HomeMy WebLinkAboutAlexandria Subdivision CUP
RECEIVED
AUG 2 0 2004
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City Of Meridian
City Clerk Office
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Alexandria Subdivision
Case No(s).:
AZ-04-011, CUP-04-015, PP-04-017
Applicant:
Lonnie Johnson.
P&Z Commission Hearing Date: July 29, 2004
Recommendation:
Approval.
Summary of Public Hearing:
. At the July 15, 2004 hearing, testimony was provided by the following people:
Staff testified on the proposed applications.
Mike Wardle and Joe Canning, representatives for the developer, testified in favor of
the subject applications.
2 neighboring property owners testified regarding concerns about potential impacts of
the proposed development
Key Commission Changes to Staff Recommendation:
. The Commission made no modifications to the conditions included in the staff report.
Outstanding Issues for City Council:
Neighborhood Center: Meridian's Comprehensive Plan has designated a Mixed-Use
Neighborhood Center on the west side of Locust Grove Road halfway between McMillan Road
and Ustick Road. The Comprehensive Plan states that only ten acres of non-residential uses may
be pennitted for each Mixed-Use Neighborhood Center. Currently there are 11.21 acres of
nonresidential uses which have been approved for the Locust Grove Neighborhood Center.
Heritage Commons has 3.8 acres of commercial uses which were approved as a use exception
and Razzberry Subdivision has 3.31 acres ofL-O zoning. Brockton Subdivision was approved at
the July 13, 2004 City Council hearing for 4.1 acres of nonresidential uses.
NOTE: The applicant has submitted copies of a revised landscape plan depicting minor
modifications to the landscape plan and detailed plans for proposed open space area
amenities. Staff is supportive of the revised plans.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
USE PERMIT FOR Alexandria
Subdivision IN R-8 and CoN ZONES
Case No. CUP-O4-0I5
RECOMMENDATION TO CITY
COUNCIL
Lonnie Johnson,
Applicant
1.
The property is located approximately Yz mile south of the southwest intersection of
McMillan Road and Locust Grove Road, Meridian.
2.
The owners of record ofthe subject property are Lonnie and Karen Johnson.
3.
Applicant is Lonnie Johnson.
4.
The subject property is currently zoned RUT. The zoning districts ofR-8 and C-N are
defined within the City of Meridian Zoning and Development Ordinance, Section 11-7-2.
5.
The Applicant requests the Conditional Use Permit for a Planned Development in C-N
and R-8 zones. The C-N and R-8 zoning designations within the City of Meridian
Zoning and Development Ordinance requires a Conditional Use Pennit be obtained for
most uses including those requested by the Applicant. (Meridian City Zoning and
Development Ordinance, Section 11-8-1).
6.
The Meridian Planning and Zoning Commission recognizes that the proposed application
is in compliance with the Meridian Comprehensive Plan.
7.
The use proposed which is the subject of this will, in fact, constitute a conditional use as
detennined by City policy.
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
ofthe City of Meridian that they approve the requested Conditional Use Permit as requested by
the Applicant for the property described in the application, subject to the following:
Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
Alexandria Subdivision CUP-O4 -015 Page I
A.
7.
SITE SPECIFIC COMMENTS (Conditional Use Permit)
I.
Applicant shall meet all of the requirements of the preliminary plat as a condition of the
Conditional Use Permit.
2.
At least 10 days prior to the next public hearing, the Applicant shall submit a detailed
plan for the proposed park and tot lot.
3.
All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
4.
No building permits shall be issued within the development until a Final Plat has been
recorded for the subdivision.
B.
Adopt the Recommendations of the Meridian Fire Department as follows:
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
I.
2.
Final Approval of the fire 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 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 turning radius of28' inside and
48' outside radius.
4.
Provide a 20' wide Fire Lane for all internal & external roadways.
5.
Operational fire hydrants and temporary or pennanent street signs are
combustible construction begins.
required before
6.
The roadways shall be built to Ada County Highway Standards and shall have a clear
driving surface, available at all times, which is 20' wide. Streets with less than a 29'
street width shall have no parking. Streets with less than 33' shall have parking only on
one side.
Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature
landscaping.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
Alexandria Subdivision CUP-04 -015 Page 2
8.
Commercial and office occupancies will require a fire-flow consistent with the
International Fire Code to service the proposed project. Fire hydrants shall be placed an
average of300' apart.
9.
Paint the curb red and provide signage "No Parking Fire Lane".
10.
Provide exterior egress lighting as required by the International Building & Fire Codes.
11.
No parking allowed on Green Gable Court. No parking on East Green Have Lane until
completed road section is provided. Parking allowed on one side of street only for
remainder of sub.
c.
Adopt the Recommendations of Central District Health Department as follows:
I.
This proposal can be approved for central sewage & central water after 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 the Ada County Highway District as follows:
Site Specific Conditions of Approval
I.
The applicant shall do one of the following:
a. Dedicate by donation a total of 35-feet of right-of-way along Locust Grove Road, and
construct a minimum 5-foot wide concrete sidewalk along Locust Grove Road, located a
2-feet within the new right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Locust Grove Road, located a minimum of28-feet from the centerline of
the right-of-way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Locust Grove Road, located at the back edge of the existing right-of-way.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
Alexandria Subdivision CUP-04 -015 Page 3
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
2.
Construct Reitierman Avenue and Green Gable Court as 29-foot street sections with
rolled curb, gutter, a 4-foot detached concrete sidewalk, and a 5-foot landscape strip
within 50-feet of right-of-way as proposed. These roadways shall be signed for parking
on one side only.
OR
Construct Reitierman Avenue and Green Gable Court as 36-foot street sections with curb,
gutter, and sidewalk within 50-feet of right-of-way.
3.
If Reitiennan Avenue within Razzberry Crossing Subdivision to the north of the site is
not constructed at the time of construction within this site, the applicant shall provide a
temporary turnaround at the northern tenninus of Reitiennan Avenue.
4.
Install a sign at the southern terminus Reiterman Avenue and Madison Avenue stating
that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
5.
Construct Madison Avenue from West Star Lane approximately 180-feet south into the
site (to the south side of the proposed commercial driveway) as a 40-foot street section
with vertical curb, gutter, and sidewalk within 54-feet of right-of-way. The sidewalk may
be a 4-foot detached concrete sidewalk if a 5-foot landscape strip is provided. From the
point south of the commercial driveway, Madison Avenue may be tapered to a 36-foot
street section within 50-feet of right-of-way. Madison Avenue should be constructed
with vertical curb its entire length.
6.
Due to the fact that Madison Avenue is to be constructed to commercial street standards,
including vertical curb, the applicant will need to identifY and provide curb cut driveways
for Lots 2-4, Block 2.
7.
Construct East Green Haven Lane with one-half of the street improvements on the north
side including curb, gutter, and sidewalk. Construct a minimum of 24-feet of pavement,
and a 3-foot wide gravel shoulder and a drainage swale on the south side within a
minimum of 40-feet of right-of-way.
8.
Construct one 30-foot wide curb return commercial driveway on Madision Avenue
located approximately 130-feet south of West Star Lane.
9.
Coordinate the design of the alternative turnaround on Green Gable Court with District
Development Services staff.
10.
Direct lot access to Locust Grove Road is prohibited, and a note stating this shall be
placed on the final plat.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
Alexandria Subdivision CUP-04 -015 Page 4
9.
10.
11.
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
I.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2.
All utility relocation costs associated with improving street frontages abutting the site
shall be borne by the developer.
3.
Replace any existing damaged curb, gutter and sidewalk and any that may be 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 ofbuilding
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.
It is the responsibility of the applicant to verifY all existing utilities within the right-of-
way. The applicant at no cost to ACHD shall repair existing utilities damaged by the
applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least
two full business days prior to breaking ground within ACHD right-of-way. The
applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD
conduits (spare or filled) are compromised during any phase of construction.
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
Alexandria Subdivision CUP-04 -015 Page 5
11.
Any change by the applicant in the planned use of the property which is the subject of
this application, shall require the applicant to comply with all rules, regulations,
ordinances, plans, or other regulatory and legal restrictions in force at the time the
applicant or its successors in interest advises the Highway District of its intent to change
the planned use of the subject property unless a waiver/variance of said requirements or
other legal relief is granted pursuant to the law in effect at the time the change in use is
sought.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
Alexandria Subdivision CUP-04 -015 Page 6