municipal 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 Meridian City Engineer.
6.
There is no master street drainage plan included with this application. Please submit
final groundwater/soils monitoring data as prepared by a soils scientist with the [mal
plat. Any drainage areas (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
stonns up to and including a 100-year stonn event. Side slopes within drainage areas
shall not exceed 3: 1. The project engineer should pay close attention to the results of
field studies detennining the groundwater, soil type & and characteristics during the
design and construction phases.
7.
The legal description presented with this Preliminary Plat application does not match the
boundaries shown on the Preliminary Plat. Submit a revised legal description describing
the accurate boundaries ofthe plat prior to the City Council hearing.
8.
Show all existing fire hydrants within 500 feet of this development and proposed
locations of fire hydrants within this development on the face of the Preliminary Plat.
GENERAL COMMENTS (Dreliminarv plat)
1.
Please submit a copy of the Ada County Street Name Committee's final approval letter
for the subdivision name, and the lot and block numbering. Make any corrections
necessary to confonn.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
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July 15, 2004 (Hearing Date)
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3.
A letter of credit or cash surety in the amount of 110% wilI be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
4.
Applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to
signature on the final plat per Resolution 02-374.
5.
Two-hundred-fifty and one-hundred-watt, high-pressure sodium streetlights wilI 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.
6.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
City Ordinance 12-4-13. The ditches to be piped should be shown on the site plans.
Plans wilI need to be approved by the appropriate irrigation/drainage district, or lateral
users association, with written confirmation of said approval submitted to the Public
Works Department.
7.
Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Sections 9-1-4 and 9-4-8.
Wells may be used for non-domestic purposes such as landscape irrigation.
8.
Any drainage areas (detension/retension basins) must be designed to ensure that water is
retained only during 1O0-year storm events, and for a period of time not to exceed 24
hours. Side slopes within drainage areas shall not exceed 3:1.
9.
Graphically depict any FEMA flood plain boundaries. Note restrictions associated with
the flood zone on the face of the preliminary plat.
10.
Performance specifications for the conunon area pressurized irrigation system shall be
submitted with each Final Plat application.
9.
Staffs failure to cite specific ordinance provisions does not relieve the Applicant of
responsibility for compliance.
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STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use
permit if they shall fwd evidence presented at the hearing(s) is adequate to establish (11-
17-3):
A.
That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking landscaping and other features as may be required by this
ordinance;
Staff finds that the subj ect property's size of 1.1 acres is large enough to accommodate
the proposed office and residential development and all other required features, but only
ifthe PD application granting reduced lot sizes and street frontages is approved.
B.
That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The 2002 Comprehensive Plan Future Land Use Map designates the property as Medium
Density Residential. The dominant residential use with a less than 20% non-residential
(office) use is hannoruous with and in accordance with the Comprehensive Plan. If the
Conunission and Council agree with staff that the infill policies and incentives allow for
a reduction to the PD standards, the project meets the requirements and objectives of the
Planned Development Ordinance.
c.
That the design, construction, operation, and maintenance will be compatible with
other nses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
Staff fmds that the proposed uses will be compatible with other uses in the general
neighborhood and the existing and intended character of the general viciruty,
That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff does not anticipate that the proposed project will have an adverse impact on the
surrounding property; however, the Commission and Council should consider any
testimony given at the public hearings before making this finding,
That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
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Staff finds that the proposed development can be adequately served by essential public
facilities including: streets, police and fire protection, drainage structures, water and
sewer. We also fmd that refuse disposal services, provided by SSC, may not be
adequately provided. Staff recommends this issue be resolved to SSC's satisfaction prior
to the P&Z Commissionpublic hearing.
F.
That the proposed use 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 the proposed use would not be detrimental to the economic welfare of the
commulÙty, nor would it create the need for any new facilities or services to be paid for
by the public.
G.
That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff finds that no excessive traffic, noise, smoke, fumes, glare or odors will result from
the proposed commercial and residential uses.
H.
That the proposed use will have vehicular approaches to the property which shall
be so designed as not to create an ,interference with traffic on surrounding public
streets;
Staff finds that the proposed use will not create siglÙficant interference with any traffic
on the surrounding public streets. One of the existing curb cuts on the site is being
closed. The Council and Commission should refer to the ACHD report for additional
information concerlÙng this finding.
I.
That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff does not find that any natural or scenic feature will be lost, damaged or destroyed
by issuance of this conditional use.
SPECIAL CONSIDERATIONS
.
Private Street Waiver: The submitted Site Plan (Sheet SP-l) proposes all six (6) dwelling
units to take access off of a common driveway. However, MCC 12-6-2.A.6 allows no more
than four (4) units on a common driveway and requires a 24-foot wide private street, built to
ACHD standards, be provided. The site allows for the required private street width for
approximately 90 feet into the site and this was a recommended condition of the Preliminary
Plat. However, the driving surface within the hammerhead is proposed at only 20 feet -
which is below the minimum width for six (6) uruts. It appears the mirumum rear building
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setbacks could still be met if a 24-foot wide street section were provided, but the five (5)
foot sidewalks on both sides could not be met.
Staff believes the following infill policies would support the hanunerhead drive aisle being
constructed as proposed, as long as Meridian Fire and SSC approve:
a.) MCC 12-6-6.A.3.: "Planned developments may include private streets and service
drives (emphasis added), if designed and constructed to ACHD standards and in
accordance with Section 12-6-2-A.6, and as approved by the Council."
b.) MCC 12-6-6.A.5: "Buildings may be clustered to . . .consolidate small open space
into larger, more usable areas for common use and enjoyment."
Staff recommends the ConulÙssion and Council give special consideration to this issue. If
approved as submitted. both the sidewalk requirement and the 24-foot width requirement
would need to be waived.
.
Building ElevationslMaterials: The existing residence/future office is a well-preserved,
attractive brick structure. No materials were provided for the new attached dwelling units,
but it appears from the elevations that no brick is planned to be used on the residential units.
As a Planned Development, the City typically encourages a consistent theme and/or
complimentary designs amongst the buildings. The Commission and Council may want to
consider requiring brick accents, wainscoting, or other materials that help to better tie the
existing structure into the future dwelling units.
SITE SPECIFIC COMMENTS (Conditional Use Permit)
1.
Applicant shall meet all of the requirements of the preliminary plat as a condition of the
Conditional Use Permit.
2.
The CUP/PD application does not request the necessary deviations from the Meridian
City Code to be approved as submitted. Prior to the City Council public hearing, the
applicant shall submit a revised application form which proposes reduced lot sizes,
reduced lot frontages, a waiver from the private street standards and any other
exceptions necessary to comply with the ordinance.
3.
All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
4.
No building permits for new construction shall be issued within the development until a
Final Plat has been recorded for the subdivision.
AGENCY COMMENTS
FIRE DEPARTMENT
1. Upsize the proposed 6" water line to 8" and provide fIre hydrants at the "T" intersection within the
project.
AZ-04-01S. PP-<)04-020. CUP-O4-022
S"", o"d~ AZ.PP.CUPdoo
PlanlÙng & Zoning Commission/Mayor & City Council
July 15, 2004 (Hearing Date)
Page 13
2. One and two family dwellings will require a fire-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
3. Acceptance ofthe water supply for fire protection will be by the Meridian
Water Department.
4. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 y," 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 comers.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
5. All entrance and internal roads shall have a turning radius of 28' inside and
48' outside radius.
6. Provide a 20' wide Fire Lane for all internal & external roadways.
7. Building setbacks shall be per the Building Code for one and two story construction.
8. Maintain a separation of 5' from the building to the dumpster enclosure.
9. Paint the curb red and provide signage "No Parking Fire Lane".
10. All portions of the buildings located on this project must be within 150' of a paved surface.
II. No Parking signs and painted curbs will be required for all Fire Lanes.
POLICE DEPARTMENT
I. The Police Department has no concerns related to the site design submitted with the application.
SANITARY SERVICES COMPANY
1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal prior to the
public hearing. There is a concern that the required modifications may significantly impact your
site design and may require a revised site plan. If the site plan is revised, contact the planner
assigned to the project immediately to discuss the changes and how to proceed with the revised
site plan.
2. SSC will not provide trash pick-up services utilizing the common driveway. Prior to release of
building pennits for homes that take access from the common driveway, 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 shilll be placed on the concrete pad on
collection day in a manner that does not cause a nuisance.
AZ"""'. PP-OO4-020, CUP-04-022
s",. G..œ, AZ.PP CUP ,""
Planning & Zoning CommissionlMayor & City Council
July 15,2004 (Hearing Date)
Page 14
PARKS DEPARTMENT
1. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance will be followed.
2. Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance will be followed.
RECOMMENDATION
Staff strongly supports the mixed-use and infill nature ofthis development. We believe the
proposed plan is the highest and best use for the property and meets the Comprehensive Plan's
vision for the area.
The following two outstanding issues should be resolved to the Commission's satisfaction
before being forwarded to the City Council:
1.
2.
Solid waste access and collection method (to SSC's satisfaction)
Private street standards (sidewalk and width; ensure appropriate access)
Staff recommends approval of the Rezone, PD and Preliminary Plat applications with the
conditions noted above.
AZ-0,"015, "-,,o,"020, CUP.Q4.o22
S'=' GM"'" AZPPCUP'"
"'~,v~
TAMMY DE WEERD
COUNCIL MEMBERS
WILLIAM LM. NARY
KEITH BIRD
CHARLIE M. ROUNTREE
SHAUN WARDLE
vmu
~;;diãn \;
I", IlM.HO ß
~C.~, ,"
~~'.fG!\
MERIDIAN CITY/RURAL FIRE DEPARTMENT
KEN W. BOWERS
DEPUTY CHIEF - fIRE PREVENTION
JOSEPH SILVA
O-r,~r",~-
DEPUTY CHIEF - TRAINING
BILLJOHNSON
540 Easl franklin Road
Meridian. ID 83642
(208) S88-1234
Fax (208) 895-0390
RURAL FIRE COMMISSIONERS
RICHARD GREENE
TERRY LEIGHTON
June 22, 2004
R-r,'...'.'.".V.'Tft!.I:,yr.,.
.e'L",./_!U..'y [';1)
JUN 2
200~
TO:
Meridian Planning & Zoning Commission
FROM:
Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT:
Secret Garden Subdivision, CUP 04-022, PP 04-020, AZ 04-015
The following will be the requirements and/or concems to provide minimum levels of fire
protection for the proposed project:
I. Upsize the proposed 6" water line to 8" and provide fire hydrants at "T"
intersection inside the project.
~ & ~ '7~ 'Di4tIUet
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651.4395
FAX # 208.463-0092
24 June, 2004
RECEIVED
JUN 28 ZOOI¡
Phones: Areo Code 208
OFFICE: Nompo 466.7861
SHOP: Nompo 466.0663
William G. Berg Jr., City Clerk
City of Meridian
33 Bast Idaho Ave.
Meridian, ID 83642
city of MenD"
City Clerk Olbe
RE:
AZ 04-015/CUP 04-022/PP 04-020 Secret Garden
Dear Will:
AZ 04-015:
Nampa & Meridian Irrigation District has no comment on the above referenced
application for Annexation and Zoning.
CUP 04-022/PP 04-020:
If aU storm drainage is retained on-site there will be no impact on Nampa & Meridian
Irrigation District and no further review will be required.
However, if any surface drainage leaves the site, the Nampa & Meridian Irrigation
District requires a Land Use Change Application be filed for review prior to final
platting. Please contact Donna Moore at 466-7861 for further information.
AU laterals and waste ways must be protected. 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.
Thank you,
~,¿d 1/--
Bill Henson, Asst. Water Superintendent
Nampa & Meridian Irrigation District
BHldbg
c:
Water Superintendent
Pinnacle Engineers
Rider 3
File-Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJEG RIGHTS - 40,000
Iu~CgTVED
Ii!! 1 r; 2004 CITY OF ME
CITY Or '>.J~"i1JIAN PUBLIC HEA
SIGN-UP SH
DATE July 15, 2004
PROJECT NUMBER
PROJECT NAME Secret
NAME (PLEASE PRINT)
J:frvE
-6h!AwrN
RIDIAN
RING
EET
ITEM #
6
CUP 04-022
Garden Subdivision
FOR
AGAINST NEUTRAL
'¡\
MAYOR
Tammy deWeerd
CITY COUNC1L MEMBERS
Shoun Wardle
William L. M. Nary
Charles M. Rnuntree
Keith Bird
LEGAL DEPARTMENT
(208) 466.9272' FAX 466-44D5
PARKS & RECREATION
(208) 8S8-3579' Fax 898-5501
PUBLIC WORKS
(208) 898.5500' Fax S87-1297
BUILDING DEPARTMENT
(208) 887-2211 . Fax 887-1297
FLANNING & ZONING
(208) 884-5533 . Fax 888-6854
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: July 8, 2004
Transmittal Date: June 17, 2004
File No.: CUP 04-022
Request: Conditional Use Permit for a Planned Development for single-family residential
and office in a proposed R-8 zone for proposed Secret Garden Subdivision
By: Pinnacle Engineers, Inc.
Location of Property or Project: 2490 N. Locust Grove
&
David Zaremba, PIZ (No FP)
David Moe, P/Z (No FP)
Wendy Newton-Huckabay, P/Z (NoFP)
Michael Rohm, P/Z (NoFP)
Keith Borup, P/Z (No FP)
Tammy de Weerd, Mayor
Bill Nary, CIC
Charlie Rountree, C/C
Keith Bird, CIC
Shaun Wardle, CIC
Water Department
Sewer Department
Sanitary Service (No VAR, VAG. FP)
Building Department
Fire Department
Police Department
City Attomey
City Engineer
City Planner
Parks Department
Hearing Date: July 15, 2004
Meridian School District (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 only)
Qwest (FP/PP only)
Intermountain Gas (FP/pPonly)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (NoFP)
Ada County Land Records
Meridian Development Corporation
Historical Preservation Commission
Your Concise Remarks:
df;._~A/ (!J'y .L~- c5'f-f¡
RECEIygD
JUL 1 2 2004
City Of Mcridim;
City Clerk Otlice
33 EAST lDAHO AVENUE' 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
MAYOR
Tammy de Weerd
¡;'"
clfe;;dl~n
IDAHO
LEGAL DEPARTMENT
(208) 466-9272 . FAX 466-4405
PARKS & RECREATION
(208) 888-3579. Fax 898-5501
FUBLIC WORKS
(208) 898-5500. Fax 887-1297
CITY COUNCIL MEMBERS
Shaun Wardle
WHliam L. M. Nary
Charles M. Rountree
Keith Bird
BUILDING DEPARTMENT
(208) 887-2211 . Fax 887-1297
PLANNING & ZONING
(208) 8S4-5533 . Fax 888-6854
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: July S, 2004
Transmittal Date: June 17, 2004
File No.: CUP 04-022
Request: Conditional Use Permit for a Planned Development for single-family residential
and office in a proposed R-S zone for proposed Secret Garden Subdivision
By: Pinnacle Engineers, Inc.
Location of Property or Project: 2490 N. Locust Grove
Hearing Date: July 15, 2004
y
David Zaremba, PIZ (No FP)
David Moe, P/Z (No FP)
Wendy Newton-Huckabay, PIZ (NoFP)
Michael Rohm, P/Z (NoFP)
Keith Borup, P/Z (No FP)
Tammy de Weerd, Mayor
Bill Nary, CIC
Charlie Rountree, CIC
Keith Bird, CIC
Shaun Wardle, CIC
Water Department
Sewer Department
Sanitary Service (No VAR, VAG, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Pfrks. DE¡partfTIent
Meridian School District (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 only)
Qwest (FP/PP only)
Intermountain Gas (FP/PPonly)
Bureau of Reclamation (FP/PPonly)
Idaho Transportation Department (No FP)
Ada County Land Records
Meridian Development Corporation
HistOñcaJ Preservation Commission
Your Concise Remarks:
~
"
,
.,
þI.....
.,.-" PT.
33 EAST IDAHO AVENUE. MERIDIAN, IDAHO 83642 . (208) 888-4433
City Clerk Office Fax (208) 88S-4218 . Human Resources Fax (208) 884-8723 . Finance & UtiIity Billing Fax (208) 887-4813