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HomeMy WebLinkAboutSienna Creek Subdivision CUP CUP 04-021 MERIDIAN PLANNING 8. ZONING MEETING July 15, 2004 APPLICANT Sagewood Development, Inc. ITEM NO. 12 REQUEST Public Hearing: Conditional Use Permit for a Planned Development for a residential subdivision for proposed Sienna Creek Subdivision - north of W. Ustick Road and east ofN.LinderRoad AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY See aHached Staff Comments CITY SEWER DEPT: CITY PARKS DEPT: No Comment 'N- Cð vV\ VV\.l¡ý\ ~ Mpro\JoJ..J Íð cjv LiD CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: MERIDIAN SCHOOl DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: See aHached Comments See aHached Comments SETTLERS IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: SIlJh UN Emailed: \'J\tA/~ Date::7:l::&v\ Phone?[5Q-»\(L Staff Initials: Materials presented at pubßc meetings shall become property of HIe City of Meridian. MAYOR Tammy deWeerd CITY COUNCIL MEMBERS Ke~h Bird William LM. Nary Shaun Wardle Charles M. Rountree " " '\} ~ IDAHO ) ~c ~ ",T"EA'U"EV.~ "'" . i ,.., LEGAL DEPARTMENT (208) 486-9272 .Fax 4864405 PUBLIC WORKS BUILDING DEPARTMENT (208) 887-2211 . Fax 887-1297 PLANNING AND ZONING DEPARTMENT (208) 884-5533, FAX 888-6854 STAFF REPORT: Hearing Date: July IS, 2004 To: Mayor, City Council and Planning & Zoning Commission From: Wendy Kirkpatrick, AICP, Associate City Planner iNAt John Boyd, Engineering Tech II 9~ JUt j 2 2004 Re: Sienna Creek Subdivision UfJ.>'leridiac, Cle!'k Offi~;: . Annexation and Zoning of30.0 Acres, by Sagewood Development, LLC (File No. AZ- 04-014). . Preliminary Plat Approval of One-hundred and thirty-six (136) Building Lots and Thirteen (13) Other Lots on 30.0 Acres in a Proposed R-8 Zone, by Sagewood Development, LLC (File No. PP-04-019). . Conditional Use Permit approval for a Planned Development consisting of One-hundred and thirty-six (136) single family residential building lots and thirteen (13) common lots including three open space areas on 30.0 acres in a proposed R-8 Zone. The proposed Planned Development includes a request to allow reduced lot sizes, a request for a block which exceeds the maximum block length of 1000' and reduced ftontages by Sagewood Development, LLC (File No. CUP-04-021). We have reviewed the above referenced submittals and offer the following comments, as conditions of approval. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY The applicant, Sagewood Development, LLC, has applied for the Annexation and Zoning, Preliminary Plat and Conditional Use Permit approval of a Planned Development consisting of 136 buildable lots and 13 common lots on 30.0 acres orland located approximately 1/4 mile north ofUsitck Road and Y. mile east of Linder Road. The property is currently zoned RUT, and the applicants have requested that the property be rezoned to R-8 upon annexation. The applicant's preliminary plat approval request is for 136 residential building lots and 13 common lots. The common lots include two parks. The proposed residential lots range in size AZ-Q4-O14 Sienna Creek.AZ.PP.CUP.OOc PP~-O19 Mayor & City Council Hearing Date: July 6, 2004 Page 2 ITom 3,910 square feet to 11,600 square feet. The applicant is proposing two types of single family lots: standard lots which range in size ITom 5,000 square feet to 11,600 square feet and attached single family home lots with alley-loaded garages. The gross density of the proposed subdivision is 4.53 dwelling units per acre. The applicant is requesting approval of a block which will exceed the maximum block length of 1,000'. It is not possible for the applicant to stub to the property to the west (and reduce the length of the block) due to the location of the school directly west ofthe subject property. The proposed micropath along the southern side of the subject property does, however, break up the block length. Staff supports this request by the applicant to exceed the maximum block length. The block length along the southern edge ofthe subject property also exceeds 1000' in length. Staff does not support this request to exceed the maximum block length of 1,000'. A second stub street should be constructed along the southern boundary ofthe subject property to improve connectivity between the proposed subdivision and the properties to the south. The Planned Development application includes requests to allow reduced development standards including reduced lot sizes, reduced ITontages, and a request to exceed the maximum block length of 1000'. The following is a comparison ofthe City's minimum requirements and the reduced requirements that have been proposed by the applicant: Lot Size- City Requirements (R-8) 4,000 sq.ft. (attached) 6,500 sq. ft. (detached Proposed Lot Sizes 3,910 sq.ft. (attached) 5,000 sq. ft. (detached) Lot Frontage- City Requirements (R-8) 65'minimum (detached) 40' minimum (attached) Proposed Frontage 50' minimum (detached) 34' minimum (attached) Block length- 1,000' 1,300' The applicant has proposed the following amenities to fulfill the requirement of the Planned Development Ordinance: 3.69 acres of common area (12.3% of gross land area) which will include playground equipment and picnic areas in the proposed 1.28 acre and 1 acre parks. The applicant will provide further details on these proposed amenities at the Planning and Zoning Commission hearing. The legal description submitted with the application appears to meet the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits. The subject property is within the Urban Service Planning Area and essential City services are or can be made available to the subject property. RZ-04-014 PP-O4-019 CUP-O4-021 Sienna CreekAZ.PP.CUP.doc Mayor & City Council Hearing Date: July 6, 2004 Page 3 CURRENT OWNERS OF RECORD Sagewood Development, LLC is the current property owner. LOCATION The property is located approximately Y. mile north of Us tick Road, and Y2 mile east of Linder Road. SURROUNDING PROPERTIES North: Baldwin Park Subdivision, zoned R-8 South: Agricultural and rural residential, zoned RUT. The Comprehensive Plan designation for the properties located to the south is Medium Density Residential. East: Baldwin Park Addition Subdivision, zoned R-8 is located directly east of the subject property, Cedar Springs Subdivision is located east of Baldwin Park Addition. West: Middle School site, zoned R-4. ANNEXATION & ZONING ANALYSIS According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall 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 staff: A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; Staff finds that the requested zoning designation, R-8, is hannonious with and in accordance with the effective Comprehensive Plan ('02) and the Future Land Use Map, which designates the land to be "Medium Density Residential. " Additionally, the proposed application supports the following Comprehensive Plan policies concerning Population Growth: (Goal I, Objective A, Action 6); Services (Goal II, Objective A, Transportation, Action 6); Land Use (Goal III, Objective A, Action I); and (Goal IV, Objective C, Actions 1,3, and 5.) B. Is the area included in the zoning amendment intended to be rezoned in the future; The applicant has not indicated that they intend to rezone the subject property in the future. C. Is the area included in the zoning amendment intended to be developed in the fashion that wonld be allowed under the new zoning -for example, a residential area turning into a commercial area by means of conditional use permits; RZ-O4-014 PP-Q4-019 CUP-O4-021 Sienna Creek.AZ.PP.CUP.doc Mayor & City Council Hearing Date: July 6,2004 Page 4 Staff finds that the proposed single family residential subdivision would be allowed within the requested R-8 zone, if accompanied with a Conditional Use Pennit for a Planned Development. D. Has there been a change in the area or adjacent areas, which may dictate that the area shonld be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashiou similar to the proposed rezone area; Staff finds that the land to the north and to the east ofthe subject property has been developed as residential subdivisions (Baldwin Park Subdivision and Baldwin Park Addition, residential subdivisions with R-8 zoning, are located directly north and east ofthe subject property) similar to the proposed subdivision. Staff finds that the requested zoning designation ofR-8 is harmonious with the recently approved subdivisions adjacent to the subject property and it would be appropriate to rezone the property as requested. The Comprehensive Plan designates property to the north as Medium Density Residential, property to the east as Medium Density Residential and properties to the south as Medium Density Residential E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character ofthe general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed use (single family residential) will be harmonious with the existing character of the area. See note D above. F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony (oral and written) to detennine whether or not the proposed uses will be disturbing or hazardous to the existing or future neighboring uses. Staff does not anticipate that the proposed residential uses will be hazardous or disturbing to future or existing neighbors. G. 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 ofsuch services; Staff finds that the property to be annexed can be served adequately by all essential public facilities and services. Applicant shall be required to extend water and sanitary sewer mains to and through the proposed development, thereby making them available to the adjacent properties. W. Ashby Drive and W. Ashton Drive will be extended to the subject property as a part ofthe development of Cedar Springs Subdivision. Please review agency comments regarding the subject property. RZ-O4-014 PP-O4-019 CUP-O4-021 Sienna CreekAZ.PP.CUP.doc Mayor & City Council Hearing Date: July 6, 2004 Page 5 H. Will not create excessive additional requirements at pnblic cost for public facilities and services and will not be detrimental to the economic welfare of the community; Staff finds that the proposed subdivision will not result in excessive additional requirements at public cost for public services and facilities. InITastructure to service the proposed planned development is in close proximity to the subject property and the subject property will be accessible off of an existing road network. I. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff recognizes the fact that traffic and noise will increase significantly upon build-out of the proposed subdivision; however staff does not feel that the amount generated will be detrimental to the public welfare of the city. J. Will the area have vehicular approaches to the property, which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the subdivision's vehicular approaches off ofN. Arches Avenue, N. McKinley Park Avenue, and W. Ashton Drive will cause some degree of interference on the surrounding public streets. ACHD comments concerning vehicular approaches and traffic generation are not currently available. A draft copy ofthe ACHD comments regarding the subdivision should be available by the Planning and Zoning Commission hearing date. K. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; The proposed subdivision will not result in the loss or damage of a natural or scenic feature of major importance. The site does, however, contain a number of mature trees. The applicant should contact Meridian's Parks Department regarding these existing trees. Any existing trees larger than 4" caliper that are removed shall be mitigated for per the Landscape Ordinance. L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592,11-17-1992)? Staff finds services are available to the site and that the proposed subdivision complies with Meridian's Comprehensive Plan and that the annexation of this property in the best interest of the City. RZ-O4-014 PP-Q4.019 CUP.O4-021 Sienna CreekAZ.PP.CUP.doc Mayor & City Council Hearing Date: July 6,2004 Page 6 ANEXATION AND ZONING CONDTIONS OF APPROVAL Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available ITom the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. PRELIMINARY PLAT FINDINGS AND REQUIREMENTS Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: a. The conformance of the subdivision with the Comprehensive Development Plan; Staff finds the subdivision to be in conformance with the Comprehensive Plan. The Comprehensive Plan designates the property as Medium Density Residential and the applicant's request for R-8 zoning is consistent with the Medium Density Residential Comprehensive Plan designation. b. The availability of public services to accommodate the proposed development; Staff finds that public services can be made available to accommodate the proposed development. See Annexation and Zoning Comments G and H. 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, the applicant will extend urban services to the subject property ITom existing main lines. d. The public fmancial capability of supporting services for the proposed development; Staff finds that the development will not require major expenditures for providing supporting services; the applicant will pay for the construction of extending services to the subject property. e. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff finds that the proposed development will not present any health, safety or environmental problems that would need to be brought to the Councilor Commission's attention. ADDITIONAL CONSIDERATIONS Reduced Lot and Frontage Requirements: The reduced lot dimensions of5,000 square feet for detached single family homes and 3,910 square feet for attached single family homes, and reduced ITontages of 50' for detached single family homes and 34' for attached single family RZ.O4-014 PP-O4.019 CUP-O4-021 Sienna CreekAZ.PP.CUP.doc Mayor & City Council Hearing Date: July 6, 2004 Page 7 homes would not be permitted without the applicant's request for a Planned Development. Staff supports the requested reduced ITontages and lot dimensions; the resulting smaller lot sizes and proposed attached single family homes with alley loaded garages will help to increase the diversity of Meridian's housing choices. Stub Streets: Staff is recommending that a second stub be constructed along the southern edge of the proposed subdivision. The property located to the south of the subject property is under the ownership of two different property owners. Staff is recommending a stub to each ofthese two properties to improve the connectivity between the proposed subdivision and future development south ofthe subject property. Alleys: The dimensions of the proposed alleys should receive approval ITom ACHD and Meridian's Fire Chief prior to City Council. SITE SPECIFIC COMMENTS I PRELIMINARY PLAT 1. Water service to this site shall be via main line extensions ITom the existing mains adjacent to the property. The applicant shall be required to extend water mains to and through the proposed development, thereby making them available to the adj acent properties. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. 2. Sanitary sewer service to this site will be via main line extensions ITom the existing White Drain Trunkline. The subdivision designer is to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. 3. The applicant has not definitively indicated who will own and maintain the pressurized irrigation system within this development. If the pressurized irrigation system within this development is to remain a private Homeowners Association system, complete plans and specifications shall be reviewed by the Public Works Department as part of the development plan review process. A draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. 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. 4. A detailed fencing plan shall be submitted upon application for the final plat. A solid fence shall be required around the perimeter of the subdivision unless the City agrees in writing that such a fence is not required. Fencing for the lots bordering common areas shall be 4' in height and made of a semi-solid material. Fencing adjacent to the proposed RZ-O4-014 PP-Q4-019 CUP-O4-021 Sienna CreekAZ.PP.CUP.doc Mayor & City Council Hearing Date: July 6, 2004 Page 8 park shall be 4' in height (to increase the visibility of the park) and depicted in the fencing plan. This shall be an on-going condition of approval. 5. Add or revise the following preliminary plat notes: 'Add a note to the face of the plat that restricts fencing adjacent to the pathways within the subdivision to being no greater than four feet in height if solid sight-obscuring material is used for fence construction. 6. Ten (10) copies of a revised plat shall be submitted to the City Clerk's Office at least ten days prior to the next public hearing for this plat. 7. The applicant has not indicated whether the project is to be phased. If this project is to be phased, revise the plat to indicate phase lines. 8. Please submit all updated groundwater/soils monitoring data to the Public Works Department for review. The preliminary geotechnical evaluation, as prepared by Oeo Engineers, indicates that shallow groundwater may be a factor, particularly in the areas of Test pits #1 and #5, where groundwater is assumed to be at a depth on the order of3-3 1/2 feet. Any drainage areas (detention/retention b88ins) must be designed to ensure that water will percolate or discharge within a period oftime not to exceed 24 hours for all storms up to and including a 100-year storm event. (All areas being counted toward the 10% open space amenity shall be free of "wet ponds" or other such nuisances.) Side slopes within drainage areas shall not exceed 3:1. The project engineer should pay close attention to the results of field studies determining the groundwater, soil type & and characteristics during the design and construction phases. The engineer shall be required to certify that the street centerline elevations are set a minimum of3-feet above the highest established normal groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above groundwater. GENERAL COMMENTS 1. Please submit a copy ofthe Ada County Street Name Committee's approval letter for the subdivision name, and the lot and block numbering. 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. All micro-paths within the proposed subdivision shall be designed in accordance with MCC 12-13-15 "Micropath Landscaping". RZ-O4-014 PP-O4-019 CUP-O4-O21 Sienna CreekAZ.PP .CUP.doc Mayor & City Council Hearing Date: July 6, 2004 Page 9 5. 6. Sidewalks within the proposed subdivision shall be built in accordance with MCCI2-13- 10-8. 100-watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit ITom the Public Works Department prior commencing installations. 7. 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. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owner's), with written approval or non-approval submitted to the Public Works Department. Iflateral users association approval can't be obtained, plans will be reviewed and approved by the meridian City Engineer prior to final plat signature. 8. Contact Meridian's Parks Department regarding the existing matures trees on the subject property. Any tree over 4" in caliper that is removed ITom 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 have to be 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 ITom their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 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. 12. Contact Sanitary Services Company regarding the location oftrash receptacles in the subdivision. 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 find 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; RZ-O4-014 PP-Q4-019 CUP-O4-O21 Sienna CreekAZ.PP.CUP.doc Mayor & City Council Hearing Date: July 6, 2004 Page 10 Staff finds that the subject property is large enough to accommodate the proposed subdivision and all required subdivision features including amenities required by the Planned Development application. 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 current Comprehensive Plan Land Use Map designates the property as "Medium Density Residential." Staff finds that the proposed residential uses are hannonious with and in accordance with the Comprehensive Plan. The project is being proposed as a conditional us'e for a planned development in order to allow reduced lot sizes, reduced street ITontages, and a block exceeding the maximum block length of 1000'. 1fthe project is approved as a Planned Development, it will meet the minimum requirements of the MCC. C. That the design, construction, operation, and maintenance will be compatible with other uses 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 residential subdivision use will be hannonious with the intended and existing character of the area. The proposed development is located immediately south of Baldwin Park Subdivision, another residential subdivision with R-8 zoning and the Comprehensive Plan designates properties to the north, south and east as Medium Density Residential, and to the west as Public I Quasi-Public. D. 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 other properties within the vicinity; however, the Commission and Council should consider any testimony (written and oral) presented at the public hearings before making this finding. E. 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; Staff finds that the proposed development will be adequately served by the essential public facilities and services listed above. See Annexation and Zoning Comments G and H. 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; RZ-O4-014 PP-O4-019 CUP-04.021 Sienna Creek.AZ.PP.CUP.doc Mayor & City Council Hearing Date: July 6, 2004 Page 11 Staff frods that the proposed use will not be detrimental to the economic welfare of the community; the applicant will be responsible for the costs of extending existing sewer and water mains to the subject property. 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 there will be an increase in traffic and noise in the general vicinity if the subdivision is approved, but that approval of the subdivision will not lead to a major increase in smoke, fumes, glare, odors or other disturbances that will be considered detrimental to the welfare of the City and the subdivision's neighbors. 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 vehicular approaches are sufficient and that the development will not create significant interference with any traffic on the surrounding public streets. ACHD comments regarding the proposed subdivision are not currently available; a draft copy should be available by the Planning and Zoning Commission hearing date. Please review the ACHD report for this project for additional information regarding this finding. I. That the proposed use will not result in the destruction, loss or damage of a natural, sceuic or historic feature considered to be of major importance. Staff finds 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 frods that there are no such features on the subject property. 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 applicant shall provide a minimum of two amenities which are appropriate for the scale of the proposed planned development. Details of these amenities should by the date of the Planning and Zoning Commission hearing. 3. All development shall comply with the Americans with Disabilities Act and the Fair Housing Act. APPLICABLE COMPREHENSIVE PLAN POLICIES: (from Chapter VI and VII) RZ-O4-014 PP-O4-019 CUP-O4.021 Sienna CreekAZ.PP.CUP.doc Mayor & City Council Hearing Date: July 6, 2004 Page 12 . Large development proposals that are likely to generate significant traffic should be assessed for their impact on the transportation system and surrounding land uses. They should be examined for ways to encourage all fonns of transportation such as transit, walking, and cycling. New development should not rely on cul-de-sacs since they provide poor fire access, walkability, ans neighborhood social life. New development and streets should be designed to encourage walking and bicycling Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi-family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety oflocation suitable for residential development. . . OTHER AGENCY! DEPARTMENT COMMENTS & CONDITIONS SANITARY SERVICES COMPANY (SSe) 1. No comment. MERIDIAN FIRE DEPARTMENT 1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for duration of2 hours to service the entire project. Fire hydrants shall be placed an average of 400' apart. International Fire Code Appendix D 2. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 3. Final Approval of the rue hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 Yz" 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 ofthe hydrant location. e. Fire Hydrants shall be placed on comers. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. 4. The phasing plan may require that any roadway greater than 150' in length that is not provided with an outlet shall be required to have an approved turn around. 5. All entrance and internal roads shall have a turning radius of28' inside and 48' outside radius. 6. Insure that all yet undeveloped parcels are maintained ITee of combustible vegetation. 7. Operational fire hydrants and temporary or pennanent street signs are required before combustible construction begins. RZ-04-014 PP-04-019 CUP-04-021 Sienna CreekAZ.PP.CUP.doc Mayor & City Council Hearing Date: July 6, 2004 Page 13 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 parking. Streets with less than 33' shall have parking only on one side. 9. The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer 10. Provide a Knoxbox entry system for the complex. 11. Paint the curb red and provide signage "No Parking Fire Lane". 12. No Parking signs and painted curbs will be required for all Fire Lanes. 13. No parking shall be allowed in Lorna Court. POLICE DEPARTMENT 1. The Police Department has no concerns related to the site design submitted with the application. 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. 3. An inventory of existing trees will be completed by the Parks and Recreation Department for the subject property. RECOMMENDATION Staffreconunends approval ofthe proposed annexation/rezone, preliminary plat, and conditional use permit with the aforementioned findings and conditions. RZ-O4-014 PP-O4-019 CUP-O4-021 Sienna CreekAZ.PP.CUP.doc ~ & ~ 1~ 'Di4tUa 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 22 June, 2004 RECEIVED JUN 2 5 2004 phones: Area Code 208 OFFICE: Nompo 466-7861 SHOP: Nompo 466-0663 William G.Berg Jr. City Clerk City of Meridian 33 East Idaho Ave. Meridian, ill 83642 c,;ty of Meridian CIty Clerk Office RE: AZ 04-014/CUP04-021 Sienna Creek Subdivision Dear Will: Nampa & Meridian Irrigation District has no comment on the above referenced applications for Annexation and Zoning of30 acres ITOm proposed RUT to R-8 zone and a Conditional Use Permit for Planned Development for the proposed Sienna Creek Subdivision as it is out of our district. Thank you, IJ';:& J ~ Bill HenK" Asst. Water Superintendent Nampa & Meridian Irrigation District BH/dbg c: Water Superintendent File - Office/Shop APPROXIMATE IRRIGABlE ACRES RIVER FLOW RIGHTS. 23,000 BOISE PROJEQ RIGHTS. 40.000 ~ CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT W--Bt~JI~ Environmental Health Division RECEIVED JUN 2~ 2004 Rezone # Conditional Use # ~LL¡ð 6J r- ¿>¿;z.! Preliminary ! Final! Short Plat , <\'/£#,; II- (l£pEK ScJ...~lJ/j//.5'/OAi (:"1 sf M.,i'¡1an citÝ Clerk office Return to: 0 Boise 0 Eagle 0 Garden City )(Meridian 0 Kuna OACZ 0 Star 01. 02. 03. 04. 05. 06. 07. ¡ia. Jíg. We have No Objections to this Proposal. We recommend Denial of this Proposal. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. We will require more data concerning soil conditions on this Proposal before we can comment. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: 0 high seasonal ground water 0 waste flow characteristics 0 or bedrock from original grade 0 other This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. This project shall be reviewed by the Idaho Departm~nt of Water Resources concerning weli construction and water availability. After wri~ approval from appropriate entities are submitted, we can approve this proposal for: ~central sewage p....community sewage system 0 community water well 0 interim sewage Ji!C. central water 0 individual sewage 0 individual water The following plan(s) must be submitted to and approved by the Idaho Department ot Health & Welfare, Division.ofJnvironmental Quality: ~ central sewage ~:ommunity sewage system 0 community water 0 sewage dry lines ,.......entral water ~1 O. Run-off is not to create a mosquito breeding problem. 0 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. 012. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. 0 13. We will require plans be submitted tor a plan review for any: 0 food establishment 0 swimming pools or spas 0 beverage establishment 0 grocery store 0 child care center ~4. Please see attached stormwater management recommendatations 015. D~~4 Reviewed BY:~ CDH"OOI~ Review Sheet ~ CENTRAL ŒBt61I~ MAIN OfFICE. 71J1 N. ARMSTRONG PL. . BOISt:,ID 83704-0825 . {ZOB) 37S-'5Z11 , FAX 3Z7-8500 To prevenr and "ear disease and disabUlry; ro promote heølrhy l!fearyles; and 10 prorecl and promore rhe heallh and quality of ou' environment. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended tbat'Stoml water be pre-tI:1eated prior to dischar.ge to the subsw.face to prevent itnput to ground water audsurface water quality. The engineers and architeCts inwlved with the desip of this project 'Should obtain current best management prad:it:es for 'Stonn water dispO'Sal and design a storm water management system that is preven1:Ïn¡g .groundwater and 'Surface water degradation. Manuals tbat1:ould be used for,guidance are: State of Idaho Catalog of'Stormwater Best Management Practìœs For Idaho Cities and Counties. Prepared by the Idaho Department of Environmental Quality, July 1997. Stormwater Best Ma~ment Practices. GMkJøbook. Prepared by 'City of" Public Worktl\)epu1ment, May 2000. Ada I. Boise County OIIice 707 N. Armstrong PI. Boise, 10 83704 En,;ro. Health: 327.7499 Family Pla..;ng: 327-7400 Immunizations: 327.74,0 Senior Nutrition: 327.74EO WI(; 3<7.7488 fI\I(: 327-8500 Serving Valley, Elmore, Boise, and Ada Counties Elmore !ounty Office 520 E. 8th 51. North Mountain Home. 10 83647 En,;ro. Health: 587-9225 Family Health: 587-4407 WIt: SB7-4409 FAX: 587-3521 Valley County Office 703 N. 1st 51. PO. Box 1448 McCall, 10 83£3B Ph. 634-7194 FAX: 634-2174 _11m""