HomeMy WebLinkAboutLarkspur Subdivision CUP
RE(:;EIVIí~lJ
SE:' 0 3 2004
Gill' OfMeridimJ
Cìt), Clerk OIIiæ
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Larkspur Subdivision
Case No(s).:
RZ-04-009 / PP-04-023 / CUP-04-QZ5,.
Applicant:
Larkspur, LLC
P&Z Commission Hearing Date: August 19,2004
Recommendation:
Approve with conditions
Summary of Public Hearing:
. The applicant team testified in favor of the application.
. Testimony in opposition to the project was received ITom one member of the public.
The primary concern of the member of the public was the proposed density of
Larkspur Subdivision and the impact of the density on adjoining neighborhoods.
Key Commission Changes to Staff Recommendation:
. None
Outstanding Issues for City Council:
. None
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
USE PERMIT FOR A PLANNED
DEVELOPMENT IN L-O, R-4 AND
R-8 ZONES
Case No. CUP-O4-025
RECOMMENDATION TO CITY
COUNCIL
Larkspur, LLC,
Applicant
1.
The property is located at 2090, 2190, and 2240 S. Meridan Road, approximately 1/3
mile south of the southeast intersection of N. Meridian Road and E. Overland Road,
Meridian.
2.
The owners of record of the subject property are Calderwood Community, LLC, Jack and
Carolyn Siemsen, and Donald Minegar.
3.
Applicant is Larkspur, LLC.
4.
The subject property is currently zoned R-4. The zoning districts ofR-4, R-8, and L-O
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 R-8
and L-O zones. The R-8 and L-O zoning designations within the City of Meridian
Zoning and Development Ordinance require a Conditional Use Permit 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 wìll, in fact, constitute a conditional use as
determined by City policy.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR Larkspur
Subdivision BY Larkspur, LLC - CUP-04 -025 Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the 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:
A.
Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
CONDITIONS OF APPROVAL
1.
The building and site improvements shall be constructed per the approved plans with all
modifications required by this report.
2.
All conditions of the accompanying Preliminary Plat application shall also be considered
conditions of the CUP.
3.
This conditional use permit shall be subject to the expiration provisions set forth in MCC
11-17-4.8.
4.
All parking stalls shall meet the requirements of Ordinance 11-13. All drive aisles
adjacent to parking shall be at least 25 feet wide.
5.
Prior to submittal of the Certificate of Zoning Compliance application for the
Alzheimer's center, the applicant must receive written approval ITom Meridian's Police
Chief on the site plan. The plan wìll include fencing for the Alzheimer's center per the
recommendation of the Police Chief.
6.
All parking and drive aisles shall be paved for all uses, in compliance with the submitted
plans. Handicap parking spaces shall be signed and striped in compliance with Federal
accessibility guidelines.
7.
All exterior lighting, whether attached to the building or located within the parking lot,
shall be down-shielded or otherwise altered so that the light does not spìll over onto
adjacent properties or right-of-way. All parking lot lighting shall be in accordance with
Ordinance 11-13-4C.
8.
All signage shall be in accordance with the standards set forth in this report and Section
11-14 of the City Zoning and Development Ordinance. All signage shall require separate
sign permit(s).
9.
All construction and site improvements shall conform to the requirements of the
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR Larkspur
Subdivision BY Larkspur, LLC - CUP-04 -025 Page 2
13.
B.
Americans with Disabilities Act and the adopted building and fire codes.
10.
A drainage plan designed by a State of Idaho licensed architect or engineer is required
and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking
areas. Storm water treatment and disposal must be designed in accordance with
Department of Environmental Quality 1997 publication Catalog of Storm Water Best
Management Practices for Idaho Cities and Counties and City of Meridian standards and
policies. Off-site disposal into surface water is prohibited unless the jurisdiction which
has authority over the receiving stream provides written authorization prior to
development plan approval. The applicant is responsible for filing all necessary
applications with the Idaho Department of Water Resources regarding Shallow Injection
Wells.
11.
Certificate of Occupancy: All required improvements must be complete prior to
obtaining a Certificate of Occupancy for the proposed development. A temporary
Certificate of Occupancy may be obtained by providing surety to the City in the form of a
letter of credit or cash in the amount of 110% of the cost of the required improvements
(including paving, striping, landscaping, and irrigation). A bid must accompany any
request for temporary occupancy.
12.
Revised Plans: Staff recommends that the plans be modified in compliance with this
report and any additional conditions ITom the Commission and that the applicant submit
10 copies of all revised plans at least 10 days prior to the next hearing on this application.
The following reductions to dimensional standards have been requested for the R-8 and
L-O zones:
Citv Requirements
Proposed
Min.
Lot Size (R-8) 6,500 s.f. (detached)
Min. Lot
Frontage (R-8) 65' (detached)
Min. Lot
Size (L-O) 7,000 s.f.
4,011 s.f. (detached)
22.18' (detached)
5,453
Adopt the Recommendations of the Meridian Fire Department as follows:
The following wìll be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR Larkspur
Subdivision BY Larkspur, LLC - CUP-04 -025 Page 3
1.
2.
3.
4.
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. Intemational Fire Code Appendix D
Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a.
Fire Hydrants shall have the 4 V2" outlet face the main street or parking
lot aisle.
The Fire hydrant shall not face a street which does not have addresses on
it.
Fire hydrant markers shall be provided per Public Works spec.
Locations with fire hydrants shall have the curb painted red 10' to each
side of the hydrant location.
Fire Hydrants shall be placed on corners.
Fire hydrants shall not have any vertical obstructions to outlets within
10'.
b.
c.
d.
e.
f.
All entrance and internal roads shall have a turning radius of 28' inside and 48'
outside radius.
Operational fire hydrants and temporary or permanent street signs are
before combustible construction begins.
required
8.
To increase emergency access to the site a minimum of two points of access will be
required for any portion of the project, which serves more than 50 homes. The
applicant shall provide a stub street to the property to the (south). The two entrances
shall be separated by no less than Y, the diagonal measurement of the project.
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.
The proposed multi-family lot has an estimated 98 units with a total estimated
population of 284 residents at build out The Meridian Fire Department has
experienced 2397 responses in the year 2003. According to a report completed by
Fire & Emergency Services Consulting Group our requests for service are projected
to reach 2800 in the year 2005 and 3800 by the year 2010.
The proposed project lies outside the five-minute response zone goal.
Achievement of this goal is subject to budgetary constraints and is intended to
enhance the probability of a favorable outcome on a request for Basic Life
Support. The budget constraints are typically defined as capital outlay for
facilities that are located within 1.5 miles ITom a given location and sufficient
operational funds to staff the facilities.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR Larkspur
Subdivision BY Larkspur, LLC - CUP-04 -025 Page 4
5.
6.
7.
9.
The fire department requests that any future signalization installed as the result of
the development of this project be equipped with Opticom Sensors to ensure a
safe and efficient response by fire and emergency medical service vehicles. This
cost of this installation is to be borne by the developer
10.
All portions of the buildings located on this project must be within 150' of a paved
surface as measured around the perimeter of the building.
11.
Fire Sprinklers will be required for all buildings associated with this project.
12.
Provide exterior egress lighting as required by the International Building & Fire
Codes.
C.
Adopt the Recommendations of Central District Health Department as follows:
1.
This proposal can be approved for central sewage & central water after written
approval ITom 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.
D.
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.
Adopt the Recommendations ofNampa Meridian Irrigation District as follows:
5.
1.
Applicant shall apply for a land use change application prior to fmal platting.
2.
All laterals and waste ways must be protected.
3.
The District's Purdam Drain and Kennedy Lateral courses through this proposed
project. This easement must be protected and any encroachment without a signed License
Agreement and approved plan, before any construction is started, is unacceptable.
4.
All municipal surface drainage must be retained on site. If any surface drainage leaves
the site, the Nampa & Meridian Irrigation District must review drainage plans.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR Larkspur
Subdivision BY Larkspur, LLC - CUP-04 -025 Page 5
5.
6.
E.
8.
The Developer must comply with Idaho Code 31-3805.
NMID recommends that irrigation water be made available to all developments within
the Nampa & Meridian Irrigation District.
Adopt the recommendations of the Ada County Highway District as follows:
Site Soecific Conditions of AoorovaJ
1.
Construct a local commercial roadway (Blackspur Way) that intersects
Calderwood Drive approximately 340-feet east of State Highway 69, as proposed.
2.
Construct a stub street at the south property line approximately I 03-feet west of
the east property line, as proposed. Construct a temporary turnaround at the
terminus of the roadway and install a sign at the terminus of the stub street stating
that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
3.
Construct Calderwood Drive as one half of a 36-foot street section with vertical
curb, gutter and 5-foot concrete sidewalks within 50-feet of right-of-way.
4.
Construct Blackspur Way (from Calderwood Drive to the island that is proposed
within Blackspur Way) as a 40-foot street section with vertical curb, gutter and 5-
foot attached concrete sidewalk within 54-feet of right-of-way, as proposed.
5.
Construct Blackspur Way (from the proposed island within Blackspur Way to the
south property line) as a 34-foot street section with rolled curb, gutter and 5-foot
attached concrete sidewalks within 42-feet of right-of-way, as proposed. Provide
the District with an easement for the sidewalk that extends outside of the right-of-
way. Submit a letter from the appropriate fire District allowing parking to remain
on both sides of the roadway.
6.
Construct an island within Blackspur Way, as proposed. Maintain a minimum of
a 21- foot street section on either side of the island. The island shall be reviewed
and approved by ACHD's Development staff and owned and maintained by a
homeowners association. Notes ofthis shall be required on the final plat.
Construct a 20 to 30-foot wide curb return type driveway that intersects
Calderwood Drive approximately 21O-feet east of State Highway 69 and !OS-feet
west of the proposed commercial street, as proposed. Construct the driveway
with a IS-foot curb radius (minimum).
7.
Construct a 30-foot wide curb return type driveway that intersects Calderwood
Drive approximately 235-feet east of the proposed commercial street, as
proposed. Construct the driveway with a IS-foot curb radius (minimum).
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR Larkspur
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2.
3.
4.
5.
6.
7.
9.
Construct a 25-foot wide curb return type driveway that intersects the proposed
commercial street approximately 250-feet south of Calderwood Drive, as
proposed. Construct the driveway with a IS-foot curb radius (minimum).
10.
Comply with requirements of ITD for Meridian Road (SH 69) frontage. Submit
to the District a letter from ITD regarding said requirements prior to District
approval of the final plat or issuance of a building permit (or other required
permits), whichever occurs first. Contact District III Traffic Engineer Dan
Coonce at 334-8340.
11.
Other than the access points that have specifically been approved with this
application, direct lot access to Calderwood Drive is prohibited. Notes ofthe
access restrictions shall be noted on the final plat.
12.
Comply with all Standard Conditions of Approval.
Standard Conditions of AoorovaJ
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
All utility relocation costs associated with improving street frontages abutting the
site shall be borne by the developer.
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.
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 ofIdaho shall
prepare and certify all improvement plans.
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.
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.
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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.
9.
10.
No change in the terms and conditions of this approval shall be valid unless they
are in writing and signed by the applicant or the applicant's authorized
representative and an authorized representative of the Ada County Highway
District. The burden shall be upon the applicant to obtain written confmnation of
any change from the Ada County Highway District.
11.
Any change by the applicant in the planned use of the property which is the
subject of this application, shall require the applicant to comply with all rules,
regulations, ordinances, plans, or other regulatory and legal restrictions in force at
the time the applicant or its successors in interest advises the Highway District of
its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to
the law in effect at the time the change in use is sought.
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