HomeMy WebLinkAboutAlexandria Subdivision CUP
CUP 04-015
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Lonnie Johnson
July 29, 2004
ITEM NO.
7
REQUEST Public Hearing - Request for Conditional Use Permit for a Planned Development for
reductions to the minimum requiremenis for lot area, rear building setbacks, street side setbacks
and minimum street frontage for proposed Alexandria Subdivision - 4205 North Locust Grove Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Comments
CITY BUILDING DEPT:
CITY WATER DEPT:
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See attached letter from B & A Engineers
Contacted: tWilL C,rnh\..k-.r/~ Date: 1";)71Ju, Phone:r~:/1~~5:S2J l{f'v-
Emailed: Staff Initials:
Materials presented at public meetings shall become properly of the City of Meridian.
MAYOR
TammydeWeerd
,~
oW'c;;di ;n
CITY HALL
(208) 888-4433 - Fax 887-4813
CITY COUNCIL MEMBERS
Keith Bird
William LM. Nary
Shaun Wardle
Charles M. Rountree
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-221I - Fax 898-955\
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
STAFF REPORT:
Hearing Date: July 29, 2004
To:
Mayor, City Council and Planning & Zoning Commission
Wendy Kirkpatrick, AICP, Associate City Planner {tJkl
John Boyd, Engineering Tech II
?¿6
RECEIVED
JUl 2 6 2004
From:
Re:
Alexandria Subdivision
City Of Meridían
City Clerk Office
. Annexation and Zoning of 9.8 Acres from RUT (Ada County) to C-N
(Neighborhood Commercial) and R-8 (Medium Density Residential), by
Lonnie Johnson (File No. AZ-O4-011)
. .
. Preliminary Plat Approval of28 J;:Juilding'Lüí:s and 2.0ther Lots on 9.8 Acres
in proposed C-N and R-8 zones by LO llli~tOhn¡¡òn (File No. PP-O4-017)
. A Conditional Use Pennit foria Plann~ 'Develòpment on 9.8 Acres to Allow
Reduced Lot Sizes, Reduç;edFrontag"é.Requirements, and Reduced Setbacks
(File No. CUPf(}il:ON/c-
.'
We have reviewed the aforementioned applications and now 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:
APPLICATIONS SUMMARY
The Applicant, Lonnie Johnson, has requested the annexation and zoning of 9.8 acres of land
located approximately Yz mile south of the southwest intersection of McMillan Road and Locust
Grove Road. The land is presently zoned RUT (Ada County). The Applicant has requested that
the subject property be zoned to R-8 and C-N to allow for a subdivision with 24 residential
building lots and 4 light office lots. The applicant is proposing to rezone 2.17 acres to C-N and
7.63 acres to R-15.
The Applicant's preliminary plat request is for 24 single family detached building lots, four (4)
office/commercial lots, and two (2) other lots. The "other" lots include two (2) landscaped lots.
The proposed density for the residential area is 3.15 d.u./acre. The plat includes one acre of
open space, or 10.2% of the gross land area.
The Applicant has also requested approval of a Conditional Use Permit for a Planned
Development (PD) in order to allow alternative development standards, including reduced
residential building setbacks, reduced lot sizes, and reduced lot frontages. The applicant is
providing 10.2% open space and two gazebo / picnic areas as amenities for the proposed
Planned Development. Following is a comparison ofthe City's minimum R-8 requirements and
the reduced requirements that have been proposed by the Applicant through the PD application.
The subject property is located in the center of an area designated by Meridian's Comprehensive
Plan as a Mixed Use - Neighborhood Center. Staff recommends approval of the proposed
Planned Development, Annexation and Zoning, and Planned Development applications.
Setbacks-
Citv Requirements (R-8)
Rear: 15'
Proposed Setbacks
Rear: 10'
Street side: 20'
Street side: 12'
Lot Size-
City Requirements
R-8 zone: 6,500 sq. ft.
Proposed Lot Sizes
5,500 sq. ft.
Lot Frontage-City Requirements
65'minimum
Proposed Frontal!e
45'min.
LOCATION
The property is located on the west side of Locust Grove Road, approximately Y2 mile south of
McMillan Road.
SURROUNDING PROPERTIES
North: Razzberry subdivision, a subdivision approved with 3.31 acres of property zoned L-O
sits directly to the north of the subject property.
South: Rural Residential lots located in Crestwood Subdivision No. I sit directly to the south of
the subject property.
East: Single family residential property with R-4 zoning is located directly to the east of the
subject property.
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West: Locust Grove Road is located directly to the west of the subject property. Summerfield
Subdivision, a residential subdivision with R-4 is located to the west of Locust Grove
Road.
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. "
Thefollowing is the /ist of standards found in lJ-15-lJ 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 designations ofR-8 and C-N are haITllonious
with and in accordance with the adopted Comprehensive Plan and Generalized
Land Use Map, which designates the land to be "Mixed Use Neighborhood." The
Special Considerations section of the staff report discusses the issues surrounding
the Neighborhood Center.
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 area has been designated as a Mixed-Use Neighborhood area in Meridian's
Comprehensive Plan. The Comprehensive Plan designations in combination
with the subject property's location on a major arterial with existing commercial
and residential development helps to make the proposed development compatible
with surrounding land uses and the City of Meridian's plan for the development
of the area. Recently approved developments in the vicinity of the subject
property include Heritage Commons, Razzberry Crossing Subdivision, and
Brockton Subdivision.
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 compatible with the existing and intended
character of the area. The Comprehensive plan designates the area as Mixed Use
- Neighborhood; the proposed mixture of residential and commercial uses are
compatible with the Comprehensive Plan designation. Staff finds that the
proposed uses can be designed and constructed in a manner that will be
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H.
hannonious with and appropriate in appearance with the existing and intended
character of the surrounding area.
D.
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.
E.
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. Sanitary sewer service will be via mainline
extensions from Razzberry Crossing subdivision.
F.
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.
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, especially on
Locust Grove Road. 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.
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.
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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 no natural or scenic features of major importance will be lost or
damaged by approval of this annexation request.
J.
Is the proposed zoning amendment in the best interest of the City of
Meridian. (Ord. 592,11-17-1992)"
Staff finds that the annexation of this property would be in the best interest of the
City by providing commercial and office uses in one of Meridian's designated
Neighborhood Centers.
ANNEXATION AND ZONING COMMENTS
I. 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.
2. The requested zoning designations of R-8 and CoN are compatible with the City
Comprehensive Plan and Meridian's Zoning Ordinance.
3. The subject property is within the Urban Service Planning 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.
SPECIAL CONSIDERATIONS
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 ofnomesidential 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 of L-O zoning. Brockton Subdivision was approved at the July 13, 2004 City
Council hearing for 4.1 acres of nomesidential uses.
While the proposed Alexandria Subdivision's commercial lots do exceed the maximum acreage
allowed for non-residential uses, the proposed C-N zoning and land uses meet the intent of the
Comprehensive Plan. It should also be noted that while the proposed residential lots are fairly
5
high in density, the overall density of the proposed development does not meet the
Comprehensive Plan's target density of eight dwelling units per acre for Neighborhood Centers.
Part of the reason for this relatively low density is the 1.5 acre lot with the existing residence
located at the western end of the subdivision. The proposed development will contribute to the
Comprehensive Plan's vision of a mixed-use Neighborhood Center for the North Locust Grove
area.
PRELIMINARY PLAT FINDINGS AND REOUIREMENTS
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;
As noted above in the staff report, staff finds that the subdivision conforms with the
intent of the Comprehensive Plan.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services are, or will be available to accommodate the proposed
subdivision. The developer will pay for the construction of all services to the proposed
development.
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 developer will extend all services to the subject property.
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 developer will extend all 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 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.
SITE SPECIFIC COMMENTS (preliminarv plat)
6
3.
4.
5.
6.
1.
Parking will not be allowed on East Green Haven Lane until the completed road section
is provided. No parking will be allowed in the proposed Green Gable Court and parking
is allowed on one side of the street only for the remainder of the. subdivision. Streets
must be signed for no parking areas and areas with parking allowed only on one side of
the street.
2.
Sanitary sewer and water service to this development shall be via mainline extensions
from the proposed Razzberry Crossing mains adjacent to the project. Applicant will be
responsible for constructing the sewer and water mains to and through this proposed
development. Subdivision designer to coordinate main sizing and routing with the
Public Works Department.
a.
Extend the water main on Madison Avenue, north, to the subdivision boundary and
install a blowoff for future connection to Razzberry Crossing water main.
b.
Extend the water mains on Madison and Reiterman Avenues, south, to the
subdivision boundary or southern edge of an easement provided as described in
Item 4.c. below.
c.
Provide a standard 20' City of Meridian water/sewer easement (from the property
owner to the south) to allow the sewer main and water main extensions shown along
Green Haven Lane to be constructed.
The applicant has indicated that the pressurized irrigation system within this
development is to be owned and operated by Settlers Irrigation District.
Underground year-round pressurized irrigation must be provided to all lots within this
development (MCC 12-5-2.N). The City of Meridian requires that pressurized irrigation
systems be supplied by a year-round source of water (MCC 12-13-8.3). 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 culinary 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. If the system is to remain private, a draft
copy of the pressurized irrigation system O&M manual must be submitted prior to plan
approval.
The applicant shall be responsible for payment of and the actual physical sanitary sewer
and domestic water connection for the existing house on Lot 4, Block 3.
Please add roadway dimensions on East Green Haven Lane.
The preliminary plat map fails to show the how street drainage is being handled. Please
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revise the plat to show set-aside areas for drainage retention/detention.
7.
Fencing details shall be submitted with the Final Plat application. Fencing adjacent to
pathways or the common area lots shall not be over four feet in height if constructed of a
solid material, and shall not be more than 4 feet in height if it is non-sight obscuring. A
solid, 6-foot high perimeter fence shall be installed prior to any building permits being
issued, unless agreed to otherwise in writing by the Planning Director.
8.
All adjacent agricultural uses shall be protected and a note added to the face of the plat
regarding the Right to Farm Act.
9.
The required landscaping and irrigation system shall be 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 permits.
10.
No phasing lines were shown on the preliminary plat. If phasing is planned, applicant
shall submit a revised plat prior at least 10 days prior to the next public hearing showing
the proposed phase lines.
II.
The phasing schedule shall apply to the residential portions of the subdivision only. If
the applicant/developer determines that the office/commercial property can or should be
developed in an order that is not consistent with the phasing schedule, they may request
final plat approval of said phases in a non-sequential manner. without revising the
preliminary plat. All development, however, must be contiguous to a previously
approved phase.
12.
Underground pressurized irrigation must be provided to all landscape areas on site. The
applicant has indicated that the pressurized irrigation system within this development is
to be owned and maintained by the Nampa & Meridian Irrigation District.
13.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water. If a creek or well source is not available, a single-point
connection to the culinary 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.
GENERAL COMMENTS (Dreliminarv Dlat)
I.
2.
Please submit a copy of the Ada County Street Name Committee's approval letter for the
subdivision name, and the lot and block numbering. Make any corrections necessary to
conform.
A letter of credit or cash surety in the amount of II 0% will be required for all fencing,
landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
8
12.
13.
3.
Sidewalks within the proposed subdivision shall be built in accordance with MCCI2-13-
10-8.
4.
Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be considered as replacement trees
for those trees that are removed.
5.
Developer shall coordinate mailbox locations with the Meridian Post Office.
6.
Any existing domestic wells and/or septic systems within this project will have to be
removed from 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.
7.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
8.
250 and IOO-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 from
the Public Works Department prior commencing installations.
9.
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. If lateral users
association approval can't be obtained, plans will be reviewed and approved by the
Meridian City Engineer prior to final plat signature.
10.
Please submit all updated groundwater/soils monitoring data to the Public Works
Department for review. All drainage areas (detention/retention basins) must be designed
to ensure that water is retained only during IOO-year storm events, and for a period of
time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1.
11.
Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation. This is to ensure that the bottom
elevation of the structural footings of homes are at least I-foot above groundwater.
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.
Graphically depict any FEMA flood plain boundaries. Note restrictions associated with
the flood zone on the face of the preliminary plat.
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C.
D.
E.
14.
Performance specifications for the common area pressurized irrigation system shall be
submitted with each Final Plat application.
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 fmd 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 subject property's size of9.8 acres is large enough to accommodate
the proposed commercial and residential development and all other required features.
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 Mixed Use-
Neighborhood. The proposed mix of residential, commercial and office uses are
harmonious with and in accordance with the Comprehensive Plan. The project meets the
requirements and objectives of the Planned Development Ordinance. The applicant is
proposing to include 10.2% open space and two gazebo/ picnic areas as amenities.
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 finds that the proposed uses will be compatible with other uses in the general
neighborhood and the existing and intended character of the general vicinity.
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;
10
I.
Staff finds that the proposed development can be adequately served by essential public
facilities including: streets, police and fire protection, drainage structures, refuse
disposal, water and sewer.
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
community, 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 significant interference with any traffic
on the surrounding public streets. To prevent traffic hazards and interference on Green
Have no parking should be pennitted until the street is constructed to the ultimate width.
The Council and Commission should refer to the ACHD report for additional
information concerning this finding.
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.
SITE SPECIFIC COMMENTS (Conditional Use Permit)
I.
2.
3.
Applicant shall meet all of the requirements of the preliminary plat as a condition of the
Conditional Use Pennit.
At least 10 days prior to the next public hearing, the Applicant shall submit a detailed
plan for the proposed park and tot lot.
All development shall comply with the Americans with Disabilities Act and the Pair
Housing Act.
11
4.
No building permits shall be issued within the development until a Final Plat has been
recorded for the subdivision.
12
COMPREHENSIVE PLAN POLICIES
Chapter VI, Goal III, Objective A, Action 3.:
Provide a variety of park types (neighborhood parks, regional parks) interspersed
throughout the community.
The development's proposed open space areas meet the intent of this Comprehensive Plan
Action.
Chapter VII, Goal I, Objective B, Action 5:
Locate new community commercial areas on arterials or collectors near residential areas
in such a way as to complement with adjoining residential areas.
The proposed mixed-use commercial development's location on North Locust Grove Road
meets the intent of this Comprehensive Plan Action through providing a community commercial
area on an arterial and within close proximity to residential areas.
Chapter VII, Goal V, Objective A, Action 4:
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.
The proposed mixed - use residential and commercial development will help to diversifY the
types of housing available in Meridian by providing additional housing choices.
AGENCY COMMENTS
FIRE DEPARTMENT
I. 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
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Y:z" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of
the hydrant location.
e. Fire Hydrants shall be placed on comers.
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.
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5. Operational fire hydrants and temporary or permanent 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.
7. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature
landscaping.
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 of 300' 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.
SANITARY SERVICES
1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and
submit stamped (approved) plans with your certificate of zoning compliance application.
RECOMMENDATION
Staff recommends approval of the Annexation and Zoning, Planned Development and
Preliminary Plat applications with the conditions noted above.
14
eIJ. @ Vtt. ðJ~ dIU)'.
CONSULTING ENGINEERS AND SURVEYORS
5505 W. Franklin Road
Boise, Idaho 83705-1055
Telephone - (208) 343-3381 . Fax (208) 342-5792
JtECE.L.VEj
28 June 2004
Ms. Wendy Kirkpatrick
Associate City Planner
Planning and Zoning Department
City of Meridian
660 East Watertower Lane, Suite 202
Meridian, Idaho 83642
CITY OF MER/DIN
GITt' C'! FR!{--'ë:c':-I(,~
Subject:
Alexandria Subdivision
Detailed Planned Development
Dear Ms, Kirkpatrick:
The purpose of this letter is to provide supplemental or revised information for the application
currently being reviewed. This submittal is comprised of a preliminary plat and planned unit
development application.
The planned unit development application includes the entire site and was not intended to be
a conceptual request. The information submitted should be more than adequate for a detailed
IiIPproval. We have attached an additional application fee in the amount of $420.00 to cover
the increased cost from $0.02 to $0.05 per square foot of non-residential building floor area
(14,000 square feet).
Acting as an agent for the owner, we are not opposed to revising our request for zoning the
2.17 acres along Locust Grove Road to C-N. This use will fit the anticipated needs with
certain restrictions that the owner may require through covenants and/or resbictions.
Regarding the open space and its percentage of the entire project, please note that following
analysis shown on the preliminary plat:
Entire Site Area:
L-O or C-N Zone:
R-8 Zone:
9.80 acres
2.17 acres
7.63 acres
Open Space Lots:
Open Space Percentage of Entire Site:
Open Space Percentage of R-8 Area:
Additional Useable Common Space:
Total Useable Open Area:
Useable Open Area Percentage of Entire Site:
Useable Open Area Percentage of R-8 Area:
Page 1 of2
1.00 acres
10.2%
13.1%
0.24 acres
1.24 acres
12.7%
16.3%
$. &> d. ðf~ #ÞW'.
5505 W. Franklin Road. Boise, Idaho 83705-1055
The above calculations do not include any of the landscaped area in the L-O/C-N zone area.
Under the most restrictive interpretation of the above numbers, the. project has 10.2% of its
area as open space. However the "reserved" useable open area will be 12.7% of the entire
site.
We are aware of the comprehensive plan's limit on area of non-residential land uses in each
designated neighborhood center. The comp plan calls for "up to 10 acres" in each center.
Meridian has already approved or has projects on the approval track that will exceed this 10
acres. I testified at the Planning & Zoning Commission meeting for Brockton Subdivision
regarding this issue. The concern was the rapid consumption of land for non-residential uses
and the inequitable distribution of this land to the first in line to request it.
It is important to point out that if Meridian desires to see the neighborhood center develop, as
we believe it was intended, the limit on acreage by use is not practical. Only if the designated
spot on the camp plan were physically 10 acres in size, with an accessory designation that
compliments the non-residential uses, would this be practical. If the city truly adheres to the
10 acre maximum, the non-residential uses may not be adjoining or even coherent. These
uses will spread along the transportation corridor instead of being concentric at one particular
location.
You have suggested that we may want to use the "use exception" part of the city zoning code
to request that our non-residential use area be approved. Please consider this as a request to
do so, if it is necessary. However it appears that the use exception applies to uses not
normally permitted by the regulations of the zone in which the development is located. We
are requesting the zone that permits the uses we have requested - we are not asking for
something that is allowed in the zone. The issue is the comp plan, not the zoning ordinance.
If a use exception may be used to modify a "guideline" noted in the comp plan, then we are
making that request. Comprehensive plans are merely development guidelines. In my
opinion, the 1Q-acre limit mentioned by the plan should never have been included.
We trust this has provided the follow up information that is necessary to complete the
analysis of our proposed project. If you have any more questions, please call our office.
pc.
Lonnie Johnson
Mike Wardle
i relY~
J. D. Canning, P .
B & A Engineers, nc.
Page2of2
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
July 29, 2004
ITEM #
7
DATE
PROJECT NUMBER
CUP 04-015
PROJECT NAME
Alexandria Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
A f) /7-. ~ , ;<J
CUP 04-015
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Lonnie Johnson
July 1,2004
ITEM NO.
8
REQUEST Public Hearing - Request for Conditional Use Permit for a Planned Development for
reductions to the minimum requirements for lot area, rear building setbacks, street side setbacks
and minimum street frontage for proposed Alexandria Subdivision - 4205 North Locust Grove Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See memo to renolice
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
t- Vl D tìc..z..,
-+0
JO Lr Y\ JcfJl{
t¡~
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:
SETTLERS IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted: ~ L cx-~ J~,
Date: .frit-ß,o ~
staff Initials:
Phone: ~i1~-S'3'l1-
Emailed:
Materials presented at public meetings shali become properly of the City of Meridian.
Jessica Johnson
From:
Sent:
To:
Cc:
Subject:
Wendy Kirkpatrick [kirkpatw@meridiancity.org)
Monday, June 28, 200411:34 AM
Tara Green
Jessica Johnson; WIll Berg
Alexandria Subdivision
Tara,
Alexandria Subdivision will need to be renoticed due to a noticing
error. The Planning and Zoning Commission will need to assign a new
hearing date for Alexandria at the July 1, 2004 Planning and Zoning
hearing. Pleas let me know if you have any questions.
Wendy Kirkpatrick, AICP
City of Meridian Planning and Zoning
660 E. Watertower, Ste. 202
Meridian, ID 63642
208.884.5533
Fax: 208.888.6854
Email: kirkpatw@meridiancity.org
'¡'
We ;;dl;~
IDAHO
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shoun Wardle
William L. M. Nary
Charles M. Rountree
Keith Bird
~:.
LEGAL DEPARTMENT
(208) 466-9272 . FAX 466-4405
PARKS & RECREATION
(208) 888-3579' Fax 898-5501
PUBLIC WORKS
(208) 898-5500. Fax 887-1297
\'
ì!
P
//
Q,
:1903
BUILDING DEPARTMENT
(208) 887-2211 . Fax 887-1297
PLANNING & 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: June 24, 2004
Transmittal Date: June 1, 2004 Hearing Date: July 1, 2004
File No.: CUP 04-015
Request: CUP approval for a PC for reductions to the minimum requirements for lot area, rear bldg
setbacks, street side setbacks and minimum street frontage
By: Lonnie Johnson
Location of Property or Project:
4205 North Locust Grove Road
k:
David Zaremba, P/Z (No FP)
David Moe, P/Z (No FP)
Wendy Newton-Huckabay, P/Z (NoFP)
Michael Rohm, P/Z (No FP)
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
Santtary Service (No VAR, VAG, FP)
Building Department
Fire Department
Police Department
City Attomey
City Engineer
City. P!¡¡nner. ';-::-f'~,
'P~fRs D~Þ,ártm~nt' .: ',1 ¡
'"I' ",,'
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/PP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County Land Records
Meridian Development Corporation
Historical Preservation Commission
No-Cc>m
-;It ~
Your Concise Remarks:
.-
CITY OF
'VA.STEWATER DEPT.
33 EAST IDAHO 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
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
RECEIVED
Jill [¡ Î ?mH
CITY 011 L"~,ü;LLN
July 1,2004
ITEM #
8
DATE
PROJECT NUMBER
CUP 04-015
PROJECT NAME
Alexandria Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
'J
.'
W<~'
olfe;;dl::~
ID.-\HO
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wardle
W;¡¡iam L. M. Nary
Charles M. Rountree
Keith Bird
LEGAL DEPARTMENT
(208) 466-9272' FAX 466-4405
PARKS & RECREATION
(208) 888-3579' Fax 898-5501
PUBLIC WORKS
(208) 898-5500' Fax 887-1297
~~,
I'
lY
¿f
~
'1j~8¡
BUILDING DEPARTMENT
(208) 887-2211' Fax 88H297
PLANNING & 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: June 24, 2004
Transmittal Date: June 1, 2004 Hearing Date: July 1, 2004
File No.: CUP 04-015
Request: CUP approval for a PD for reductions to the minimum requirements for lot area, rear bldg
setbacks, street side setbacks and minimum street frontage ¿'l ß"'~AM. "5u-A-.,{)Þ<J-
By: Lonnie Johnson
Location of Property or Project:
4205 North Locust Grove Road
David Zaremba, P/Z (No FP)
David Moe, P/Z (NoFP)
Wendy Newton-Huckabay, PIZ (NoFP)
Michael Rohm, P/Z (No FP)
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
Parks Department
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
Historical Preservation Commission
Your Concise Remarks:
~ ~-,"f/ 1éJ~
7/ft;/~M
~
REC¡aVfD
JUL - 8 200~
City of Meridian
City Clerk Office
33 EAST IDAHO AVENUE' MERIDIAN, IDAHO 83642 . (208) 888-4433
City Clerk Office Fax (208) 888-4218 . Human Resources Fax (208) 884-8723 . FinaIlco & Utility Billing Fax (208) 887-4813
.':3'"
Ada County Highway District
John S. Franden, President
Dave E. Wynkoop 1st Vice President
Susan S. Eastlake, 2nd Vice President
Sherry R. Huber, Commissioner
Dave Bivens, Commissioner
3775 N. Adams Street
Garden City ID 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-maii: lelius@ACHD.ada.id.us
June 24, 2004
To:
Lonnie Johnson
4205 N. Locust Grove Road
Meridian, Idaho 83642
RECEIVED
JUN 2 8 200;
Subject:
City 01 Meridian
City Clerk Olfice
MPP04-017lMAZ04-011/MCUP04-015
Alexandria Subdivision
4205 N. Locust Grove Road
Ôn June 23, 2004, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6174.
CC:
Project file, Construction Services, Drainage, Utilities
'city of Meridian
B,& A Engineers, Inc. Joseph Canning 5505 W. Franklin Road Boise, Idaho 83705
rf~M-ty
1--I-o~
p..-
1"-fVVV\ JJÒ I D )1 f g
Sincerely, - /L Q
~'l)¡j17fcl¿~
Y~~ri Den Hartog /'
Senior Development Analyst
Right-of-way & Development Services, Planning Division
Development Process Checklist
II
II
[g Submit a development application to a City or to the County
[g The City or the County will transmit the development application to ACHD
[g The ACHD Planning Review Division will receive the development application to review
[g The Planning Review Division will do one of the following:
DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
DSend a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of
a previous development application and that the site specific requirements from the previous development also appl'
to this development application.
DWrite a Staff Level report analyzing the impacts of the development on the transportation system and evaluating thl
proposal for its conformance to District Policy.
11íwrite a Commission Level report analyzing the impacts of the development on the transportation system and
r~aluating the proposal for its conformance to District Policy.
DThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
DFor ALL development applications, Including those receiving a "No Review" or "Comply With" letter:
". The applicant should submit lwo (2) sets of engineered plans directly to ACHD for review by the Development Revie..
Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD,
then architectural plans may be submitted for purposes of impact fee calculation.)
The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, includin¡
but not limited to, driveway approaches, street improvements and utility cuts.
DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
0 Driveway or Property Approach(s)
Submit a "Driveway Approach Requesf' form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
0 Working In the ACHD Right-of-Way
Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to
ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, ff trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
0 Sediment & Erosion Submittal
At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division.
0 Idaho Power Company
Vie Steelman at Idaho Powar must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled.
0 Final Approval from Development Services
ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
..!I";';-~""
. ~ Ada County Highway District
Right-af-Way & Development Department
Planning Review Division
This application requires Commission action due to the fact that it is located within the North Meridian
Planning Area. This item was approved on the consent agenda on June 23, 2004 at 6:30 p.m. Tech Review
for this item was held with the applicant on June 11, 2004. Please refer to the attachment for request for
reconsideration guidelines. Staff contact: Lori Den Hartog, Phone: 387-6174, E-Mail:
Idenhartoq@achd.ada.id.us
File Numbers:
Site address:
Alexandria Subdivision/MPPO4.017/MAZ.O4.011/MCUPO4.015
4205 N. Locust Grove
Applicant:
Lonnie Johnson
4205 N. Locust Grove Road
Meridian, Idaho 83642
B & A Engineers, Inc., Joseph Canning
5505 W. Franklin Road
Boise, Idaho 83705
Application Information:
The Ada County Highway District (ACHD) staff has received the above referenced application requesting
preliminary plat, conditional use, and rezone and annexation approval for the development of 24 residential
lots, 4 office lots, and 2 common lots on 9.8-acres. The site is located at 4205 N. Locust Grove Road
approximately Y. mile south of McMillan Road.
Acreage: 9.8
Current Zoning: RUT
Proposed Zoning: R-8 (7.63-acres) and L-a (2.17-acres)
Buildable Lots: 24 single family residential lots
4 office lots, approx. 14,000 sq. ft. offuture office space
2 common lots
Representative:
Vicinity Map
A.
Findings of Fact
1.
Trip Generation: This development is estimated to generate 384 additional vehicle trips per day (10
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2.
Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
3.
Traffic Impact Study: A traffic impact study was not required with this application, but staff has
included the executive summary of the North Meridian Traffic Study.
The proposed 12-square mile study area between US 20/26 and Ustick Road and between
McDermott Road and Eagle Road has been examined by the_Ada County Highway District (ACHD)
for anticipated development build out. The following are the principal findings and recommendations
of the study:
. The study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of
office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2
junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park, at full
build out.
. The build out scenario of the study area is projected to generate an average daily traffic (ADT) of
276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per
hour (vph). Out of these trips approximately 10% of the trips remain internal within each section,
and 6% of the trips are pass-by trips.
. The distribution of the traffic from all of the study area sections indicate that approximately 30%
traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic directed
towards west and north. The remaining 22% of the traffic is distributed within the study area.
. At build out, traffic on the arterials is expected to significantly increase.
. All of the arterial intersections in the study area are currently operating at acceptable level of
service of "C" or better.
. The majority of study intersections are projected to meet the peak hour traffic signal warrants at full
build out of the area.
. Several mid-mile intersections may warrant traffic signals due to the heavy left tum traffic volume.
. At full build out, the following improvements may be anticipated within the study area:
0 5-lane road section with right turn lanes at some arterial and access intersections:
Chinden Boulevard, McMillan east of Black Cat, Ustick east of Black Cat, Linder, Ten
Mile, Meridian south of McMillan, and Locust Grove at Ustick.
0 3-lane road section with right turn lanes at some arterial and access intersections:
McMillan west of Black Cat, Ustick west of Black Cat, McDermott, Black Cat, Meridian
north of McMillan, and Locust Grove.
Due to the large number of inquiries and submitted development applications in this area, staff and
the development community realized that the potential for development in this area is significant and
the traffic impact studies that each individual developer was submitting did not include the major
surrounding developments that are "in the works".
Based on development pattems in this area, and the concem surrounding the abutting roadways,
ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area
from Ustick Road to Chinden Boulevard, and from McDermott Road to Eagle Road. The study was
2
necessary to determine what types of roadway improvements, especially at intersections, would be
needed to accommodate the traffic in this area at full build out.
One option for funding improving these roadways is the implementation of an extra-ordinary impact
fee overlay district. This applicant will be subject to extraordinary fees, should an overlay district be
implemented in this area.
4.
Site Information: The site currently has a single-family residence, and the balance of the property
is a pasture.
5.
Description of Adjacent Surrounding Area:
Direction
North
South
East
West
6. Impacted Roadways
RoaClway Frontage Functional Traffic Count Level of Speed Nearest
Classification Service Limit Intersection
Locust Grove 332' Minor Arterial 4,719 south of Better 35 MPH McMillan, a
McMillan Road on than stop-
6/28/01 "C" controlled
intersection
McMillan None Minor Arterial 3,598 west of Better 35 MPH Locust
Locust Grove Road than"C" Grove, a
on 6-20-01 stop-
controlled
5,135 east of intersection
Locust Grove Road
on 6-20-01
Ustick None Minor Arterial 7,640 east of Better 50 MPH Locust
Locust Grove Road than "C" Grove, a
on 6-20-01 signalized
intersection
7.
8.
9.
3
Roadway Improvements Adjacent To and Near the Site
Locust Grove Road currently has 2-lanes (no center turn lane) with no curb, gutter or sidewalk
abutting the site.
Existing Right-of-Way
There is currently 63-feet of right-of-way, 33-feet from centerline abutting the site, for Locust Grove
Road.
Existing Access to the Site
Access to the site is currently provided from a private road at the south property line. This private
road also provides access to the single-family residence at 4191 N. Locust Grove Road.
10.
Site History
The District has not reviewed this site within the last year.
11.
Capital Improvements Plan/Five Year Work Program
Locust Grove is not in the Capital Improvements Plan or the Five Year Work Program.
12.
Other Development in Area:
ACHD has approved a number of development applications in the north Meridian area.
The following list is a compilation of developments that the District has approved recently within this
identified area:
. On October 17, 2001 the Commission approved a rezone and preliminary plat application for an
8-lot industrial subdivision on 34.6-acres (Utility Subdivision). Note: Later denied by City of
Meridian.
. On November 7, 2001 the Commission approved a rezone and annexation application for 370-
acres. The Commis~ion also approved a preliminary plat for 336-lots on 175-acres and
conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17
office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision).
. On February 6, 2002, the Commission approved a preliminary plat application for a 272-lot
residential subdivision on 78-acres (Baldwin Park).
. On April 17, 2002, the Commission approved a preliminary plat application for a 285-lot
subdivision on 75-acres (Heritage Commons Subdivision).
. On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed-
use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family
dwellings, .11 office buildings, 1 commercial building, 1 fire station, 1 city p¡¡rk and 1 private park
(Lochsa Falls Subdivision).
. On July 17, 2002, the Commission approved a request for approval for an annexation and rezone
for a 135,000 square foot Middle School within the Meridian School District.
. On August 21, 2002, the Commission approved a preliminary plat application for a 144-lot
residential subdivision on 43-acres (Sundance Place Subdivision).
. On August 28, 2002, the Commission approved a preliminary plat application for a 12-lot
residential subdivision on 5-acres (Drawbridge Subdivision).
. On October 23,2002, the Commission approved an 89-lot residential subdivision on 15.4-acres
(Cobblefield Crossing Subdivision).
. November 6,2002, the Commission approved a 327-lot residential subdivision and 1 school site
on 120-acres (Havasu Creek Subdivision).
. On November 6, 2002, the Commission approved a 3-lot commercial subdivision that is
anticipated to include a new Meridian School District Educational Campus that will include one
elementary school, two senior high charter schools, two senior high professional technical high
schools and one District administration building on 39-acres (Education Campus Subdivision).
. On November 20,2002, the Commission approved, Burney Glen Subdivision, a 117-lot single-
family residential subdivision on 36-acres
. On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229-lot
mixed-use subdivision consisting of 184-single-family residential lots, 12-office lots, 32-common
lots and 1-lot that is anticipated to redevelop into attached single-family residential lots (town
houses).
. On January 8,2003, the Commission approved Watersong Estates Subdivision, a 125-lot single-
family residential subdivision located on 39.92.
4
. On January 15, 2003, the Commission approved Silverleaf Subdivision, a 73-lot mixed-use
subdivision. The subdivision is proposed to contain 72-single-family residential lots and 1-
elementary school lots located on 38.65-acres.
. On January 29, 2003, the Commission approved Parkstone Subdivision, a 334-mixed-use
subdivision proposed to contain 275-single-family residential lots, 52-townhouse lots, 4-office lots,
2-commerciallots and 1-mini storage lot.
. On February 19, 2003, the Commission approved Setter Cove Subdivision, a 16-lot single-family
residential subdivision located on 10-acres.
. On March 19,2003, the Commission approved Paramount Subdivision, an 847-lot mixed-use
subdivision proposed to contain 764 single-family residential lots, 5-commercial and office lots,
73-townhouse lots, 1 multi-family lot (270 apartments), a community center, 1-elementary school
lot, 1-high school lot and 2-church lots on 392-acres.
. On April 23, 2003, the Commission approved Birchstone Creek Subdivision, a 98-lot residential
subdivision consisting of 89 single-family lots, an elementary school site and 8 common lots on
34.5-acres.
. On May 28, 2003, the Commission approved Blooming Meadows Subdivision, a 62-lot residential
subdivision consisting of 32-single-family lots, 30 multi-family lots and 8 common lots on 11.3-
acres.
. On July 2, 2003, the Commission approved Kelly Creek Subdivision, a 230-lot mixed us
subdivision consisting of 216 single-family lots and 14-commercial/office lots.
. On November 7, 2003, the District approved Cobblefield Crossing. Subdivision #2, a 39-lot single-
family residential subdivision on 7.98-acres.
. On November 12, 2003, the Commission approved Saguaro Canyon Subdivision, a 461-lot
single-family residential subdivision on 140.25-acres.
. On December 3, 2003, the Commission approved Windsong Subdivision, a 66-lot single-family
residential subdivision on 15.04-acres.
. On December 3, 2003, the Commission approved, Sheridan Place Subdivision, a 46-lot single-
family residential subdivision on 13.995-acres.
. On December 17,2003, the Commission approved, Razzberry Crossing, a mixed use subdivision
with 34 residential, 4 office lots, and 2 common lots on 11.31-acres.
If staff examines each one of these developments individually, the roadway system appears
adequate, but when staff adds each approved development, the traffic capacities of the surrounding
roadways reach their 2020 planning thresholds.
One option for funding improving these roadways is the implementation of an extra-ordinary impact
fee overlay district. This application may also be subject to any extraordinary fees that the District
may impose.
B.
Findings for Consideration
1.
Riaht-of-Wav and Sidewalk for Locust Grove Road
District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks
and bike lanes.
As a part of the North Meridian Traffic Plan, it was noted that a 3-lane roadway with curb,
gutter, 5-foot concrete detached sidewalks and bike lanes within 70-feet of right-of-way would
be adequate to accommodate the projected traffic volumes on McMillan Road and locust
Grove Road. Due to the fact that the North Meridian Traffic Plan recommended a 70-foot right-
5
of-way on Locust Grove Road and the Commission has supported the recommendations in
the past, staff is recommending that the applicant dedicate 70-feet of right-of-way (35-feet
from centerline), as opposed to the 96-foot standard right-of-way (48-feet from centerline).
Locust Grove Road is not listed as a proposed project in the District's currently adopted Five-Year
Work Program or in the currently adopted 20-year Capital Improvements Plan. As such, the applicant
cannot receive reimbursement for dedicated right-of-way from available collected impact fees. 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 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 of 28-feet from the centerline of the right-or-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. Accomplish all
necessary adjustments to properly accommodate existing drainage and utilities.
2.
Riaht-of-Wav
Local Residential
District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way on local streets. This right-
of-way allows for the construction of a 2-lane roadway with curb, gutter and 5-foot wide concrete
sidewalks.
District policy 7203.4.2 states "if a proposed development abuts an unpaved street or streets the
developer shall construct one-half of the full street improvements, including curb, gutter and concrete
sidewalk plus additional pavement widening beyond the centerline established for the street to
provide a minimum 24-feet wide paved surface. A 3-foot wide gravel shoulder and a drainage swale
sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. This
street section shall be constructed within a minimum 40-foot right-of-way."
The applicant has proposed to construct all otthe internal local roadways within 50-teet ot right-ot-
way with the exception ot East Green Haven Lane.
East Green Haven Lane is proposed to be constructed within 25-teet ot right-at-way and a 15-toot
access easement. This proposal does NOT meet District policy, and the applicant will be required to
construct one-half at the street improvements (including curb, gutter, and sidewalk on the north side),
a minimum ot 24-teet ot pavement, a 3-toot wide gravel shoulder and a drainage swale on the south
side within a minimum at 40-teet at right-at-way.
NOTE: The District requires a minimum at 40-teet ot right-or-way tor a half street. The applicant's
proposal indicates a plan to incorporate 15-teet at an existing access easement tor the purpose ot
constructing the half-road, East Green Haven Lane. The District cannot require that the 40-teet at
new road right-at-way encompass the existing 15-toot access easement. The applicant can either
coordinate with the property owner to the south to utilize and dedicate the 15-teet at the access
easement tor halt at East Green Haven Lane, OR the applicant shall place the entire half-street and
40-teet ot right-at-way north ot the south property line.
6
7
Commercial
District policy 7202.8 and 72-F1 B, requires roadways abutting commercial developments to be
constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of
right-of-way.
West Star Lane is going to be constructed as 40-foot street section within 54-feet of right-of-way with
Razzberry Crossing Subdivision abutting the site to the north. The applicant proposed 50-feet of
right-of-way for Madison Avenue abutting the office portion of the development. This proposal does
not meet District policy. The applicant will be required to dedicate 54-feet of right-of-way on Madison
A venue from West Star Lane south for approximately 180-feet south into the site (to the south side of
the proposed commercial driveway).
3.
Street Sections
Local Residential Roadways
District policy 7204.4.3 states, "a developer may construct a local urban residential street with a
reduced width of 29-feet from back-of-curb to back-of-curb with curb, gutter and sidewalk. Although
some parking is allowep, the District will further restrict parking on a reduced width street if curves or
other physical feature causes problems, if actual emergency response experience indicates that
emergency vehicles may not be able to provide service, or if other safety concerns arise. The right-
of-way width of a 29-foot street section will be in accordance with Section 7204.4.1.
Parking is allowed on one side of a reduced width street when the following criteria are met:
. Traffic volumes on the street are not forecast to exceed 1,000 vehicle trips per day.
. There must be no possibility that the street will be extended in the near future, or that another street
may be connected to it in a manner that would allow more than 1,000 vehicle trips per day.
. The developer is required to install "no parking signs" on one side of the street, as specified by the
District."
. Vertical curbs with attached 5-foot minimum wide sidewalks or rolled curbs with 4-foot minimum
wide detached sidewalks and 5-foot minimum wide planter strips are required.
District policy 7204.4.2 states, "developments with any buildable lot that is less that 1-acre in size will
typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks.
The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may
be allowed, depending on traffic volumes forecast to be generated by the development. Concrete
sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-feet or
more in which case the sidewalk shall be a minimum of 4-feet in width.
The applicant has proposed to construct the following internal local roadways as 29-feet street
sections with 4-foot detached sidewalks, 5-foot landscape strips and parking on one side of the street
only: Green Gable Court, Reitierman Avenue, and Madison Avenue. This design meets district policy
for Green Gable Court and Reitierman Avenue.
The applicant may construct Green Gable Court and Reiterman A venue as standard 36-footstreet
sections within 50-feet of right-of-way.
Commercial Streets
District policy 7202.8 and 72-F1 B, requires roadways abutting commercial developments to be
constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of
right-or-way.
The applicant has not proposed to construct Madison Avenue abutting the commercial portion of the
subdivision as a commercial street section. The applicant will be required to construct Madison
5.
8
A venue from West Star Lane south for approximately 18o-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. From the point south of the commercial driveway, Madison A venue 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.
Sidewalk
District policy requires 5-foot wide (minimum) concrete sidewalk on all local streets, except those in
rural developments with net densities of one dwelling unit per acre or less (7204.4.7). Sidewalks 4-
feet wide (minimum) may be allowed when separated from the curb by a planting strip at least 5-feet
in width. Some local jurisdictions may require wider sidewalks.
The applicant has proposed to construct the sidewalks as 4-foot wide detached sidewalks with 5-foot
wide landscaping strips. The sidewalks within the residential area meet district policy and should be
approved with this application.
Request for Modification:
Staff requests that district policy be modified to allow the 4-foot wide detached sidewalks with 5-foot
planter strips in the commercial area of this planned development. This would allow for continuity
within the development and encourage pedestrian traffic between the residential and office uses.
4.
Stub Streets
District policy 7205.5 states that stub streets will be required to provide intra-neighborhood circulation
or to provide access to adjoining properties. Stub streets will conform with the requirements
described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if
the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub
street must meet the following conditions: 1. A stub street shall be designed to slope towards the
street intersection and drain surface water toward that intersection, unless a satisfactory storm drain
system is installed. 2. The District may require appropriate covenants guaranteeing that the stub
street will remain free of obstructions.
The applicant has proposed to connect to West Star Lane and extend Reitierman Avenue into the
site. The applicant is proposing to construct Reitierman Avenue and Madison Avenue as stub streets
to the south property line. The applicant is also proposing to construct half of East Green Haven
Lane which will serve as an access point to the property to the south. This proposal meets District
policy and should be approved with this application. If Reitierman Avenue within Razzberry Crossing
Subdivision to the north of the site is not constructed at the time of construction within this site, the
applicant should provide a temporary turnaround at the northern terminus of Reitierman Avenue.
Drivewavs
Residential Widths
District Policy 7207.9.3 restricts residential driveways to a maximum width of 20-feet.
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.
Commercial Widths
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 35-feet. Most COmmercial driveways will be constructed as curb-cut type
8.
9
facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for
driveways accessing collector and arterial roadways.
The applicant is proposing one 3D-foot wide curb return commercial driveway on Madison Avenue.
This proposal meets District policy and should be approved with this application.
Paving
Graveled driveways abutting public streets create maintenance problems due to gravel being tracked
onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to
pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the
roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge.
6.
Turnarounds
The applicant is not proposing to construct a standard cul-de-sac turnaround for Green Gable Court.
The District will consider alternatives to the standard turnaround on a case-by-case basis. The
determination to allow a non-standard turnaround will be based on turning area, drainage,
maintenance considerations and the written approval of the emergency fire service for the area where
the development is located. Minimum design standards shall be met for all non-standard turnarounds.
Submit a design of the turnaround for review and approval by District Development Division staff.
Approval of the staff report does not indicate approval of the non-standard turnaround design.
7.
Alternative Transportation Program (ATP)
In order to reduce trips to and from this development it is recommended that Tenants occupying the
proposed building be required to provide an Alternative Transportation Program for employees and
provide an annual report to ACHD on employee participation. Commuteride staff will coordinate the
Alternative Transportation Program with the applicant. For more information contact Catherine
Sanchez at 387-6160.
TransDortation Manaaement Association ITMA) or TransDortation Manaaement Oraanization ITMO)
In order to reduce trips to and from this development, it is recommended that the tenants occupying
the proposed building(s) be required to participate in any Transportation Management Association
(TMA) or Transportation Management Organization (TMO) that is formed with a boundary that
includes this site or is adjacent to this development.
A Transportation Management Association (TMA) or Transportation Management Organization
(TMO) is formed with a coordinator that works as a liaison between businesses and private and public
transportation providers to increase the use of alternative transportation and other trip reduction
measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking
enhancements). An annual survey will be required of the TMAITMO to monitor participation in
alternative transportation programs and forwarded to the ACHD Commuteride Office.
Other Access
Locust Grove Road is classified as a minor arterial. Other than West Star Lane, no additional access
points to Locust Grove Road are approved with this application. The northern portion of the existing
private drive intersection with Locust Grove Road will be required to be closed. The applicant should
coordinate the closure of the private drive with the property owner to the south due to the shared
access easement in existence for that private road. The District supports the closure of the entire
private road, with the intention that the existing homes would utilize the new public streets for access.
However, the District cannot require the closure of the southern portion of the private drive because
6.
7.
8.
10
that property is not included in this development application. No direct lot access to Locust Grove
Road will be allowed. A note of the access restriction will be required on the final plat.
C.
Site Specific Conditions of Approval
1.
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 of 28-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. 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 Reitierman 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 terminus of Reitierman 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.
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.
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.
Construct one 3D-foot wide curb return commercial driveway on Madision Avenue located
approximately 130-feet south of West Star Lane.
8.
9.
10.
11.
11
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.
11.
Comply with all Standard Conditions of Approval.
D.
Standard Conditions of Approval
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2.
All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3.
Replace any existing damaged curb, gutter and sidewalk and any that 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.
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.
5.
6.
The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
7.
Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #198, also known as Ada County Highway District Road Impact Fee Ordinance.
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.
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
waiverlvariance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E.
Conclusions of Law
1.
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2.
ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Razzberry Crossing Subdivision
3. Reconsideration Guidelines
12
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Request for Reconsideration of Commission Action
1.
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an .error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. II will normally be retumed to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
14