HomeMy WebLinkAboutLarkspur Subdivision CUP
CUP 04-025
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Larkspur, LLC
August 19, 2004
ITEM NO.
19
REQUEST Public Hearing: Conditional Use Permit for a mixed use Planned Development
consisting of single family residential, assisted living & office uses with reductions to the minimum
requirements for lot size & street frontage for Larkspur Subdivision-2090, 2190 & 2240 S. Meridian Rd
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY POLICE DEPT:
CITY FIRE DEPT:
-_S~~\tJJ
Q)~~
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
No Comment
MERIDIAN SCHOOl DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See aHached Comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
See aHached Comments
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
contacted:~U IAJDYW¡'rJi,
Emailed:
Date:~~ /7"'() L1
Staff Initials:
Phone: i:i-tis -ð) a;;:-
Malerials presented at public meeHngs shall become property of the Cily of Meridian.
MAYOR
Tammy de Weerd
j
otreri ,Ii !'t
IDAHO
LEGAL DEPARTMENT
(208) 466-9272 'Fax 466-4405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500 ' Fax 898-9551
CITY COUNCIL MEMBERS
Keith Bird
William LM, Nary
Shaun Wardle
Charles M. Rountree
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 ' FAX 888-6854
MEMORANDUM:
Hearing Date: August 19,2004
To:
Mayor, City Council and Planning & Zoning Commission
RECEIVED
AUG f 6 2004
From:
Wendy Kirkpatrick, AICP, Associate City Planner Witt
Bruce Freckleton, Senior Engineering Tech. ~
Larkspur Subdivision (resubmittal)
City Of Meridian
City Clerk Office
Re:
.
Request for a Rezone of 16.49 acres ITom R-4 (Low Density Residential) to
L-O (Light Office) and R-8 (Medium Density Residential), by Larkspur,
LLC, (File No. RZ-04-009)
.
Request for Preliminary Plat approval of a 62 Lot Subdivision on 16.49 Acres
in Proposed L-O, R-4 and R-8 Zones, by Larkspur, LLC (File No. PP-04-
023)
.
Request for a Conditional Use Permit for a Planned Development in the L-O
and R-8 Zones, by Larkspur, LLC (File No. CUP-04-025)
We have reviewed this submittal and offer the following comments, as conditions of the applicant.
These conditions shall be considered injùll. unless expressly modified or deleted by motion afthe
Meridian City Council:
APPLICATION SUMMARY
The applicant, Larkspur, LLC, has requested approval of a rezone ITom R-4 to R-8 and L-O. The
two existing residential lots will retain their R-4 zoning. The applicant is requesting that 13.24
acres be rezoned to R-8 and that 3.25 acres be rezoned to L-O. The Comprehensive Plan depicts
the subject property as Medium Density Residential (3 to 8 duJacre).
The applicant is also requesting a Conditional Use Permit (CUP) for a Planned Development. The
Planned Development will allow the applicant to request reduced lot sizes and ITontages for the
proposed subdivision lots. The applicant is requesting the L-O zoning as a use exception through
their Planned Development application. The applicant is requesting a reduction in the minimum lot
sizes for the L-O district to allow 5,453 square foot lots, a reduction in the minimum lot sizes in the
RZ-04-009. PP-04-O23. CUP-O4-008
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Planning & Zoning CommissionlMayor & City Council
August 19, 2004 (Hearing Date)
Page 2
R-8 district to allow 4,011 square foot lots, a reduction in the 65' ITontage requirement for the R-8
district, and the ability to access the L-O lots with a common drive.
The Planned Development will consist of 6 common lots and 56 building lots including 14 office
lots, 2 lots for the Alzheimer's center, assisted living facility and independent living units, and 40
single family residential lots.
The Alzheimer's center, assisted living center, and 27 assisted living units will be located on the 2
lots . located in the northeast comer of the proposed subdivision. The assisted living center and
AlzheinJer's center each have their own buildings. The assisted living center will have 30 beds and
the Alzheimer's center will have 16 beds. The independent living units are one and two bedroom
apartments clustered into four-plexes and six-plexes. The independent living units function as an
extension of the assisted living facility. Residents meet for meals in a central location and medical
assistance is provided for residents of the independent living units.
The 40 single family residential lots feature small patio home lots. The two existing residential lots
are not a part of the planned development.
The applicant is proposing to provide the following as amenities: 17% open space, a meeting and
recreation room, two gazebos, and a neighborhood pathway system which will connect to the
regional pathway system, and a regional pathway along the northeast comer of the property.
The proposed light office lots will have ITontage on Meridian Road. The assisted living facility is
located east of the light office lots.
APPLICATION HISTORY
The proposed Larkspur Subdivision applications are a resubmittal of Larkspur Subdivision and
Southwoods Subdivision. The two original applications have been modified and combined into one
application. Southwoods Subdivision was denied by City Council at their June 1,2004 hearing.
City Council cited the following reasons for denial of the Southwoods applications: concerns of
Meridian Green residents, the incompatibility of the proposed R-15 zoning with surrounding land
uses, the potential for the AlzheinJer's Center to disturb neighboring residences, and the
incompatibility of the proposed L-O zoning with the Comprehensive Plan. The original Larskpur
Subdivision application was withdrawn by the applicant on July 6, 2004.
The applicant has addressed all of the issues cited by City Council as reasons for denial of the
Southwoods applications in their revised application. The applicant held a neighborhood meeting
with neighboring property owners ITom Meridian Greens and Running Brook Subdivisions and has
submitted a statement in support of the revised Larkspur application sigoed by23 of these neighbors.
The applicant is no longer requesting R-15 zoning; the revised application requests R-8 zoning for
the assisted living, independent living, and Alzheimer's center. The Alzheimer's center has been
moved ITom the original location at the eastem edge of the subject property. The new, more central
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Planning & Zoning Commission/Mayor & City Council
August 19,2004 (Hearing Date)
Page 3
location of the Alzheimer's center is no longer immediately adjacent to Meridian Greens
Subdivision. The applicant has requested L-O zoning through a use exception as a part of their
Planned Development application; the original application's request for L-O zoning was dependent
on a Comprehensive Plan Amendment for a Land Use Compatibility Matrix (which was later
withdrawn by Staff.)
The proposed independent living units will function as a part of the assisted living facility. Meals for
the residents of the independent living units will be provided at a central location and on-call medical
assistance is available for the residents of the independent living units. Due to this function of the
independent living units as a part of the assisted living center, the independent units have been
classified as a part of the assisted living center rather than as townhouses or apartments. The assisted
living facility is permitted as a Conditional Use in the R-8 zoning district.
LOCATION & SURROUNDING USES
The subject property is located at 2090 S. Meridian Road, approximately Y> mile south of the
southeast intersection on Overland Road and Meridian Road. The following uses surround the
subject property:
North --Calderwood Drive borders the subject property to the north. The property
immediately to the north of Calderwood Drive is zoned RUT (Ada County.)
Southern Springs Subdivision is proposed for the property to the north of this RUT
property.
South - Single Family Residential, zoned RUT.
East - Meridian Greens Subdivision, a residential subdivision with R -4 zoning, is located
immediately to the east of the subject property
West -Meridian Road is located immediately west of the subject property. Bear Creek
Subdivision, a residential subdivision with R-8 zoning is located west of Meridian
Road.
OWNER OF RECORD
The owners of record are Jack and Carolyn Siemsen, Donald Mineger, Leonard Reed, and Sherri
Lynn Norman, and Calderwood Community, LLC who have given consent for the applicant to
submit the requested applications.
STANDARDS FOR ZONING AMENDMENT
The Commission and Council shall 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 (II-I5-II):
A.
Will the new zoning be harmonious with and in accordance with the Comprehensive
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Planning & Zoning CommissionlMayor & City Council
August 19, 2004 (Hearing Date)
Page 4
Plan and, if not, has there been an application for a Comprehensive plan amendment;
Staff finds that the requested R-8 zoning designation is in accord with the Comprehensive
Plan's Future Land Use Map. The Future Land Use Map delineates the subject property as
Medium Density Residential (up to 8 duJacre). The proposed planned development will have
a density of7.4 duJacre- The AlzheinJer's center and assisted living facility are each counted
as a single dwelling unit in this calculation. The gross density for the preliminary plat is
5.17 units / acre. The proposed L-O zoning is requested through a use exception through the
applicant's Planned Development application. Staff feels that the proposed L-O zoning
located along an arterial street is compatible with surrounding land uses.
The proposed subdivision's desigu for smaller single story patio homes with small yards
geared towards seniors will help to increase the diversity of housing types available in
Meridian. Meridian's Comprehensive Plan lists increasing the diversity of housing types as a
Comprehensive Plan goal.
B.
Is the area included in the zoning amendment intended to be re-zoned in the future;
Staff finds that the proposed re-zone and accompanying development plans comply with the
requested zone and staff does not anticipate that the property will be rezoned in the future.
C.
Is the area included in the zoning amendment intended to be developed in the fashion
that would be allowed under the new zoning;
Staff finds that the applicant has submitted development plans for a Conditional Use Permit
for the property. Staff further finds that the proposed planned development will only be
allowed with the approval of a Conditional Use Permit in the proposed zones.
D.
Has there been a change in the area or adjacent areas which may dictate that the area
should be rezoned;
Staff finds that the subject property's location on S. Meridian Road, an arterial road makes
the proposed L-O zoning compatible with adjoining land uses.
E.
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 development is designed in a manner that will be harmonious
with the intended character of the area. The proposed light office uses are appropriate for the
subject property's location on an arterial road and the proposed assisted living center,
Alzheimer's center, and residential lots are compatible with the surrounding residential areas.
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I.
J.
K.
Planning & Zoning CommissionlMayor & City Council
August 19,2004 (Hearing Date)
Page 5
F.
Will not be hazardous or disturbing to existing or future neighboring uses;
Staff finds that the requested rezone should not be disturbing to existing or future
neighboring uses. The Commission and Council should consider all public testinJony, oral
and written, before making this finding.
G.
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 service;
Staff finds that the proposed uses can be adequately served by all essential public services
and facilities with the planned improvements and those mentioned within this report.
Drainage will need to be retained on site.
H.
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 requested uses will not create excessive additional requirements at public
costs for public facilities and services. Additionally, staff finds that the proposed rezone
would not be detrimental to the economic welfare of the community.
Will not involve uses, activities, processes, materials, equipment, and conditions 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 the proposed L-O and R-8 zoning designations of the property do not
inherently allow uses that will generate activities, processes, materials, equipment, and
conditions that will be detrimental to the general welfare of the community.
Will have vehicular approaches to the property which shall be so designed as not to
create an interference with traffic on surrounding public streets;
Staff finds that the proposed vehicular approaches on Calderwood Drive will not interfere
with general traffic patterns on any public streets. Please refer to the ACHD staff report,
dated for a full report on traffic issues. ITD submitted a comment letter for the original
Larkspur application stating that on Principal Arterial Type N roadways access is allowed
only at intersections; all other approaches require special permitting. Also please see the
discussion on the access for the existing single family homes in the Special Considerations
for the Preliminary Plat section.
Will not result in the destruction, loss or damage of a natural or scenic feature of major
RZ-O4-O09. PP-O4-023, CUP-O4-025
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Planning & Zoning CommissionlMayor & City Council
August 19,2004 (Hearing Date)
Page 6
importance.
Staff finds that there are several existing mature trees on the site. Staff recommends that the
applicant coordinate with the City Arborist, Elroy Huff, at the Parks Dept. for a
determination on whether the applicant must mitigate for any removed trees. This
determination should be done prior to the next hearing on this project.
L.
Is the proposed zoning amendment in the best interest of the City;
Staff finds that the proposed rezone would be in the best interest of the City by permitting L-
a zoning for light office development located along a Principal Arterial street and by
permitting "Medium Density Residential" (R-8) zoning which will allow an assisted living
facility. It is important that Meridian plans for an aging population; the proposed assisted
living facility will be a benefit to the City of Meridian.
The proposed patio home development will help to increase the diversity of Meridian's
housing types by providing a housing choice for residents (especially seniors) who want the
option of owning a patio home which will require less upkeep than a traditional single-family
home with a large lot size and a floor plan desigued for families.
SITE SPECIFIC COMMENTS (Rezone)
1.
The legal description submitted with the application is accurate and meets the requirements
of the City of Meridian and State Tax Commission.
2.
The subject property is within the Urban Services Planning Area.
3.
A Development Agreement will not be necessary with this rezone. All conditions of
approval will be made as part of the plat and conditional use permit.
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;
Staff finds that the requested R-8 zoning desiguation is in accord with the Comprehensive
Plan's Future Land Use Map, which delineates the subject property as Medium Density
RZ-04-O09, PP-O4-023. CUP-04-025
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E.
Planning & Zoning CommissionlMayor & City Council
August 19, 2004 (Hearing Date)
Page 7
Residential. Medium density is defined as 3 to 8 dwelling units per acre. The proposed
project has a gross density of7.4 units per acre for the planned development (the planned
development does not include the two lots with existing two houses.)
The proposed subdivision's design for smaller single story patio homes with small yards
geared towards seniors will help to increase the diversity of housing types available in
Meridian. Meridian's Comprehensive Plan lists increasing the diversity of housing types as a
Comprehensive Plan goal.
B.
The availability of public services to accommodate the proposed development;
Staff finds that public services can be made available to accommodate the proposed
development. Municipal water and sewer are existing adjacent to the subject property.
C.
The continuity of the proposed development with the capital improvement program;
Staff finds that the subdivision will not conflict with the capital improvement plan. Because
the developer is installing sewer, water, local street inITastructure, utilities and inigation, the
subdivision will not require the expenditure of capital improvement funds. See Annexation
and Zoning Analysis item H.
D.
The public f"manciaI capability of supporting services for the proposed development;
Staff finds that the development will not require major expenditures for providing supporting
services. The proposed subdivision is aninfill project and utilities currently exist adjacent to
the subject property. The primary public costs to serve the future residents will be fire and
police services. The applicant will be responsible for any required extensions ofthe utilities
and for development of an irrigation system.
The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there are not any other health, safety or environmental problems associated
with this subdivision that need to be brought to the Council or Commission's attention.
SPECIAL CONSIDERA nONS - PRELIMINARY PLAT
1.
2.
Secondary Emergency Access: The project is in need of a secondary emergency access per
Fire Marshall, Joe Silva. The applicant has agreed to make Lot 5, Block 1 an emergency
access. A 20' gravel roadway will be constructed according to fire department requirements.
Lot 5, Block 1 is proposed as a future access point to Lot 2, Block 1 if the property
redevelops in the future. The lot will be landscaped until redevelopment of Lot 2, Block 1.
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7.
8.
Planning & Zoning CommissionlMayor & City Council
August 19, 2004 (Hearing Date)
Page 8
3.
A gated access has been proposed for the northern side of the assisted living facility property.
Approval for the gated access should be obtained ITom Meridian's Fire Marshall
4.
Access for existing homes on Meridian Road: If ITD allows the two access points off of
Meridian Road remain, staff recommends that the Development Agreement be conditioned to
require that the access points be decommissioned upon the redevelopment of Lots 1 and 2 of
Block 1.
5.
Fencing along northern border of subject property: It is recommended that all fencing for
lots along the pathway between the assisted living center and the patio homes be four feet in
height to help improve the visibility ofthe pathway. It is also recommended that property
owners also be given the option of adding a two foot open lattice to the four foot solid fence.
6.
Existing residential lots: In staff's opinion there is a possibility that lots one and two of
block one (the lots with the existing homes) will redevelop in the future to a commercial use.
Staffis recommending that the Commission consider how to best provide access to these two
lots to enable the property to redevelop in the future. One option is to have the applicant
provide a cross-access agreement with the property to the north to allow access through the
property to the north. This option was discussed by staff with the applicant at a pre-
application meeting. This option is preferred by the applicant and the applicant has included
this access to the north on the prelinJinary plat. This option would require the property
owners to the north to also provide a cross access agreement and develop the property in a
configuration that would allow cross access between the two properties. Another option is to
require that the easement for the proposed emergency access road be 50' in width so that the
emergency access road can later be turned into an access road for lots one and two of block
one. This option is opposed by the applicant and the current resident of the home located on
Lot 2, Block 1. The Commission should also consider whether the current location of the
proposed emergency access road is the best location for the future road. The road could also
be moved further north so that future road will be less disruptive to the residents of Larkspur.
The Commission should also consider how to best inform neighbors that the emergency
access road could be developed as an access road in the future.
Buildable lots bordering open space lots: Staff recommends that all lots bordering open
space lots have four foot solid fencing in the rear yard to increase the visibility of the open
space lots. It is recommended that property owners also be given the option of adding a two
foot lattice to the four foot solid fence. The applicant is requesting permission to use a "see
through" fencing similar to wrought iron fencing on the patio home lots bordering the open
space lots.
The southenJfllost of the two existing residential lots (Lot 1, Block 1) has two existing
homes. The two homes are currently a legally nonconforming use; the applicant intends to
retain these two homes on the lot.
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2.
3.
4.
5.
Planning & Zoning CommissionlMayor & City Council
August 19, 2004 (Hearing Date)
Page 9
SITE SPECIFIC COMMENTS - PRELIMINARY PLAT
1.
All landscaping will be required per the landscape plans submitted with the application.
2.
All conditions of the accompanying Conditional Use Permit application shall also be
considered conditions of the Preliminary Plat.
3.
Sanitary sewer and water service to this site shall be via main line extensions from existing
mains installed adjacent to the property. The applicant shall be required to extend sewer
and water mains to and through the proposed development, thereby making them available
to the adjacent properties. The Applicant shall coordinate main sizing and routing with the
Public Works Department. An additional water main tie-in to the existing main in S.
Meridian Road will be necessary to provide fire flows. Cover over the sanitary sewer
shall be no less that three-feet ITom finish grade to the top of pipe. Applicant shall execute
City of Meridian standard forms of easements, for any mains that are required to provide
service.
The preliminary plat shows two sanitary sewer services being extended to the existing
residential homes on lots (Lots 1 and 2, Block 1), however no service is shown to the
existing mobile home behind the house on Lot 2, Block 1. Please revise the preliminary plat
to show how service is to be provided to the existing mobile home.
GENERAL COMMENTS-PRELIMINARY PLAT
1.
Please submit a copy of the Ada County Street Name Committee's approval letter for the
subdivision name. Make any corrections necessary to conform.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-l 0-
8.
A permanent pedestrian easement, in favor of the City of Meridian, shall be recorded for the
pedestrian pathway prior to the final plat being recorded. The instrument number for the
easement shall be referenced on the final plat. The easement shall be sufficient width to
cover the 20-foot wide pathway shown. The 10-foot wide hard surfaced pathway shall be
constructed and fully improved prior to the issuance of the flfst Certificate of Occupancy for
any building within the subdivision. Additionally, a note shall be added to the face of the
final plat indicating the City of Meridian is responsible for the maintenance of the regional
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larkspur ll,RZ.PP.CUP
9.
10.
Planning & Zoning ComrnissionlMayor & City Council
August 19, 2004 (Hearing Date)
Page 10
pathway surface located within the easement. The note shall also indicate who will be
responsible for landscaping maintenance within the easement.
6.
Two-Hundred-Fifty and 1O0-watt, high-pressure sodium streetlights will be required at
locations designated by the Public Works Department. Any streetlights shall be installed at
subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final
desigu locations and quantity are determined after power designs are completed by Idaho
Power Company. The street light contractor shall obtain design and permit ITom the Public
Works Department prior commencing installations.
7.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the area being subdivided shall be tiled per City
Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage
district, or lateral users association (ditch owners), with written approval or non-approval
submitted to the Public Works Department. Iflateral users association approval can't be
obtained, plans will be reviewed and approved by the Meridian City Engineer prior to final
plat signature.
8.
A drainage plan designed by a State ofIdaho licensed architect or engineer is required and
shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all new off-street parking
areas. All drainage water is to be maintained on-site. 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.
Please submit all updated groundwater/soils reports to the Public Works Department for
review. Any drainage areas (detention/retention basins) must be designed to ensure that
water will percolate or discharge within a period of time not to exceed 24 hours for all storms
up to and including a 1O0-year storm event. Side slopes within drainage areas shall not
exceed 3: 1.
Any tree over 4" in caliper that is removed ITom the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that are
removed.
Developer shall coordinate mailbox locations with the Meridian Post Office.
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Planning & Zoning ComrnissionlMayor & City Council
August 19,2004 (Hearing Date)
Page 11
11.
Any existing domestic wells and/or septic systems within this project will have to be
removed ITom their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may
be used for non-domestic purposes such as landscape irrigation.
12.
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.
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
ifthey shall C"md 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, as depicted, is large enough to accommodate the
required parking, open spaces and landscaping required by the ordinance if the Planned
Development is approved. The applicant will be required to apply for Certificates of Zoning
Compliance for the proposed L-O development and assisted living facility. Required parking
for the L-O development will be determined when the CZC's are submitted and will be based
on the proposed L-O uses and the square footage of the proposed buildings. Ordinance
requires one parking space per 400 s.f. for professional offices and one space per 200 s.f. for
medical offices. The proposed assisted living center meets all parking requirements.
The applicant has applied for a reduction in the minimum lot size for L-O lots, for a
reduction of the ITontage requirements, and for shared drive access for two of the proposed
L-O lots.
The applicant will provide 17% open space, a meeting and recreation room, 2 gazebos, and
internal pathway system and construct a portion of the Regional Pathway along Ten Mile
Creek as their required amenities for the Planned Development.
The following reductions have been requested:
City Reauirements
Proposed
Min.
Lot Size (R-8)
6,500 s.f. (detached)
4,011 s.f. (detached)
Min. Lot
Frontage (R-8)
65' (detached)
22.18' (detached)
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E.
F.
G.
Planning & Zoning Commission/Mayor & City Council
August 19,2004 (Hearing Date)
Page 12
Min. Lot
Size (L-O)
7,000 S.L
5,453
B.
That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The current Comprehensive Plan Land Use Map designates the property as Medium
Density Residential. Staff finds that application meets the Comprehensive Plan goals of
providing a variety of housing types through the proposed construction of the
Alzheimer's center, assisted living center, and patio home lots; the construction of the
Regional Pathway meets the goal of increasing recreational facilities in Meridian. See
items A and C under Annexation and Zoning Analysis.
C.
That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character ofthe same area;
Staff finds the design concept to be compatible with the intended character of the area.
See item E under Annexation and Zoning Analysis.
D.
That the proposed use, ü 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 development 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;
See comments under Annexation & Zoning Analysis item G.
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;
See comments under Annexation & Zoning Analysis item H.
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
RZ-O4-009. PP-O4-023. CUP-04-O25
wkspur ll.RZ,PP,CUP
6.
7.
Planning & Zoning ComrnissionlMayor & City Council
August 19, 2004 (Hearing Date)
Page 13
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
See comments under Annexation & Zoning Analysis item I.
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;
See comments under Annexation & Zoning Analysis item J.
I.
That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
See comments under Annexation & Zoning Analysis item K.
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 useperrnit shall be subject to the expiration provisions set forthinMCC 11-
l7-4.B.
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 ofthe 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 will include fencing for the Alzheimer's center per the recommendation of
the Police Chief.
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.
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 spill over onto adjacent
properties or right-of-way. All parking lot lighting shall be in accordance with Ordinance 11-
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12.
Planning & Zoning CommissionlMayor & City Council
August 19,2004 (Hearing Date)
Page 14
13-4C.
8.
All siguage shall be in accordance with the standards set forth in this report and Section 11-
14 of the City Zoning and Development Ordinance. All siguage shall require separate sigu
perrnit(s).
9.
All construction and site improvements shall conform to the requirements of the Americans
with Disabilities Act and the adopted building and fire codes.
10.
A drainage plan designed by a State ofIdaIJo 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 IdaIJo 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 IdaIJo Department of Water
Resources regarding Shallow ~ection 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 ofa 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.
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.
SPECIAL CONSIDERATIONS -PLANNED DEVELOPMENT
1.
Building Elevations: The applicant has submitted elevations with the application. Staff is
supportive of the proposed elevations included with the application. Staff believes that the
buildings will be compatible with the uses in the area, if the buildings are constructed as
shown on the submitted elevation sheets. All building construction within Larkspur
Subdivision should substantially comply with the elevations submitted with the Larkspur
applications. Construction materials used on the structures should be approved by the City of
Meridian Building Department and in accordance with the most recent Uniform Building
Code. If any significant modification(s) to the approved architectural desigu features and/or
materials, as determined by the Planning Director, are requested for building(s) in the future,
the property owner should submit a CUP modification. Said modification will require City
Council approval.
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Planning & Zoning Commission/Mayor & City Council
August 19,2004 (Hearing Date)
Page 15
AGENCY COMMENTS
FIRE DEPARTMENT
1. One and two family dwellings will require a fire-flow ofl,OOO 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 Yz" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
3. All entrance and internal roads shall have a tuming radius of28' inside and
48' outside radius.
4. Operational fire hydrants and temporary or permanent street signs are
combustible construction begins.
required before
5. To increase emergency access to the site a minimUll3 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 (west/east/north/south). The two entrances shall be separated
by no less than Y, the diagonal measurement of the project.
6. 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 0000'
apart.
7. 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.
8. 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
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Larkspur ll.RZ,PP,CUP
Planning & Zoning CommissionlMayor & City Council
August 19,2004 (Hearing Date)
Page 16
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.
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' ofa paved surface as
measured around the perin3eter of the building.
11. Fire Sprinklers will be required for all buildings associated with this project As required by the
Intemational Building and Fire Codes (not applicable to patio homes and existing residential
lots).
12. Provide exterior egress lighting as required by the International Building & Fire Codes (not
applicable to patio homes and existing residential lots).
SANITARY SERVICES
1. Overhead Clearance: Prior to issuance of a certificate of zoning compliance, the applicant
shall provide a site plan that has a minimum of 13 ft. clearance for service vehicle height,
including power and telecommunication lines. This requirement increases to 22 ft. clearance
at container service locations. (Comment refers to both Block 1 and Block 2)
2. Waste enclosure access: Prior to issuance of a certificate of zoning compliance, the applicant
shall provide a site plan that has drive-on capability for 6 and 8 cubic yard. Containers.
Allow a minimum of 60 ft. ITontal clearance for such containers. (Comment refers to Block
1 only)
3. Waste enclosure locations: There is a concern that the enclosures are not located to
minimize service vehicle backing-up requirements. Large waste vehicles have blind spots
when backing up is required. 98% of waste vehicle accidents occur when backing-up. Please
contact Bill Gregory at SSC (888-3999) to discuss this matter prior to issuance of the
certificate of zoning compliance. (Comment refers to Block 1 only)
4. Enclosure Numbers and or capacity: There is a concern that you have not provided enough
enclosures to meet waste generation points and volumes that may be generated by the
proposed development. Please contact Bill Gregory at SSC (888-3999) to discuss this matter
prior to issuance of the certificate of zoning compliance. (Comment refers to both Block 1
and Block 2)
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Planning & Zoning CommissionlMayor & City Council
August 19, 2004 (Hearing Date)
Page 17
5. Turning Radius: Prior to issuance of a certificate of zoning compliance, the applicant shall
provide a site plan that has a minimum of 50 ft. turning radius. (Comment refers to Block 1
only)
6. Waste enclosure Pad: Prior to issuance of a certificate of zoning compliance, the applicant
shall provide a site plan that has a concrete pad inside of all enclosures. (Comment refers to
both Block 1 and Block 2)
7. Waste enclosure aprons: Prior to issuance of a certificate of zoning compliance, the
applicant shall provide a site plan that has an 8 ft. concrete apron in ITont of all waste
enclosures greater than 6 and 8 cubic yards.(Comment refers to both Block 1 and Block 2)
8. Waste enclosure gate locks: Prior to issuance of a certificate of zoning compliance, the
applicant shall provide a site plan that has gate locks for both open and closed positions.
(Comment refers to both Block 1 and Block 2)
9. Waste enclosure dimensions: Prior to issuance of a certificate of zoning compliance, the
applicant shall provide a site plan that has a minimum of 10 ft. clearance inside of the
enclosure gates with the gates in the open position. (Comment refers to both Block 1 and
Block 2)
10. Waste enclosure bumpers or stops: Prior to issuance of a certificate of zoning compliance,
the applicant shall provide a site plan that has bumpers or stops inside of the enclosure to
prevent the container ITom damaging enclosure walls and gates. (Comment refers to both
Block 1 and Block 2)
11. Waste enclosure user access: When possible, desigu the enclosure with an easy pedestrian
access point other than the ITont gates. This will insure less mess in the enclosure as well as
reduce gate damage. (Comment refers to both Block 1 and Block 2)
12. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal prior to
the public hearing. There is a concern that the required modifications may significantly
impact your site design and may require a revised site plan. If the site plan is revised, contact
the planner assigued to the project immediately to discuss the changes and how to proceed
with the revised site plan. (Comment refers to Block 1 only)
PARKS DEPARTMENT
1. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance will be followed.
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Planning & Zoning CommissionlMayor & City Council
August 19,2004 (Hearing Date)
Page 18
2. Standard Plan for Protection of Existing Trees during Construction: The standard established
in the City of Meridian Landscape Ordinance will be followed.
RECOMMENDATION
Staff recommends approval of this application with the aforementioned conditions of approval.
RZ-Q4-009. PP-04-O23, CUP-O4-025
wkspur ll,RZ.PP,CUP
.':.9>
Ada County Highway District
John S. Franden. President
David E. Wynkoop 1st Vice President
Susan S. East/ake. 2nd Vice President
SheRry R. Huber, Commissioner
Dave Bivens, Commissioner
377S N. Adams Street
Garden City 10 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail: tellus@ACHD.ada.id.us
August 10.2004
To:
Larkspur LLC
4915 West Camas Street
Boise, Idaho 83705
RECEIVED
Subject:
Larkspur Subdivision
56-lot mixed use subdivision
Southeast comer of Calderwood Drive and SH 69
AUG j 3 2004
Of Meridian
Clerk Office
On August 3, 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 208-387-6177.
Sincerel , ~
Andrea N. uning ~
Principal Development Analyst
Right-of-way & Development Services .'
Planning Division
CC:
Project file, Construction Services, Drainage, Utilities
City of Meridian
Treasure Valley Engineers
5680 East Franklin Road Suite 220
Nampa Idaho 83667
/~""
. .ø. Ada County Highway District
Right-of-Way & Development Department
Planning Review Division
This application does not require Commission action and is approved at the staff level on Tuesday August 3,
2004. Tech Review for this nem was held with the applicant on Friday July 30, 2004. Please refer to the
attachment for appeal guidelines. Staff contact: Andrea N. Tuning, 208-387-6177-phone, 208-387-6393-fax,
atuninq@achd.ada.id.us
File Numbers:
Larkspur Subdivision I MPPO4.0231 MCUPO4.025 I MRZO4.009
2090,2190 and 2240 Meridian Road
Site address:
OwnerlApplicant:
Larspur LLC
Ron Sargent
4915 West Camas Street
Boise, Idaho 83705
Representative:
Treasure Valley Engineers
5680 East Franklin Road Suite 220
Nampa, Idaho 83667
Application Information:
The applicant has submitted an application to the City of Meridian requesting rezone, conditional use and
preliminary plat approval to construct a 56-lot mixed use subdivision on 18.94-acres. The site is currently
zoned R-4 and is proposed to be rezoned to R-4, R-8 and L-Q, The site is located on the southeast comer
of Meridian Road and Calderwood Drive.
Acreage: 18.94-acres
Current Zoning: R-4
Proposed Zoning: R-4, R-8 and L-Q
Buildable Lots: 56-lots
Common Lots: 6-lots
8.
2
A.
Findings of Fact
1.
Trip Generation: This development is estimated to generate 760 additional vehicle trips per day
(30 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.
4.
Site Information: The site currently has two existing single-family residential dwellings.
5.
Description of Adjacent Surrounding Area:
a. North: 1.8-acre parcel zoned RUT and a 0.361-acre parcel zoned R-4
b. South: 4.5-acre parcel with a single-family residence and 4.9-acre parcel with a single-family
residence
Meridian Greens Subdivision
Meridian Road and Elk Run Subdivision
c. East:
d. West:
6.
Impacted Roadways
State Hiahwav 69
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
Speed limit:
777-feet
Principal Arterial
South of Overland Road was 21,966 on 10-22-02
Better than C
55 MPH
Calderwood Drive
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
Speed limit:
1,060-feet
Collector
East of Highway 69 was 800 on 10-29-02
Better than C
20 MPH
7.
Roadway Improvements Adjacent To and Near the Site
Calderwood Drive is currently improved with 30-feet of pavement with NO curb, gutter or sidewalk
abutting the site. Calderwood Drive is improved with a 37-foot street section with curb, gutter and
sidewalk to the east of the site.
State Highway 69 is currently improved with five traffic lanes with NO curb, gutter or sidewalk abutting
the site.
Existing Right-of-Way
Calderwood Drive currently has a total of 50 to 60-feet of right-of-way (30-feet from centerline).
State Highway 69 currently has a total of 126-feet of right-of-way (60-feet from centerline).
B.
1.
2.
3
9.
Existing Access to the Site
The site currently has two existing driveways that access Meridian Road. The applicant has an
existing 20-foot wide driveway that intersects Meridian Road approximately 11 O-feet south of the
north property line. The applicant has an existing 16-foot wide driveway that intersects Meridian
Road approximately 175-feet north of the south property line. The applicant will also have access to
a public road that will extend from Calderwood Drive and extend to the south to this property's north
property line once Southwoods Subdivision constructs and dedicates the roadway to the public.
Site History
The District previously reviewed this site as two preliminary plat applications. The District approved
Larkspur Subdivision and Southwoods Subdivision in 2004.
10-
11.
Capital Improvements PlanlFlve Year Work Program
The Overland Road/State Highway 69 intersection is programmed in the District's Five Year Work
Program and Capital Improvements Plan to be reconstructed in the year 2007. The intersection will
be reconstructed with 7 -lanes at each approach. This project is a collaborative project with the Idaho
Transportation Department.
12.
Other Development in Area
On March 23, 2004, the District approved Southwoods Subdivision. Southwoods Subdivision was
proposed to contain 15 commercial lots on 9.47-acres.
On April 13, 2004, the District approved Larkspur Subdivision. Lark Spur Subdivision was proposed
to contain 42-sinlge-family residential lots on 9.47-acres.
Findings for Consideration
Roadway Offsets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a
residential collector roadway (measured centerline to centerline).
The applicant is proposing to construct a local commercial roadway that intersects Calderwood Drive
approximately 340-feet east of State Highway 69. This roadway location meets District policy and
should be approved with this application.
Stub Streets
District policy 7203.5.1 states that the street design in a proposed development shall cause no undue
hardship to adjoining property. An adequate and convenient access to adjoining property for use in
future development may be required. If a street ends at the development boundary, it shall meet the
requirements ohub section 7205, "non-continuous 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-feel. 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.
B.
1.
2.
3
9.
Existing Access to the Site
The site currently has two existing driveways that access Meridian Road. The applicant has an
existing 20-foot wide driveway that intersects Meridian Road approximately 11 O-feet south of the
north property line. The applicant has an existing 16-foot wide driveway that intersects Meridian
Road approximately 175-feet north of the south property line. The applicant will also have access to
a public road that will extend from Calderwood Drive and extend to the south to this property's north
property line once Southwoods Subdivision constructs and dedicates the roadway to the public.
10.
Site History
The District previously reviewed this site as two preliminary plat applications. The applicant reviewed
Larkspur Subdivision and Southwoods Subdivision in 2004.
11.
Capital Improvements PlanlFive Year Work Program
The Overland Road/State Highway 69 intersection is programmed in the District's Five Year Work
Program and Capital Improvements Plan to be reconstructed in the year 2007. The intersection will
be reconstructed with 7-lanes at each approach. This project is a collaborative project with the Idaho
Transportation Department.
12.
Other Development in Area
On March 23, 2004, the District approved Southwoods Subdivision. Southwoods Subdivision was
proposed to contain 15 commercial lots on 9.47-acres.
On April 13, 2004, the District approved Larkspur Subdivision. Lark Spur Subdivision was proposed
to contain 42-sinlge-family residential lots on 9.47-acres.
Findings for Consideration
Roadway Offsets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a
residential collector roadway (measured centerline to centerline).
The applicant is proposing to construct a local commercial roadway that intersects Calderwood Drive
approximately 340-feet east of State Highway 69. This roadway location meets District policy and
should be approved with this application.
Stub Streets
District policy 7203.5.1 states that the street design in a proposed development shall cause no undue
hardship to adjoining property. An adequate and convenient access to adjoining property for use in
future development may be required. If a street ends at the development boundary, it shall meet the
requirements of sub section 7205, "non-continuous 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 is proposing to construct a stub street at the south property line approximately 103-feet
west of the east property line. This stub street will serve the 4.5-acre site to the south and will
eventually tie into the local street to the south. Staff is supportive of the applicant's proposal and
encourages the neighborhood intra-connectivity. Due to the fact that this stub street is proposed to
exceed 150-feet in length, the applicant should construct a temporary tumaround 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.
Street Sections
Collector Streets
District policy requires 70-feet of right-of-way on collector roadways (Figure 72-F1 B). This right-of-
way width allows for the construction of a 3-lane roadway with curb, gutter, 5-foot wide detached
sidewalks and bike lanes.
District policy 72-F1 B requires collector roadways to be constructed as a 46-foot street section with
vertical curb, gutter and 5-foot detached (or 7-foot attached) concrete sidewalk within 70-feet of right-
of-way with parking prohibited on both sides.
District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as
36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on housing-
The access restrictions for these street segments should be stated on the final plat. Unless otherwise
noted, parking should be prohibited on these street segments. Coordinate the signage Program with
District staff.
Modification of Policy to Allow Calderwood to be constructed as a 36-foot street section
Calderwood Drive is classified as a collector roadway. Typically the District requires a standard
collector roadway to be constructed as 46-foot street section with vertical curb, gutter and sidewalk
within 70-feet of right-of-way. Calderwood Drive currently carries approximately 800 vehicle trips per
day. This is one of the last parcels in the area that will add vehicle trips to Calderwood Drive. Due to
the fact that the traffic volumes on Calderwood Drive are not anticipated to exceed 3,000 vehicle trips
per day, staff recommends that the applicant 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.
By constructing Calderwood Drive as a 36-foot street section, the District can stripe Calderwood Drive
to provide two 11-foot travel lanes with bike lanes on both sides of the roadway. Parking will be
restricted on Calderwood Drive. The applicant should install signs that restrict parking on
Calderwood Drive.
Commercial Streets
District policy 7202.8 and 72-F1B, 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.
The applicant is proposing to 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. The proposed street section meets District
policy and should be approved with this application.
4
Residential Streets
District policy 72-F1 A, allows local residential public roads with a 33-foot street section with parking
on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed
1,000 and the appropriate fire department reviews and approves the street section. The proposed
density of development that will utilize the internal local residential streets is anticipated to generate
less than 1,000 vehicle trips per day.
The applicant is proposing to 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. A portion of the sidewalk is proposed to be located
outside of the right-of-way. The applicant should provide the District with an easement for the
sidewalk that extends outside of the right-of-way. The proposed street section meets District policy
and should be approved with this application. If the applicant would like to have parking on both
sides of the roadway, the applicant should submit a letter from the appropriate fire District allowing
parking to remain on both sides of the roadway.
4.
Islandslmedians
District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public
right-of-way dedicated by this plat should be owned and maintained by a homeowners association.
Notes of this should be required on the final plat.
The applicant is proposing to construct an island within Blackspur Way. The roadway around the
island should maintain a minimum of a 21-foot street section. The design should be reviewed and
approved by ACHD's Development staff. The island should also be owned and maintained by a
homeowners association. Notes of this should be required on the final plat.
5.
Driveways
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
20 to align or offset a minimum of 1 05-feet from any existing or proposed driveway.
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
facilities it located on local streets. Curb retum type driveways with 15-foot radii will be required for
driveways accessing collector and arterial roadways.
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.
The applicant is proposing to construct a 20-foot wide curb return type driveway that intersects
Calderwood Drive approximately 21 O-feet east of State Highway 69 and 105-feet west of the
proposed commercial street. This driveway location and width meets District policy and should be
approved with this application. The applicant should construct the driveway with a 15-foot curb radius
(minimum)"*The applicant has expressed interest in widening the driveway width to 3D-feet. To
accommodate for the width of the driveway, staff has given a range for the driveway width and
recommends that the driveway be constructed 20 to 30-feet in width.
The applicant is proposing to construct a 30-foot wide curb return type driveway that intersects
Calderwood Drive approximately 235-feet east of the proposed commercial street. This driveway
5
6.
7.
4.
6
location and width meets District policy and should be approved with this application. The applicant
should construct the driveway with a 15-foot curb radius (minimum).
The applicant is proposing to construct a 25-foot wide curb return type driveway that intersects the
proposed commercial street approximately 250-feet south of Calderwood Drive. This driveway
location and width meets District policy and should be approved with this application. The applicant
should construct the driveway with a 15-foot curb radius (minimum).
Temporary Emergency Access
The applicant is proposing to construct an emergency access that extends from Blackspur Way to
State Highway 69 through lot 20 of Block 1. The applicant is proposing to construct this access as a
temporary emergency vehicle access until Blackspur Way is extended to provide an additional access
point to the public transportation system. The District does not object to the temporary emergency
access. The applicant should contact the Idaho Transportation Department for final approval of the
access to State Highway 69.
State Highway 69
Meridian Road (SH 69) is under the jurisdiction of the Idaho Transportation Department. The
application should contact ITD to determine what improvements and access points will be required on
Meridian Road (SH 69).
7.
Other Access
Calderwood Drive is classified as a collector roadway. Access to collector roadways is restricted.
Other than the access points that have specifically been approved with this application, direct lot
access to Calderwood Drive is prohibited. Notes of the access restrictions should be noted on the
final plat.
C.
Site Specific Conditions of Approval
1.
Construct a local commercial roadway (Blackspur Way) that intersects Calderwood Drive
approximately 340-feet east of State Highway 69, as proposed.
Construct a stub street at the south property line approximately 1 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".
2.
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.
5.
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.
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.
2.
3.
4.
5.
6.
7
6.
Construct an island within BlackspurWay, 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 of this shall be
required on the final plat.
Construct a 20 to 30-foot wide curb return type driveway that intersects Calderwood Drive
approximately 210-feet east of State Highway 69 and 1 05-feet west of the proposed commercial
street, as proposed. Construct the driveway with a 15-foot curb radius (minimum).
7.
8.
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 15-foot
curb radius (minimum).
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 15-
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 of the access restrictions shall be noted on the final
plat.
12.
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.
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
of Idaho 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.
E.
1.
2.
7.
Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8.
Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #198, also known as Ada County Highway District Road Impact Fee Ordinance.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction-
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
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
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.
11.
Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
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. Appeal Guidelines
8
9
Request for Appeal of Staff Decision
1.
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
10
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651.4395
FAX # 208-463-0092
28 July 2004
Phones: Areo Code 208
OFFICE: Nompo 466-7861
SHOP: Nompo 466-0663
William G. Berg Jr.
City of Meridian
33 East Idaho Ave.
- Meridian, ill 83642
RE:
RZ 04-009/CUP 04-02SIPP 04-023 - Larkspur Subdivision
Dear Will:
RZ04-009
Nampa & Meridian Irrigation District has no comment on the above referenced
application for Rezoning.
CUP 04-02SIPP 04-023
A Land Use Change Application must be filed and reviewed before Nampa & Meridian
Irrigation District will comment on the Conditional Use Permit or the Preliminary Plat.
Please contact Donna Moore at 466-7861 for further information.
All laterals and waste ways must be protected. The District's Ten Mile Drain 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.
All municipal surface drainage must be retained on site. If any municipal surface
drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage
plans. The developer must comply with Idaho Code, 31-3 805. It is recommend~d that
inigation water be made
,.-,'~..
Thank you,
~lffe!~
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C: Water Superintendent
File - Office/Shop
APPROXIMATE IRRIGABlf ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS. 40,000