HomeMy WebLinkAboutChatsworth Sub PP 04-025
PP 04-024
MERIDIAN PLANNING & ZONING MEETING
August 19,2004
APPLICANT Dyver Development, LLC ITEM NO.
REQUEST Public Hearing: Preliminary Plat approval for 77 single-:family residential
building lots & 4 common lots on 19.4 acres in a proposed R-B zone for Chatsworlh
Subdivision - west of South Locust Grove Road and south of East Victory Road
12
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
See aHached Comments
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
See aHached Comments
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
See aHached Comments
See aHached Comments
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: ~
contactedð~OJJJ\I..\ 11r1\W. /
Emailed:
Date: ~
Staff Initials:
/
Phone: ~1~- )Qj];j/
Materials presented at public meeUngs shaD become PfOpedy oIlhe City 01 Meridian.
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
William LM. Nary
Shaun Wardle
Charles M. Rountree
LEGAL DEPARTMENT
(208) 466-9272 'Fax 466-4405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500 . Fax 898-9551
PLANNiNG AND ZONiNG
DEPARTMENT
(208) 884-5533 . FAX 888-6854
MEMORANDUM:
To:
Mayor, City Council and Planning & Zoning Commission
Transmittal Date: August 13, 2004
Hearing Date: August 19, 2004
RECEIVED
AUG 1 6 2004
From:
Craig Hood, Associate City Planner (1# ~
Bruce Freckleton, Senior Engineering Tech ~
City Of MeridialJ
Öity Clerk Office
Re:
Chatsworth Subdivision
. Annexation and Zoning of 19.40 Acres fÌ1Jm RUT to R-8 (Medium Density
Residential), by Dyver Development, LLC (File No. AZ-O4-018)
. Preliminary Plat for Seventy-Seven (77) Building Lots and Four (4) Other
Lots on 19.40 Acres in a Proposed R-8 Zone, by Dyver Development, LLC
(File No. PP-O4-025).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The applicant, Dyver Development, LLC, has applied for Annexation and Zoning (AZ) and
Preliminary Plat (PP) approval of seventy-seven (77) building lots and four (4) other lots on
19.40 acres of land located on the west side of Locust Grove Road, approximately 1/3 of a mile
south of Victory Road. Currently there is a single-family home and some outbuildings on the
site. The land is designated as Medium Density Residential on the Comprehensive Plan Future
Land Use Map and the applicant has requested all of the property be zoned R-8.
The gross density of the proposed subdivision is 3.97 dwelling units per/acre. This density is
consistent with the Comprehensive Plan future land use designation of Medium Density
Residential (between 3 and 8 dwelling units per acre). The seventy-seven proposed building lots
range in size from 6,500 square feet up to 10,562 square feet. All housing types are proposed as
single-family residential.
The proposed plat contains approximately 6% open space, which exceeds the 5% minimum open
space requirement of MCC 12-13-16-2. The applicant is proposing to develop this site in two
AZ.04-002.PP-<J4-00J
C","worthAZ"
Planning & Zoning Commission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 2
phases. No variances, exceptions or reductions to the City adopted dimensional standards or uses
are requested with the preliminary plat application.
The proposed subdivision includes road access via one stub street from the recently approved
RoseleafSubdivision to the north (Sartreano Avenue) and direct access to Locust Grove Road
via Tiber Drive. The Ada County Highway District Commissioners approved the subdivision
with conditions on August 11,2004. ACHD is requiring two types of traffic calming devices
(stamped concrete pedestrian crossings, landscape medians, chokers, etc.) to be added within
Tiber Drive to prevent speeding problems. The ACHD is also requiring the location of the
proposed Tiber Drive stub street to the west property line to be shifted south approximately 200-
feet. Both of these conditions are meant to prevent Tiber Drive from being a long, straight street
which often times encourages speeding.
Staff has provided a detailed analysis and recommended conditions of approval for the requested
annexation and zoning and preliminary plat applications below. Staff is recommending
approval of the applications, with the conditions outlined in this report.
LOCATION
The property is located on the west side of Locust Grove Road, approximately 1/3 of a mile
south of Victory Road, in Section 30, Township 3 North, Range 1 East.
SURROUNDING PROPERTIES
North: Roseleaf Subdivision (single-family residential), zoned R-8
West: Agricultural/pasture land; l8-acre parcel, zoned RUT (Ada County)
East: Tuscany Lakes Subdivision (single-family residential), zoned R-4
South: Agricultural/pasture lands with single-family residences; 5-acre
parcel, both zoned RUT (Ada County)
parcel and 25-acre
OWNERS OF RECORD
The property owner of record is Dyver Development, LLC, and Corey Barton, a managing
member, has provided notarized consent for SLN Planning, Inc. (Shawn Nickel) to submit the
subject applications.
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence aoswering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
A.
Will the new zoning be harmonious with and in accordance with the Comprehensive
Plan and, if not, has there been an application for a Comprehensive Plan
amendment;
AZ-04-0[8.PP-<O4-025
Ch,t,~rth.AZ.PPOOC
Planning & Zoning Comrnission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 3
Staff finds that the proposed zoning designation. R-8. is harmonious with and in
accordance with the 2002 Comprehensive Plan and Future Land Use Map, which
designates the land to be Medium Density Residential. There is a minimum target density
of three dwelling units per acre in the Comprehensive Plan; the proposed gross density of
Chatsworth Subdivision is 3.97 dwelling units per acre. The Future Land Use Map shows
a future community park in this square mile. However, the Parks Department is not
seeking to acquire any land from the applicant.
B.
Is the area included in the zoning amendment intended to be rezoned in the future;
Staff does not anticipate that the applicant intends to rezone the subject property in the
future. There are several large, undeveloped county parcels to the west and south of this
land and additional annexation/rezone requests are anticipated on these parcels 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 -for example, a residential area
turning into a commercial area by means of conditional use permits;
Staff finds that the proposed single-family residential subdivision would be allowed
within the requested zoning district of R-8. The accompanying plat demonstrates the land
would be developed in lot sizes, housing types and other dimensional requirements that
confonn to the proposed zoning designation.
D.
Has there been a change in the area or adjacent areas which may dictate that the
area should be rezoned. For example, have the streets been widened, new railroad
access been developed or planned or adjacent area being developed in a fashion
similar to the proposed rezone area;
Staff finds that the land directly north and east of the subject property is annexed and
approved for development similar to the proposed subdivision (Roseleaf Subdivision and
Tuscany Lakes Subdivision). Tuscany Village Subdivision and Sageland Subdivision
were also recently approved residential developments in the area. Tuscany Lakes
Subdivision is located near the southwest corner of Locust Grove Road and Victory Road
and Sageland Subdivision is on the northeast corner of Locust Grove Road and Victory
Road. The majority of Section 30, Township 3 North, Range 1 East is designated for
residential development similar to the proposed project. This is the third annexation
application the City has processed within the northeast quarter of Section 30.
Locust Grove Road is designated as a Section Line Road on' the Functional Street
Classification Map. This section of Locust Grove Road abutting the site is not currently
programmed within ACHD's Five Year Work Program or Capital Improvement Program
for roadway improvements.
E.
Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character
AZ-04-018, "41-025
Ch.,wmfu.AZ.".DOC
Planning & Zoning Commission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 4
of the general vicinity and that such use will not change the essential character of
the same area;
The existing character of the area will, and is, currently changing, especially upon build-
out of the proposed project and other similar subdivisions in the general vicinity. Staff
finds that the proposed R-8 zoning and subsequent single-family residential uses
proposed in the preliminary plat are consistent with the intended character of the vicinity,
as depicted on the Future Land Use Map. Staff also finds that the proposed zoning/uses
can be designed and constructed in a manner that will be harmonious with and
appropriate in appearance with the existing and intended character of the surrounding
area. Although there will be an impact of the subject development on the existing
character of the area (agricultural), staff finds that the impact is consistent with the
intended character of the area; a mix of low and medium density residential.
F.
Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony (oral and written) to
detennine whether or not the proposed zoning and subsequent uses will be disturbing or
hazardous to the existing or future neighboring uses.
Staff does not anticipate that the proposed residential uses will be hazardous as long as
landscaping, fencing and the other conditions outlined in this report are complied with
and construction traffic and house construction is conducted in a manner consistent with
City Code.
G.
Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fIre protection, drainage structures, refuse disposal,
water, sewer or that the person responsible for the establishment of proposed zoning
amendment shall be able to provide adequately any of such services;
Sanitary sewer and water to serve this development is currently available in Locust Grove
Road, however, the applicant has preliminarily designed the sewer to flow out through
the proposed Roseleaf Subdivision. The applicant shall be responsible for the extension
of utilities to and through this proposed development. Sizing and routing shall be
coordinated with the Public Works Department.
The applicant and/or future property owners will be required to pay park and highway
impact fees as well as construct on-site storm water drainage facilities.
On August 11, 2004, the ACHD Commission approved this development with site-
specific and standard conditions. Please review the ACHD report for additional
information regarding this finding.
On July 23, 2004, a joint agency/department comments meeting was held with
representatives of key service providers to this property. A concern about secondary
AZ-04.018,PP-<)4-025
CIm""ort'AZPPOOC
Planning & Zoning Commission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 5
emergency access to this site has been raised by the Meridian Fire Department. See Site
Specific Condition # 9 in the Preliminary Plat section of this report, and the detailed
comments and conditions from agencies attending the comments meeting at the end of
this report. Staff finds that the Dublic services listed above can be made available to
accommodate the DroDosed development. The Commission and Council should reference
any written and/or verbal testimony submitted by the Meridian Police and Fire
Departments, or any other public service provider, regarding their ability to adequately
service this project.
NOTE: Sanitary Service Company (SSe) will not enter privately owned common
driveways in residential subdivisions to pick-up trash. MCC 4-l-ll.B.4 requires all trash
cans "be placed as close to the curb as possible, or in alleys if the property has alley
access. The solid waste containers shall be clear of pedestrian and vehicular traffic at all
times. Solid waste containers shall be clearly visible and accessible to the waste
collection personnel and free from obstructions including, but not limited to, trees,
shrubbery, fences, vehicles, and walls." The impact of this ordinance on Lots 12-15, and
Lots 3-6, Block 5, is that property owners will have to haul their trash cans from the
residence to the public street. SSC is requesting a condition that all trash cans for Lots 3-
6, and 12-15, Block 5, be placed no more than five (5) feet behind the sidewalk off the
adjacent public street. (See Preliminary Plat Site Specific Condition #11)
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;
If approved, the developer will be fmancing the extension of sewer, water, local street
infÌ'astructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police and school facilities and services.
Staff finds there will not be excessive additional requirements at public cost and that the
rezone will not be detrimental to the community's economic welfare.
I.
Will the proposed uses not involve uses, activities, processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff finds that the proposed annexation and the development of single-family homes on
this site will not involve uses that will create nuisances that would be detrimental to the
general welfare of the surrounding area.
ACHD projects this development will generate 760 additional vehicle trips per day. Staff
recognizes the fact that traffic and noise will increase with the approval of this
subdivision; however, staff does not believe that the amount generated will be
detrimental to the general welfare of the public. Staff does not anticipate the proposed
annexation and subsequent uses will create excessive traffic, noise, smoke, fumes, glare,
or odors.
A2-04-0L8.PP-o4-025
Ch",worth.AZ.PP.DOC
Planning & Zoning Commission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 6
J.
Will the area have vehicular approaches to the property which shall be so designed
as not to create an interference with traffic on surrounding public streets;
The location of the proposed new entry road, Tiber Drive, has been approved by ACHD.
Tiber Drive is located approximately 285-feet from the Tuscany Lakes Subdivision entry
road (Palenno Drive) on the east side of Locust Grove Road. Further, the applicant is
proposing to extend a stub street from Roseleaf Subdivision to provide access to the site,
limiting the amount of interference with traffic on surrounding classified streets.
If the two proposed vehicular approaches are constructed as approved by ACHD, staff
does not believe that the subdivision will create interference with traffic on the
surrounding public streets. Please review the ACHD report for this project for additional
infonnation regarding this finding.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
Staff finds that no natural or scenic features of major importance wil1 be lost or damaged
by approving the annexation and rezone. Any existing trees larger than 4" caliper that are
removed shall be mitigated for, per the Landscape Ordinance.
L.
Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592,1l-17-1992)?
Staff finds that all essential services are available or will be provided by the developer to
the subject property and will not require unreasonable expenditure of public funds. The
applicant is proposing to develop the land in substantial compliance with the City's
comprehensive plan (medium density residential). The land east and north of the subject
property has already been annexed and this is a logical expansion of existing zoning and
land uses. In accordance with the findings listed above, staff fmds that the
annexation/rezone ofthis DroDertv would be in the best interest of the Citv.
ANEXATION AND ZONING CONDTIONS OF APPROVAL
I. The legal description submitted with the application (dated 1-23-04, stamped by D. Terry
Peugh) shows the property as contiguous to the existing corporate boundary of the City of
Meridian and is approved.
2. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
3. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the parcel 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
AZ-O4-0 lB. PP-O4-025
C_worthAZ.PPOOC
Planning & Zoning Commission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 7
Works Department. If lateral users association approval can't be obtained, plans will be
reviewed and approved by the Meridian City Engineer prior to final plat signature.
4. Any future subdivision, uses and construction on this property shall comply with the City of
Meridian ordinances in effect at the time.
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 proposed application is in substantial compliance with the adopted
Future Land Use Map of the Comprehensive Plan (Chapter VII). The proposed density,
3.97 dwelling units per acre (gross), is in compliance with the land use classification,
medium density residential, noted on the map.
B.
The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
(See finding "G" under Annexation and Zoning Analysis for more detail.)
c.
The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
D.
The public fmancial capability of supporting services for the proposed development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e. police, fire, ACHD, etc) to determine this finding. (See finding "G"
under Annexation and Zoning Analysis above, and the Agency Comments and
Conditions at the end of this report for more detail.)
E.
The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's
attention. ACHD considers road safety issues in their analysis; ACHD staff has approved
this subdivision, with conditions. Staff recommends that the Commission and Council
reference any public testimony that may be presented to determine whether or not the
proposed subdivision may cause health, safety or environmental problems of which staff
is unaware.
AZ-04-oI8,PP-<)4-025
Ch,,"wonhAZ,PP,OOC
Planning & Zoning Commission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 8
PRELIMINARY PLAT SPECIAL CONSIDERATIONS
1. Locust Grove Road: Locust Grove Road is depicted as an arterial street in the
Comprehensive Plan. The 2025 Functional Street Classification Map designates this
section of Locust Grove Road as a Section Line Road. Typically, the required right-of-
way dedication for section line roads is 90-feet (45-feet from centerline). Due to the fact
that Locust Grove is not within the District's Capital Improvements Plan, ACHD is
recommending that the applicant dedicate 35-feet of right-of-way (from centerline). This
right-of-way width allows for 3-traffic lanes, a bike lane, curb, gutter and sidewalk. This
right-of-way requirement is consistent with the Tuscany Village, Tuscany Lakes,
Sageland, and Roseleaf subdivision applications, all of which abut Locust Grove Road
(see ACHD staff report for further information).
MCC 12-13-10-4 requires a 25-foot wide street buffer along arterial roadways. MCC 12-
13-10-2 states that all required (street) buffers shall be located beyond any street right-of-
way and that the buffer width must exclude the width of the sidewalk (if the sidewalk is
outside of the right-of-way). The applicant is proposing to construct a 5-foot wide
detached, meandering sidewalk located outside of the right-of-way for Locust Grove
Road. The sidewalk is located in a 30-foot wide common lot that also contains a lawn,
shrubs and trees. Staff is suDDortive of the DroDosed common lot desÎ!m and sidewalk
location. However. based on ACHD's requirement to dedicate or Dfeserve 35-feet of
riwt-of-wav. the 30-foot wide landscaDe buffer lot will need to shift 2-feet to the west to
accommodate additional riwt-of-wav. See Site Specific Condition #2 below.
2.
Common Drives: MCC 12-4-14 allows up to four (4) dwelling units to access a common
driveway. Common drives serving three or four dwelling units shall be a minimum of
twenty-four feet in width. MCC 11-9-1 allows the street frontage for three or four lots
sharing a common driveway to be reduced to 10 feet.
The applicant is proposing to utilize common driveways for Lots 3-6, Block 5, and for
Lots 12-15, Block 5. The public street frontage for Lots 4, 5, 13, and 14, Block 5 are
shown as 10-feet on the preliminary plat. A note should be Dlaced on the face of the final
Dlat stating the Duroose of the common drivewav easements and who is to be resDonsible
for maintenance thereof. Both common drives should be constructed a minimum of 24-
feet wide. with crushed gravel and asDhaltic concrete Daving. See Site Specific Condition
#3 below.
NOTE: The Meridian Fire Department has requested that "No Parking" signs be provided
along the proposed common driveways (See Agency Comments and Conditions below).
No Darking signs shall be installed on the 2 DTODosed common drivewavs. Coordinate the
location of the required signage with the Meridian Fire Department.
3.
Existing Easement: On the submitted preliminary plat a 30-foot wide, east-west easement
is shown to bisect the property. It is not clear to staff what the 30-foot wide easement is
for. Because this easement affects several lots within the develoDment. Drior to signature
AZ.04.018,PP-Q4-025
Ch",wo"h.AZ.PP.OOC
Planning & Zoning Commission/Mayor & City Council
August 19, 2004 (P&Z Hearing Date)
Page 9
of the final plates) bv the CitY En!!Ïneer. the easement should be vacated bv the applicant..
See Site Specific Condition #4 below.
4.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 12-13-8.3). The applicant shall be
required to utilize any existing surface or well water for the primary source. lf a surface
or well source is not available, a single-point connection to the culinary water system
shall be required. If a single-point connection is utilized, the developer shall be
responsible for the payment of assessments for the common areas prior to signature on
the final plat by the City Engineer. An underground, pressurized irrigation system shall
be installed to all landscape areas per the approved specifications and in accordance with
MCC 12-13-8 and MCC 9-1-28. See Site Specific Condition #5 below.
5.
Ditches. Laterals. and Canals: 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 MCC 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. lf lateral
users association approval cannot be obtained, plans will be reviewed and approved by
the City Engineer prior to [mal plat signature. See Site Specific Condition #6 below.
6.
Landscaping: The submitted landscape plan prepared by The Land Group, Inc., Project
Number 04096, dated 6-8-04 is approved. Any tree over 4" in caliper that is removed
from the property shall be replaced by installing additional trees, being the equivalent
number of caliper inches of trees that were removed. Required landscaping trees will not
be considered as replacement trees for those trees that may be removed (MCC 12-13-13-
3). See Site Specific Condition #7 below.
7.
Fencing: The applicant is proposing to construct a 5-foot tall solid fence around the
perimeter of the site. The applicant is proposing to construct a 4-foot tall open fence
around the common area lot (Lot 9, Block 5). Staff is supportive of the proposed fencing.
A detailed fencing plan should be submitted upon application of the final plat (MCC 12-
4-l0.F.3). If permanent fencing is not provided, temporary construction fencing to
contain debris must be installed around the perimeter prior to issuance of a building
pennit. All fences should taper down to 3 feet maximum within 20 feet of all right-of-
way. All fencing should be installed in accordance with MCC 12-4-10. See Site Specific
Condition #8 below.
SITE SPECIFIC CONDITIONS OF APPROVAL (PRELIMINARY PLAT)
1. All conditions of the Annexation and Zoning (AZ-04-0l8) application shall also be
considered conditions of the Preliminary Plat (pP-04-025).
2.
Dedicate (or preserve) Locust Grove Road right-of-way in accordance with ACHD's
requirements and provide a 25-foot wide landscape buffer along Locust Grove Road in
accordance with MCC, outside of the ultimate right-of-way. The required street buffer
along Locust Grove Road shall include 25-feet of landscaping. lf the sidewalk along
AZ-04-018,PP-O4-O25
Ch",~"h.AZ.PP.oOC
Planning & Zoning Commission/Mayor & City Council
August 19, 2004 (P&Z Hearing Date)
Page 10
Locust Grove Road is constructed in the required landscape buffer lot as proposed, the
width of the landscape buffer common lot shall be at least 30-feet wide to provide a full
25-feet of landscaping. The Chatswortb Homeowners' Association shall be responsible
for maintaining said landscaping along Locust Grove Road.
3.
Utilize common driveways for Lots 3-6, Block 5, and for Lots 12-15, Block 5. In
accordance with MCC 11-9-1, the public street frontage for Lots 4, 5, 13, and 14, Block
5, may be reduced to 10-feet. Common drives serving 3 or 4 dwelling units shall be
constructed a minimum of 24-feet wide, with crushed gravel and asphaltic concrete
paving. Any portion of the flag lots for Lots 4,5, 13, and 14, Block 5 that are beyond the
24-foot wide driveway surface shall be landscaped. A note shall be placed on the face of
the [mal plat stating the purpose of the common driveway easements and who is to be
responsible for maintenance thereof. No parking signs shall be installed on the 2 proposed
common driveways. Coordinate the location of the required signage with the Meridian Fire
Department.
4.
Prior to signature of the final plat by the City Engineer, vacate the 30-foot wide, east-
west easement that bisects the property.
5.
The applicant has not indicated who will own and operate the pressurized irrigation
system withio this development. Underground vear-round pressurized irrigation must be
provided to all lots withio this development. The City of Meridian requires that
pressurized irrigation systems be supplied by a year-round source of water. If the
pressurized irrigation system within this development is to remain a private homeowners'
association system, complete plans and specifications shall be reviewed by the Public
Works Department as part of the development plan review process. A draft copy of the
pressurized irrigation system O&M manual shall be submitted prior to plan approval.
The applicant shall be required to utilize any existing surface or well water for the
primary source. If a surface or well source is not available, a single-point connection to
the culinary water system shall be required. If a single-point connection is utilized, the
developer shall be responsible for the payment of assessments for the common areas prior
to signature on the final plat by the City Engineer.
6.
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
MCC 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. lflateral users association approval can not
be obtained, plans will be reviewed and approved by the City Engineer prior to final plat
signature.
7.
The submitted landscape plan prepared by The Land Group, Inc., Project Number 04096,
dated 6-8-04 is approved with the following notes:
. The street buffer along Locust Grove Road shall be shown in accordance with
Site Specific Condition #2 above.
AZ-04-m8.PP-o4-025
C,""worthAZ.PP.OOC
Planning & Zoning Commission/Mayor & City Council
August 19, 2004 (P&Z Hearing Date)
Page 11
8.
9.
. Any tree over 4" in caliper that is removed fÌ1Jm 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.
. All areas being counted toward the 5% open space requirement shall be free of
"wet ponds" or other such nuisances. All stormwater detention facilities
incorporated into the required open space are subject to Ordinance 12-13-14 and
shall be fully vegetated with grass and trees, as depicted on the submitted
landscape plan.
A detailed fencing plan shall be submitted upon application of the final plat. lf permanent
fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of building permits. All fences shall taper
down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be
installed in accordance with MCC 12-4-10.
A minimum of two points of access will be required for any portion of the project, which
serves more than 50 homes (measured off of the center line of the street). The two entrances
shall be separated by no less than Y> the diagonal measurement of the project. Prior to
issuance of the 51" building permit, a Fire Department approved secondary emergency
access point to the site shall be provided.
10.
Parking on Tiber Drive, where the street section is proposed at 33-feet (back-of-curb to
back-of-curb) shall be limited to one side. Paint the curb red and install "No Parking"
signs on one side of the bulb-out (Lot 1, Block 3) on Tiber Drive.
11.
ln accordance with MCC 4-l-ll.B.4, the trash receptacles for Lots 3-6, and 12-15, Block
5, shall be located no more than five (5) feet behind the sidewalk for the adjacent street.
SSC will not provide trash pick-up services utilizing the common driveway. The trash
receptacle(s) shall not cause a nuisance and shall be enclosed.
12.
Sanitary sewer service to this site shall be via main line extensions from an existing main
installed adjacent to the property. The applicant has preliminarily designed the sewer to
flow out through the proposed Roseleaf Subdivision instead of flowing out to the existing
trunk in Locust Grove. The applicant will be responsible to construct sewer mains to and
through this proposed development. Subdivision designer to coordinate main sizing and
routing with the Public Works Department. Applicant shall execute City of Meridian
standard forms of easements, for any mains that are required to provide service.
13.
Domestic water service to this site shall be via main line extensions from mains installed
adjacent to the property. The applicant will be responsible to construct water mains to
and through this proposed development. Subdivision designer to coordinate main sizing
and routing with the Public Works Department. Applicant shall execute City of Meridian
standard forms of easements, for any mains that are required to provide service.
AZ-O4-0L8.PP-O4-025
Ch"""rthAZ.PP.OOC
Planning & Zoning Commission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 12
14.
Direct lot access to Locust Grove Road is prohibited. A note shall be placed on the final
plat restricting access to Locust Grove Road.
15.
No variances, exceptions or reductions to the City adopted dimensional standards or uses
are approved with this preliminary plat application. All minimum lot sizes, structure
setbacks, street frontage, and house size requirements shall be maintained.
16.
Maintenance of all common areas shall be the responsibility of the Chatsworth
Homeowners' Association.
STANDARD CONDITIONS OF APPROVAL (PRELIMINARY PLAT)
1. . All grading of the site shall be performed in conformance with MCC ll-12-3H.
2.
Sidewalks shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to MCC 12-13-10-8.
3.
Submit with the final plat application a copy of the Ada County Street Name Committee's
approval letter for the subdivision name, and the lot and block numbering. Make any
corrections necessary to conform.
4.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
5.
A detailed landscape and fencing plan, in compliance with the landscape and subdivision
ordinance, shall be submitted for the subdivision with the [mal plat application.
6.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
7.
Two-hundred-fifty and one-hundred-watt, high-pressure sodium streetlights will be
required at locations designated by the Public Works Department. All streetlights shall be
installed at subdivider's expense. Typical locations are at street intersections and/or fire
hydrants. Final design locations and quantity are determined after power designs are
completed by ldaho Power Company. The street light contractor shall obtain design and
permit from the Public Works Department prior commencing installations.
8.
Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be mitigated.
9.
Submit any up-dated groundwater/soils monitoring data, as collected and analyzed by a
soils scientist, to the Public Works Department for review. Any drainage areas
(detention/retention basins) must be designed to ensure that water will percolate or
discharge with a period of time not to exceed 24-hours for all storms up to and including
a 1O0-year storm events. Side slopes within drainage areas shall not exceed 3:1. Any
AZ-04-0[8,PP-04-025
Ch"=,,"cAZ.PP.DOC
Planning & Zoning CommissionlMayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 13
12.
13.
14.
15.
16.
17.
portion of a drainage area not improved with sod/grass seed (or other approved
landscaping) shall not count towards the required open space area. The project engineer
should pay close attention to the results of field studies determining the groundwater, soil
type & and characteristics during the design and construction phases. The engineer shall
be required to certify that the street centerline elevations are set a minimum of 3-feet
above the highest established normal groundwater elevation. This is to ensure that the
bottom elevation of the crawl spaces of homes is at least I-foot above groundwater.
10.
The applicant shall coordinate mailbox locations with the Meridian Post Office.
11.
Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
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.
Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
The applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to
signature on the fmal plat per Resolution 02-374.
All lot, parcel and tract sizes shall meet the minimum dimensional standards as
established in the zoning ordinance.
Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for
compliance.
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC
12-2-4.
AGENCY COMMENTS AND CONDITIONS
MERIDIAN FIRE DEPARTMENT
1. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 y," outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on corners.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
AZ-04-018. "41-025
Ch&""rth.AZPPOOC
12.
Planning & Zoning Commission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 14
2.
The phasing plan may require that any roadway greater than 150' in length that is not
provided with an outlet shall be required to have an approved turn around.
3.
Provide a 20' wide Fire Lane for all internal & external roadways.
4.
All entrance and internal roads shall have a turning radius of 28' inside and 48' outside.
5.
The roads shall be built to Ada County Highway Standards and shall have a clear driving
surface, available at all times, which is 20' wide. Streets with less than a 29' street width
shall have no parking. Streets with a 33' street width shall have parking onlv on one side
(portion of Tiber Drive. near Locust Grove Road), No Parking sigos and red-painted curbs
will be required.
6.
Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
7.
Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
8.
A minimum of two points of access will be reQuired for anv portion of the project. which
serves more than 50 homes. This shall be measured off of the center line of the street. The
two entrances shall be separated by no less than Y:z the diagonal measurement of the project.
9.
The proposed 77-10t subdivision with an estimated 2.9 residents per household would have a
total estimated population of223 residents at build out.
10.
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 from a
given location and sufficient operational.funds to staff the facilities.
II.
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.
No Parking signs and painted curbs will be required for all Fire Lanes. No parking signs
shall be installed on the 2 proposed common driveways. Coordinate the location of the
required signage with the Meridian Fire Department.
MERIDIAN POLICE DEPARTMENT
I. No comments received.
MERIDIAN PARKS DEPARTMENT
AZ-O4-018,PP..4-025
CbwworthAZ.PP.OOC
Planning & Zoning CommissionlMayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 15
1.
Standard for Mitigation of trees: The standard established in the City of Meridian
Landscape Ordinance will be followed.
2.
Standard Plan for Protection of Existing Trees during Construction: The standard
established in the City of Meridian Landscape Ordinance will be followed.
SANITARY SERVICES COMPANY
1. In accordance with MCC 4-l-l1.B.4. the trash receptacles for Lots 3-6. and 12-15. Block
5 shall be located no more than five (5) feet behind the sidewalk for the adjacent street.
SSC will not provide trash pick-up services utilizing the common driveway. The trash
receptacle(s) shall not cause a nuisance and shall be enclosed.
RECOMMENDATION
Staff recommends approval of the proposed Annexation and Zoning (AZ-O4-018) and
Preliminary Plat (PP-O4-025) applications with the conditions listed herein.
AZ-<J4-01S.PP-<i4-02S
Ch"'worth.AZ.PP.DOC
MAYOR
Tammy de Weerd
LEGAL DEPARTMENT
(208) 466-9272 . FAX 466-4405
PARKS & RECREATION
(208) 888-3579' Fox 898-550]
PUBLIC WORKS
(208) 898-5500. Fax 887- t297
cMeri dl:;~
IDAHO
CITY COUNCIL MEMBERS
Shaun Wardle
William L. M. Nary
Charles M. Rountree
Keith Bird
~,
"
\,
V
,I
1/
//
BUILDING DEPARTMENT
(208) 887-22t1 . Fax 887-1297
PLANNING & ZONING
(208) 884-5533 . Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, CITY Clerk, by: August 12, 2004
Transmittal Date: July 19, 2004 Hearing Date: August 19, 2004
File No.: PP 04-024
Request: Preliminary Plat approval of 77 single-family residential building lots & 4 common
lots on 19.4 acres in a proposed R-8 zone for Chatsworth Subdivision
By: Dyver Development, LLC
Location of Property or Project: west of South Locust Grove Road and south of East Victory Road
Your Concise Remarks:
s.r~~h~d~ì~ ¥
¿c
David Zaremba, P/Z (No FP)
David Moe, P/Z (No FP)
Wendy Newton-Huckabay, P/Z (NoFP)
Michael Rohm, P/Z (No FP)
Keith Borup, P/Z (No FP)
Tammy de Weerd, Mayor
Bill Nary, C/C
Charlie Rountree, C/C
Keith Bird, C/C
Shaun Wardle, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, VAG, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FPIPPonly)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power CO. (FPIPP only)
Qwest (FPIPP only)
Intermountain Gas (FPIPPonIy)
Bureau of Reclamation (FPIPPonly)
Idaho Transportation Department (No FP)
Ada County Land Records
Meridian Development Corporation
Historical Preservation Commission
RECEIVED
JUl 2 2004
City of Merídí~n
City Clerk Office
33 EAST IDAHO AVENUE. MERIDIAN, IDAHO 83642 . (208) 888-4433
City Clerk Otfice Fax (208) 888-4218 . Human Resources Fax (208) 884-8723 . Finance & Utmty Billing Fax (208) 887-48 [3
Joint School District No.2
911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
RECEIVED
JUL 2 3 2004
July 20, 2004
City al Meridian
City Clerk Office
City of Meridian
33 East Idaho
Meridian, Idaho 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of Cbatsworth Subdivision will have a significant impact on school enrollments
at Mary McPherson Elementary. Lake Hazel Middle. and Mountain View High School.
We can predict that these homes, when completed, will house twenty-three (23)
elementary aged children, twenty-one (21) middle school aged children, and eighteen (18)
senior high aged students. Additional students will further compound the current
overcrowded situation. Residents cannot be assured of attending the neighborhood
school, as it may be necessary to bus students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 855-4500.
Sincerely,
~~
Wendel Bigham
Supervisor of Facilities and Construction
'(I' CENTRAL
. DISTRICT
'iIr~~8~!~
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health DivRfCEIVED
JUL 2 3 2004
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
IL
01.
02.
03.
04.
Os.
06.
07,
~.
Cöl:y nf M~r¡~;'n
City Clerk Office
We have No Objections to this Proposal.
Return to:
0 Boise
0 Eagle
P jarden City
jl!i Meridian
0 Kuna
OACZ
0 Star
We recommend Denial of this Proposal.
Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
We will require more data concerning soil conditions on this Proposal before we can comment.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
suriace waters,
This project shall be reviewed by the Idaho Departmènt of Water Resources concerning well construction and
water availability.
After wri~ approval from appropriate entities are submitted, we can approve this proposal for:
~entral sewage Q~ommunity sewage system 0 community water well
0 interim sewage ~entral water
0 individual sewage 0 individual water
~, The following plants) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division ynvironmental Quality:
~ntral sewage ~:ommunity sewage system 0 community water
0 sewage dry lines ,f"'-"entral water
~ O. Run-off is not to create a mosquito breeding problem.
0 11, This Department would recommend deferral until high seasonal ground water can be determined If other
considerations indicate approval.
012. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
013. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
~4. Please see attached stormwater management recommendatations
015.
0 child care center
~1t-
Reviewed By: c,
CDHD9ffiOIk,
Review Sheet
~CENTRAL
ur BrEJI~
MAIN OFFICE' 707 N, ARMSTRONG PL. . 801SE, ID 83704-0825 . (208) 375-5211 . FAX 327-8500
To pm'entand /reat disease and disability; 10 promote hea/lh)'/ife."yfes; and to proteet and promOle tile hea/lh and qua/ity ~r our en"¡ro,,,neM.
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water be pre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality. The
engineers and architects involved with the design of this project should obtain
current best management practices for storm water disposal and design a
storm water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are:
State of Idaho Catalog of Storm water Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Serving Valley. £jmore, Boise, and Ada Coulllie.'
Ada / Boise County OffiCE
707 N. Nmstcono PI
Boise, 10 83704 .
E"ico. Health: 327-7499
F'mily Plonning: m-740C
¡mmun",ti", 317-745'
Senior Nuttrtio", 327-746è
WiC 327-7488
FAX,: "7-SIOC
Valley County Office
703 N, f,' 5t
FO, Box 1448
McC,II,:O 83531
Ph,634-719'
FAX: 634-1174
wle:
FAA 587-3S¿1
J
UiMaíd,'",
CI9rk !)fT'ic,
~&~1~Z>~
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
Willian:i G. Berg Jr.
City of Meridian
~3 East Idaho Ave.
Meridian, ill 83642
RE:
AZ 04-018 & PP 04-024/Chatsworth Subdivision
Dear Will:
AZ04-018
Nampa & Meridian Irrigation District has no comment on the above referenced
application for Annexation and Zoning.
PP 04-024
The Preliminary Plat indicates that pressure irrigation will be supplied. If N ampa
& Meridian Irrigation District is to own and operate the system a Land Use
Change Application will be required. If the District is not to own and operate it
than there will be no impact on the District by this proposed development and no
further review is necessary.
Thank you,
~f:t~
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
c:
Water Superintendent
File - Office/Shop
APPROXIMATE IRRIGABlE ACRES
RIVER FLOW RIGHTS. 23,000
BOISE PROJECT RIGHTS. 40.000
Main Heading Goes Here
Page 1 of2
Jessica Johnson
RECEIVE!)
From: Craig Hood [hoodc@merldiancity.org]
Sent: Thursday, August 19, 2004 8:15 AM
To: greent@meridiancity.org;johnsonj@meridiancity.org ';,J.; 1 :;j 2Cû4
Subject: FW: Chatsworth Subdivision - Preliminary Plat Staff Report CITY OF MERIDIAN
. CITY CU=Rf( ':C¡::I(T
Nancy was sent this response letter, but you weren't cc'd. Could you please make sure that the applicant's' .
response letter makes it into the record? Thanks,
Craig Hood
Associate City Planner
City of Meridian
Planning & Zoning Department
208.884.5533
~4'~~
i Z "tq/OL1
~vY\ No, \-:>
-----Orlglnal Message-----
From: Shawn Nickel [mailto:shawn@landconsultants.net]
Sent: Wednesday, August 18, 20044:32 PM
To: 'Craig Hood'
Cc: radfordn@meridiancity.org
Subject: RE: Chatsworth Subdivision - Preliminary Plat Staff Report
Craig,
Please include this with the file for Chatsworth Subdivision. On behalf of my client, Dyver Development, this note
is to advise Meridian City that the recommended conditions of approval found within the staff report for
Chatsworth Subdivision are acceptable to myself and my ciient, and we therefore have no issues to discuss with
P&Z at the August 19th pubiic hearing. Please contact me if you need anything. Thanks for the help. Shawn L.
Nickel
-----Original Message-----
From: Craig Hood [mailto:hoodc@merldlancity.org]
Sent: Monday, August 16, 2004 11:57 AM
To: David Moe; mrohm@enertechservlce5.com
Cc: Shawn Nickel
Subject: FW: Chatsworth Subdivision - Preliminary Plat Staff Report
The Meridian P & Z Commission is scheduled to hear this item on August 19, 2004, at
7:00 pm, at Meridian City Hall.
Shawn,
Can you please write a response to the attached staff report and send it to the City
Clerk (fax = 208-887-4813), with a copy to myself (fax=208-888-6854, or e-mail is great
too) as soon as possible? Sorry for not getting this to you earlier. I don't think you
should have too many problems with the attached though (hopefully). Thanks.
Craig Hood
Associate City Planner
City of Meridian
8/19/2004
Main Heading Goes Here
Page 2 of2
Planning & Zoning Department
208.884.5533
-----Original Message-----
From: Bruce Freckleton [mallto:freckleb@merldiancity.org]
Sent: Monday, August 16, 2004 10:56 AM
To: Jessica Johnson (E-mail); Marlene St. George (E-mail); Tara Green (E-mail); Will Berg (E-mail)
Cc: Shawn L. Nickel (E-mail); P. E. David Bailey (E-mail)
Subject: Chatsworth Subdivision - Preliminary Plat Staff Report
Good Morning,
Attached is our staff report for the Chatsworth Subdivision Preliminary Plat.
Thanks,
Bruce
8/19/2004
PP 04-024
August 19, 2004
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Dyver Development. LLC ITEM NO.
REQUEST Public Hearing: Preliminary Plat approval for 77 single-family residential
building lots & 4 common lots on 19.4 acres in a proposed R-8 zone for Chatsworlh
Subdivision - west of South Locust Grove Road and south of East Victory Road
12
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
See aHached Comments
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
See aHached Comments
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
See aHached Comments
See aHached Comments
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: ~
contactedOV\(}JJJ\I..\ (\I ~C^u..J.. I
Emailed:
Date: ~
Staff Initials:
/
Phone: ~1~~ )Çft;j/
Materials presented at public meetings shaD become properly ollhe City of Meridian.
MAYOR
Tammy de Weerd
olfe;;di~
\
-"
-"^'C'
~'~'""'7""E,"UnEV¡,L~
';,
'!
l
f'
LEGAL DEPARTMENT
(208) 466-9272 'Fax 466-4405
PUBliC WORKS
BUILDING DEPARTMENT
(208) 898-5500 . Fax 898-9551
CiTY COUNCIL MEMBERS
KellhBird
Wiliiam LM. Nary
Shaun Wardle
Charles M. Rountree
IDAHO
"'"
""
PLANNING AND ZONiNG
DEPARTMENT
(208) 884-5533 . FAX 888-6854
MEMORANDUM:
To:
Mayor, City Council and Planning & Zoning Commission
Transmittal Date: August 13, 2004
Hearing Date: August 19, 2004
RECEIVED
AUG 1 6 2004
City Of Meridian
City Clerk Office
From:
Craig Hood, Associate City Planner (IN ~
Bruce Freckleton, Senior Engineering Tech ~
Re:
Chatsworth Subdivision
. Annexation and Zoning of 19.40 Acres from RUT to R-8 (Medium Density
Residential), by Dyver Development, LLC (File No. AZ-O4-018)
. Preliminary Plat for Seventy-Seven (77) Building Lots and Four (4) Other
Lots on 19.40 Acres in a Proposed R-8 Zone, by Dyver Development, LLC
(File No. PP-O4-025).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The applicant, Dyver Development, LLC, has applied for Annexation and Zoning (AZ) and
Preliminary Plat (PP) approval of seventy-seven (77) building lots and four (4) other lots on
19.40 acres of land located on the west side of Locust Grove Road, approximately 1/3 of a mile
south of Victory Road. Currently there is a single-family home and some outbuildings on the
site. The land is designated as Medium Density Residential on the Comprehensive Plan Future
Land Use Map and the applicant has requested all of the property be zoned R-8.
The gross density of the proposed subdivision is 3.97 dwelling units per/acre. This density is
consistent with the Comprehensive Plan future land use designation of Medium Density
Residential (between 3 and 8 dwelling units per acre). The seventy-seven proposed building lots
range in size from 6,500 square feet up to 10,562 square feet. All housing types are proposed as
single-family residential.
The proposed plat contains approximately 6% open space, which exceeds the 5% minimum open
space requirement of MCC 12-13-16-2. The applicant is proposing to develop this site in two
AZ-O4-Q02. PP-O4-00 I
Ch"'~"".AZPP
Planning & Zoning Commission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 2
phases. No variances, exceptions or reductions to the City adopted dimensional standards or uses
are requested with the preliminary plat application.
The proposed subdivision includes road access via one stub street from the recently approved
RoseleafSubdivision to the north (Sartreano Avenue) and direct access to Locust Grove Road
via Tiber Drive. The Ada County Highway District Commissioners approved the subdivision
with conditions on August II, 2004. ACHD is requiring two types of traffic calming devices
(stamped concrete pedestrian crossings, landscape medians, chokers, etc.) to be added within
Tiber Drive to prevent speeding problems. The ACHD is also requiring the location of the
proposed Tiber Drive stub street to the west property line to be shifted south approximately 200-
feet. Both of these conditions are meant to prevent Tiber Drive from being a long, straight street
which often times encourages speeding.
Staff has provided a detailed analysis and recommended conditions of approval for the requested
annexation and zoning and preliminary plat applications below. Staff is recommending
approval of the applications, with the conditions outlined in this report.
LOCATION
The property is located on the west side of Locust Grove Road, approximately 1/3 of a mile
south of Victory Road, in Section 30, Township 3 North, Range I East.
SURROUNDING PROPERTIES
North: Roseleaf Subdivision (single-family residential), zoned R-8
West: Agricultural/pasture land; 18-acre parcel, zoned RUT (Ada County)
East: Tuscany Lakes Subdivision (single-family residential), zoned R-4
South: Agricultural/pasture lands with single-family residences; 5-acre
parcel, both zoned RUT (Ada County)
parcel and 25-acre
OWNERS OF RECORD
The property owner of record is Dyver Development, LLC, and Corey Barton, a managing
member, has provided notarized consent for SLN Planning, Inc. (Shawn Nickel) to submit the
subject applications.
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
A.
Will the new zoning be harmonious with and in accordance with the Comprehensive
Plan and, ü not, has there been an application for a Comprehensive Plan
amendment;
AZ-O4.0I8.PP"4-025
C,",,","rthAZPPDOC
Planning & Zoning Comrnission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 3
Staff finds that the proposed zoning designation. R-8. is harmonious with and in
accordance with the 2002 Comprehensive Plan and Future Land Use Map. which
designates the land to be Medium Densitv Residential. There is a minimum target density
of three dwelling units per acre in the Comprehensive Plan; the proposed gross density of
Chatsworth Subdivision is 3.97 dwelling units per acre. The Future Land Use Map shows
a future community park in this square mile. However, the Parks Department is not
seeking to acquire any land from the applicant.
B.
Is the area included in the zoning amendment intended to be rezoned in the future;
Staff does not anticipate that the applicant intends to rezone the subject property in the
future. There are several large, undeveloped county parcels to the west and south of this
land and additional annexation/rezone requests are anticipated on these parcels 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 -for example, a residential area
turning into a commercial area by means of conditional use permits;
Staff fmds that the proposed single-family residential subdivision would be allowed
within the requested zoning district ofR-8. The accompanying plat demonstrates the land
would be developed in lot sizes, housing types and other dimensional requirements that
conform to the proposed zoning designation.
D.
Has there been a change in the area or adjacent areas which may dictate that the
area should be rezoned. For example, have the streets been widened, new railroad
access been developed or planned or adjacent area being developed in a fashion
similar to the proposed rezone area;
Staff finds that the land directly north and east of the subject property is annexed and
approved for development similar to the proposed subdivision (Roseleaf Subdivision and
Tuscany Lakes Subdivision). Tuscany Village Subdivision and Sageland Subdivision
were also recently approved residential developments in the area. Tuscany Lakes
Subdivision is located near the southwest comer of Locust Grove Road and Victory Road
and Sageland Subdivision is on the northeast comer of Locust Grove Road and Victory
Road. The majority of Section 30, Township 3 North, Range 1 East is designated for
residential development similar to the proposed project. This is the third annexation
application the City has processed within the northeast quarter of Section 30.
Locust Grove Road is designated as a Section Line Road on the Functional Street
Classification Map. This section of Locust Grove Road abutting the site is not currently
programmed within ACHD's Five Year Work Program or Capital Improvement Program
for roadway improvements.
E.
Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character
AZ-D4-<J18,PP"4-025
Ch",worthAZ.PPDOC
Planning & Zoning Commission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 4
of the general vicinity and that such use will not change the essential character of
the same area;
The existing character of the area will, and is, currently changing, especially upon build-
out of the proposed project and other similar subdivisions in the general vicinity. Staff
finds that the proposed R-8 zoning and subsequent single-family residential uses
proposed in the preliminary plat are consistent with the intended character of the vicinity,
as depicted on the Future Land Use Map. Staff also finds that the proposed zoning/uses
can be designed and constructed in a manner that will be harmonious with and
appropriate in appearance with the existing and intended character of the surrounding
area. Although there will be an impact of the subject development on the existing
character of the area (agricultural), staff finds that the impact is consistent with the
intended character ofthe area; a mix oflow and medium density residential.
F.
Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony (oral and written) to
determine whether or not the proposed zoning and subsequent uses will be disturbing or
hazardous to the existing or future neighboring uses.
Staff does not anticipate that the proposed residential uses will be hazardous as long as
landscaping, fencing and the other conditions outlined in this report are complied with
and construction traffic and house construction is conducted in a manner consistent with
City Code.
G.
Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fIre protection, drainage structures, refuse disposal,
water, sewer or that the person responsible for the establishment of proposed zoning
amendment shall be able to provide adequately any of such services;
Sanitary sewer and water to serve this development is currently available in Locust Grove
Road, however, the applicant has preliminarily designed the sewer to flow out through
the proposed Roseleaf Subdivision. The applicant shall be responsible for the extension
of utilities to and through this proposed development. Sizing and routing shall be
coordinated with the Public Works Department.
The applicant and/or future property owners will be required to pay park and highway
impact fees as well as construct on-site storm water drainage facilities.
On August 11, 2004, the ACHD Commission approved this development with site-
specific and standard conditions. Please review the ACHD report for additional
information regarding this finding.
On July 23, 2004, a joint agency/department comments meeting was held with
representatives of key service providers to this property. A concem about secondary
AZ-O4-O18,PP-04-025
Ch.,w,rthAZ,PP,OOC
Planning & Zoning Commission/Mayor & City Council
August 19, 2004 (P&Z Hearing Date)
Page 5
emergency access to this site has been raised by the Meridian Fire Department. See Site
Specific Condition # 9 in the Preliminary Plat section of this report, and the detailed
comments and conditions from agencies attending the comments meeting at the end of
this report. Staff finds that the public services listed above can be made available to
accommodate the proposed development. The Commission and Council should reference
any written and/or verbal testimony submitted by the Meridian Police and Fire
Departments, or any other public service provider, regarding their ability to adequately
service this project.
NOTE: Sanitary Service Company (SSe) will not enter privately owned common
driveways in residential subdivisions to pick-up trash. MCC 4-l-ll.B.4 requires all trash
cans "be placed as close to the curb as possible, or in alleys if the property has alley
access. The solid waste containers shall be clear of pedestrian and vehicular traffic at all
times. Solid waste containers shall be clearly visible and accessible to the waste
collection personnel and free from obstructions including, but not limited to, trees,
shrubbery, fences, vehicles, and walls." The impact of this ordinance on Lots 12-15, and
Lots 3-6, Block 5, is that property owners will have to haul their trash cans from the
residence to the public street. SSC is requesting a condition that all trash cans for Lots 3-
6, and 12-15, Block 5, be placed no more than five (5) feet behind the sidewalk off the
adjacent public street. (See Preliminary Plat Site Specific Condition #11)
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;
lf approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police and school facilities and services.
Staff finds there will not be excessive additional requirements at public cost and that the
rezone will not be detrimental to the community's economic welfare.
I.
Will the proposed uses not involve uses, activities, processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff finds that the proposed annexation and the development of single-family homes on
this site will not involve uses that will create nuisances that would be detrimental to the
general welfare of the surrounding area.
ACHD projects this development will generate 760 additional vehicle trips per day. Staff
recognizes the fact that traffic and noise will increase with the approval of this
subdivision; however, staff does not believe that the amount generated will be
detrimental to the general welfare of the public. Staff does not anticipate the proposed
annexation and subsequent uses will create excessive traffic, noise, smoke, fumes, glare,
or odors.
AZ-O4-0[8. pp--o~o"
Ch,"worth.AZ.PP.OOC
Planning & Zoning Commission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 6
J.
Will the area have vehicular approaches to the property which shall be so designed
as not to create an interference with traffic on surrounding public streets;
The location of the proposed new entry road, Tiber Drive, has been approved by ACHD.
Tiber Drive is located approximately 285-feet from the Tuscany Lakes Subdivision entry
road (palermo Drive) on the east side of Locust Grove Road. Further, the applicant is
proposing to extend a stub street from Roseleaf Subdivision to provide access to the site,
limiting the amount of interference with traffic on surrounding classified streets.
If the two proposed vehicular approaches are constructed as approved by ACHD, staff
does not believe that the subdivision will create interference with traffic on the
surrounding public streets. Please review the ACHD report for this project for additional
information regarding this finding.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
Staff finds that no natural or scenic features of major importance will be lost or damaged
by approving the annexation and rezone. Any existing trees larger than 4" caliper that are
removed shall be mitigated for, per the Landscape Ordinance.
L.
Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592, 11-17-1992)?
Staff finds that all essential services are available or will be provided by the developer to
the subject property and will not require unreasonable expenditure of public funds. The
applicant is proposing to develop the land in substantial compliance with the City's
comprehensive plan (medium density residential). The land east and north of the subject
property has already been annexed and this is a logical expansion of existing zoning and
land uses. In accordance with the findings listed above, staff finds that the
annexation/rezone of this propertv would be in the best interest of the Citv.
ANEXATION AND ZONING CONDTIONS OF APPROVAL
1. The legal description submitted with the application (dated 1-23-04, stamped by D. Terry
Peugh) shows the property as contiguous to the existing corporate boundary of the City of
Meridian and is approved.
2. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
3. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the parcel 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
AZ-04.0[8,PP-o4-025
Ch"'worthAZ,PPDOC
Planning & Zoning Commission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 7
Works Department. lf lateral users association approval can't be obtained, plans will be
reviewed and approved by the Meridian City Engineer prior to final plat signature.
4. Any future subdivision, uses and construction on this property shall comply with the City of
Meridian ordinances in effect at the time.
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 proposed application is in substantial compliance with the adopted
Future Land Use Map of the Comprehensive Plan (Chapter VII). The proposed density,
3.97 dwelling units per acre (gross), is in compliance with the land use classification,
medium density residential, noted on the map.
B.
The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
(See finding "G" under Annexation and Zoning Analysis for more detail.)
C.
The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
D.
The public fmancial capability of supporting services for the proposed development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e. police, fire, ACHD, etc) to determine this finding. (See finding "G"
under Annexation and Zoning Analysis above, and the Agency Comments and
Conditions at the end of this report for more detail.)
E.
The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis; ACHD staff has approved
this subdivision, with conditions. Staff recommends that the Commission and Council
reference any public testimony that may be presented to determine whether or not the
proposed subdivision may cause health, safety or environmental problems of which staff
is unaware.
AZ-04-018.PP-<J4-025
Ch",wocthAZPPOOC
Planning & Zoning Commission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 8
PRELIMINARY PLAT SPECIAL CONSIDERATIONS
1. Locust Grove Road: Locust Grove Road is depicted as an arterial street in the
Comprehensive Plan. The 2025 Functional Street Classification Map designates this
section of Locust Grove Road as a Section Line Road. Typically, the required right-of-
way dedication for section line roads is 90-feet (45-feet from centerline). Due to the fact
that Locust Grove is not within the District's Capital Improvements Plan, ACHD is
recommending that the applicant dedicate 35-feet of right-of-way (from centerline). This
right-of-way width allows for 3-traffic lanes, a bike lane, curb, gutter and sidewalk. This
right-of-way requirement is consistent with the Tuscany Village, Tuscany Lakes,
Sageland, and Roseleaf subdivision applications, all of which abut Locust Grove Road
(see ACHD staff report for further information).
2.
MCC 12-13-10-4 requires a 25-foot wide street buffer along arterial roadways. MCC 12-
13-10-2 states that all required (street) buffers shall be located beyond any street right-of-
way and that the buffer width must exclude the width of the sidewalk (if the sidewalk is
outside of the right-of-way). The applicant is proposing to construct a 5-foot wide
detached, meandering sidewalk located outside of the right-of-way for Locust Grove
Road. The sidewalk is located in a 30-foot wide common lot that also contains a lawn,
shrubs and trees. Staff is supportive of the proposed common lot design and sidewalk
location. However, based on ACHD's requirement to dedicate or preserve 35-feet of
right-of-wav. the 30-foot wide landscape buffer lot will need to shift 2-feet to the west to
accommodate additional right-of-way. See Site Specific Condition #2 below.
Common Drives: MCC 12-4-14 allows up to four (4) dwelling units to access a common
driveway. Common drives serving three or four dwelling units shall be a minimum of
twenty-four feet in width. MCC 11-9-1 allows the street frontage for three or four lots
sharing a common driveway to be reduced to 10 feet.
The applicant is proposing to utilize common driveways for Lots 3-6, Block 5, and for
Lots 12-15, Block 5. The public street frontage for Lots 4, 5, 13, and 14, Block 5 are
shown as 10-feet on the preliminary plat. A note should be placed on the face of the final
plat stating the purpose of the common drivewav easements and who is to be responsible
for maintenance thereof. Both common drives should be constructed a minimum of 24-
feet wide. with crushed !!Tavel and asphaltic concrete paving. See Site Specific Condition
#3 below.
NOTE: The Meridian Fire Department has requested that "No Parking" signs be provided
along the proposed common driveways (See Agency Comments and Conditions below).
No parking signs shall be installed on the 2 proposed common drivewayS. Coordinate the
location of the required signage with the Meridian Fire Department.
3.
Existing Easement: On the submitted preliminary plat a 30-foot wide, east-west easement
is shown to bisect the property. It is not clear to staff what the 30-foot wide easement is
for. Because this easement affects several lots within the development. prior to signature
AZ.04-018_PP"4.025
C"",w'"'AZ.".OOC
Planning & Zoning Commission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 9
of the final plates) bv the City Engineer. the easement should be vacated bv the applicant..
See Site Specific Condition #4 below.
4.
Pressure lrrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 12-13-8.3). The applicant shall be
required to utilize any existing surface or well water for the primary source. If a surface
or well source is not available, a single-point conoection to the culinary water system
shall be required. If a single-point conoection is utilized, the developer shall be
responsible for the payment of assessments for the common areas prior to signature on
the final plat by the City Engineer. An underground, pressurized irrigation system shall
be installed to all landscape areas per the approved specifications and in accordance with
MCC 12-13-8 and MCC 9-1-28. See Site Specific Condition #5 below.
5.
Ditches. Laterals. and Canals: 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 MCC 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. If lateral
users association approval cannot be obtained, plans will be reviewed and approved by
the City Engineer prior to final plat signature. See Site Specific Condition #6 below.
6.
Landscaping:: The submitted landscape plan prepared by The Land Group, Inc., Project
Number 04096, dated 6-8-04 is approved. Any tree over 4" in caliper that is removed
from the property shall be replaced by installing additional trees, being the equivalent
number of caliper inches of trees that were removed. Required landscaping trees will not
be considered as replacement trees for those trees that may be removed (MCC 12-13-13-
3). See Site Specific Condition #7 below.
7.
Fencing:: The applicant is proposing to construct a 5-foot tall solid fence around the
perimeter of the site. The applicant is proposing to construct a 4-foot tall open fence
around the common area lot (Lot 9, Block 5). Staff is supportive of the proposed fencing.
A detailed fencing plan should be submitted upon application of the final plat (MCC 12-
4-10.F.3). If permanent fencing is not provided, temporary construction fencing to
contain debris must be installed around the perimeter prior to issuance of a building
permit. All fences should taper down to 3 feet maximum within 20 feet of all right-of-
way. All fencing should be installed in accordance with MCC 12-4-10. See Site Specific
Condition #8 below.
SITE SPECIFIC CONDITIONS OF APPROVAL (PRELIMINARY PLAT)
1. All conditions of the Annexation and Zoning (AZ-04-0l8) application shall also be
considered conditions of the Preliminary Plat (PP-04-025).
2.
Dedicate (or preserve) Locust Grove Road right-of-way in accordance with ACHD's
requirements and provide a 25-foot wide landscape buffer along Locust Grove Road in
accordance with MCC, outside of the ultimate right-of-way. The required street buffer
along Locust Grove Road shall include 25-feet of landscaping. If the sidewalk along
AZ-O4-0 13. PP-O4-025
Ch",,"""hAZ.PP.OOC
7.
Planning & Zoning Commission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 10
Locust Grove Road is constructed in the required landscape buffer lot as proposed, the
width of the landscape buffer common lot shall be at least 30-feet wide to provide a full
25-feet of landscaping. The Chatswortb Homeowners' Association shall be responsible
for maintaining said landscaping along Locust Grove Road.
3.
Utilize common driveways for Lots 3-6, Block 5, and for Lots 12-15, Block 5. In
accordance with MCC 11-9-1, the public street fÌ'ontage for Lots 4, 5, 13, and 14, Block
5, may be reduced to 10-feet. Common drives serving 3 or 4 dwelling units shall be
constructed a minimum of 24-feet wide, with crushed gravel and asphaltic concrete
paving. Any portion of the flag lots for Lots 4, 5, 13, and 14, Block 5 that are beyond the
24-foot wide driveway surface shall be landscaped. A note shall be placed on the face of
the final plat stating the purpose of the common driveway easements and who is to be
responsible for maintenance thereof. No parking signs shall be installed on the 2 proposed
common driveways. Coordinate the location of the required signage with the Meridian Fire
Department.
4.
Prior to signature of the final plat by the City Engineer, vacate the 30-foot wide, east-
west easement that bisects the property.
5.
The applicant has not indicated who will own and operate the pressurized irrigation
system within this development. Underground vear-round pressurized irrigation must be
provided to all lots withio this development. The City of Meridian requires that
pressurized irrigation systems be supplied by a year-round source of water. If the
pressurized irrigation system within this development is to remain a private homeowners'
association system, complete plans and specifications shall be reviewed by the Public
Works Department as part of the development plan review process. A draft copy of the
pressurized irrigation system O&M manual shall be submitted prior to plan approval.
The applicant shall be required to utilize any existing surface or well water for the
primary source. lf a surface or well source is not available, a single-point connection to
the culinary water system shall be required. lf a single-point connection is utilized, the
developer shall be responsible for the payment of assessments for the common areas prior
to signature on the final plat by the City Engineer.
6.
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
MCC 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 not
be obtained, plans will be reviewed and approved by the City Engineer prior to final plat
signature.
The submitted landscape plan prepared by The Land Group, Inc., Project Number 04096,
dated 6-8-04 is approved with the following notes:
. The street buffer along Locust Grove Road shall be shown in accordance with
Site Specific Condition #2 above.
AZ-o4-018.""4.O2;
C'"",,'O,,'AZ,".oOC
12.
13.
Planning & Zoning Commission/Mayor & City Council
August 19, 2004 (P&Z Hearing Date)
Page 11
. Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees
that were removed. Required landscaping trees will not be considered as
replacement trees for those trees that are removed.
. All areas being counted toward the 5% open space requirement shall be free of
"wet ponds" or other such nuisances. All storm water detention facilities
incorporated into the required open space are subject to Ordinance 12-13-14 and
shall be fully vegetated with grass and trees, as depicted on the submitted
landscape plan.
8.
A detailed fencing plan shall be submitted upon application of the final plat. If permanent
fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of building permits. All fences shall taper
down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be
installed in accordance with MCC 12-4-10.
9.
A minimum of two points of access will be required for any portion of the project, which
serves more than 50 homes (measured off of the center line of the street). The two entrances
shall be separated by no less than Y> the diagonal measurement of the project. Prior to
issuance of the 51st building permit, a Fire Department approved secondary emergency
access point to the site shall be provided.
10.
Parking on Tiber Drive, where the street section is proposed at 33-feet (back-of-curb to
back-of-curb) shall be limited to one side. Paint the curb red and install "No Parking"
signs on one side of the bulb-out (Lot 1, Block 3) on Tiber Drive.
11.
ln accordance with MCC 4-1-11.8.4, the trash receptacles for Lots 3-6, and 12-15, Block
5, shall be located no more than five (5) feet behind the sidewalk for the adjacent street.
SSC will not provide trash pick-up services utilizing the common driveway. The trash
receptacle(s) shall not cause a nuisance and shall be enclosed.
Sanitary sewer service to this site shall be via main line extensions from an existing main
installed adjacent to the property. The applicant has preliminarily designed the sewer to
flow out through the proposed Roseleaf Subdivision instead of flowing out to the existing
trunk in Locust Grove. The applicant will be responsible to construct sewer mains to and
through this proposed development. Subdivision designer to coordinate main sizing and
routing with the Public Works Department. Applicant shall execute City of Meridian
standard forms of easements, for any mains that are required to provide service.
Domestic water service to this site shall be via main line extensions from mains installed
adjacent to the property. The applicant will be responsible to construct water mains to
and through this proposed development. Subdivision designer to coordinate main sizing
and routing with the Public Works Department. Applicant shall execute City of Meridian
standard forms of easements, for any mains that are required to provide service.
AZ-O4-0".PP-D4-025
Ch"=orthAZPP.OOC
7.
8.
9.
Planning & Zoning Commission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 12
14.
Direct lot access to Locust Grove Road is prohibited. A note shall be placed on the final
plat restricting access to Locust Grove Road.
15.
No variances, exceptions or reductions to the City adopted dimensional standards or uses
are approved with this preliminary plat application. AU minimum lot sizes, structure
setbacks, street frontage, and house size requirements shall be maintained.
16.
Maintenance of all common areas shall be the responsibility of the Chatswortb
Homeowners' Association.
STANDARD CONDITIONS OF APPROVAL (PRELIMINARY PLAT)
1. - AU grading of the site shall be performed in conformance with MCC ll-12-3H.
2.
Sidewalks shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to MCC 12-13-10-8.
3.
Submit with the final plat application a copy ofthe Ada County Street Name Committee's
approval letter for the subdivision name, and the lot and block numbering. Make any
corrections necessary to conform.
4.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
5.
A detailed landscape and fencing plan, in compliance with the landscape and subdivision
ordinance, shall be submitted for the subdivision with the final plat application.
6.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
Two-hundred-fiftyand one-hundred-watt, high-pressure sodium streetlights will be
required at locations designated by the Public Works Department. All streetlights shall be
installed at subdivider's expense. Typical locations are at street intersections and/or fire
hydrants. Final design locations and quantity are determined after power designs are
completed by Idaho Power Company. The street light contractor shall obtain design and
permit from the Public Works Department prior commencing installations.
Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be mitigated.
Submit any up-dated groundwater/soils monitoring data, as coUected and analyzed by a
soils scientist, to the Public Works Department for review. Any drainage areas
(detention/retention basins) must be designed to ensure that water will percolate or
discharge with a period of time not to exceed 24-hours for aU storms up to and including
a 100-year storm events. Side slopes within drainage areas shall not exceed 3: I. Any
AZ-O4-OIS, PP"'-O25
Ch",worthAZPP.DOC
14.
15.
16.
17.
Planning & Zoning Comrnission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 13
portion of a drainage area not improved with sod/grass seed (or other approved
landscaping) shall not count towards the required open space area. The project engineer
should pay close attention to the results of field studies determining the groundwater, soil
type & and characteristics during the design and construction phases. The engineer shall
be required to certify that the street centerline elevations are set a minimum of 3-feet
above the highest established normal groundwater elevation. This is to ensure that the
bottom elevation of the crawl spaces of homes is at least I-foot above groundwater.
10.
The applicant shall coordinate mailbox locations with the Meridian Post Office.
II.
Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
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.
13.
Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
The applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to
signature on the final plat per Resolution 02-374.
All lot, parcel and tract sizes shall meet the minimum dimensional standards as
established in the zoning ordinance.
Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for
compliance.
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC
12-2-4.
AGENCY COMMENTS AND CONDITIONS
MERIDIAN FIRE DEPARTMENT
I. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 y," outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side ofthe
hydrant location.
e. Fire Hydrants shall be placed on comers.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
AZ-04-018,PP-04-025
Cru."w",'h.AZPP.OOC
9.
10.
11.
12.
Planning & Zoning Commission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 14
2.
The phasing plan may require that any roadway greater than 150' in length that is not
provided with an outlet shall be required to have an approved turn around.
3.
Provide a 20' wide Fire Lane for all internal & external roadways.
4.
All entrance and internal roads shall have a turning radius of 28' inside and 48' outside.
5.
The roads shall be built to Ada County Highway Standards and shall have a clear driving
surface, available at all times, which is 20' wide. Streets with less than a 29' street width
shall have no parking. Streets with a 33' street width shall have parkin!! onlv on one side
(portion of Tiber Drive. near Locust Grove Road). No Parking signs and red-painted curbs
will be required.
6.
Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
7.
Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
8.
A minimum of two points of access wi1l be required for anv portion of the project. which
serves more than 50 homes. This shall be measured off of the center line of the street. The
two entrances shall be separated by no less than Yz the diagonal measurement of the project.
The proposed 77-lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of223 residents at build out.
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 from a
given location and sufficient operational.funds to staff the facilities.
The fire department requests that any future signalization insta1led 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.
No Parking signs and painted curbs will be required for all Fire Lanes. No parkin!! sil!I1s
shall be installed on the 2 proposed common drivewavs. Coordinate the location of the
required si!!illl!!e with the Meridian Fire Department.
MERIDIAN POLICE DEPARTMENT
I. No comments received.
MERIDIAN PARKS DEPARTMENT
AZ-04-01',PP-<J4.()25
Ch"'worth.AZ.PP.OOC
Planning & Zoning Commission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page IS
1.
Standard for Mitigation of trees: The standard established in the City of Meridian
Landscape Ordinance will be followed.
2.
Standard Plan for Protection of Existing Trees during Construction: The standard
established in the City of Meridian Landscape Ordinance will be followed.
SANITARY SERVICES COMPANY
I. In accordance with MCC 4-1-ll.B.4. the trash recentacles for Lots 3-6. and 12-15. Block
5 shall be located no more than five (5) feet behind the sidewalk for the adjacent street.
SSC will not provide trash pick-up services utilizing the common driveway. The trash
receptacle(s) shall not cause a nuisance and shall be enclosed.
RECOMMENDATION
Staff recommends approval of the proposed Annexation and Zoning (AZ-O4-018) and
Preliminary Plat (PP-O4-025) applications with the conditions listed herein.
AZ.Q4-018,PP-<J'-025
Ch'rnwortbAZ.PP.DDC
.~a'
Ada County Highway District
John S. Franden, President
David E. Wynkoop 1st Vice President
Susan S. Eastlake, 2nd Vice President
Sherry R. Huber, Commissioner
Dave Bivens, Commissioner
3775 N. Adams Street
Garden City ID 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail: tellus@ACHD.adajd.us
August 13, 2004
RECEIVED
AUG 1 9 2004
To:
Dyver Development
114 E. Idaho Street
Meridian, Idaho 83642
City of Meridian
City Clerk Office
Subject:
MPP04-024/MAZO4-018
Chatsworth Subdivision
3815 S. Locust Grove Road
On August 11, 2004, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6174.
Sinc(tA [ I ¡Q
~ Den HaZ~/
!1~~ior Development Analyst
Right-of-way & Development Services, Planning Division
CC: Project file, Construction Services, Drainage, Utilities
~~
SLN Planning, Shawn Nickel
52 N. 2nd Street
Eagle, Idaho 83616
II
Development Process Checklist
II
I8ISubmit a development application 10 a City or to the County
I8IThe City or the County will transmit the development application to ACHD
I8IThe ACHD Planning Review Division will receive the development application 10 review
I8IThe Planning Review Divlsian will do ~ of the following:
DSend a "No Review" letter 10 the applicant stating that there are no site specific requirements at this time.
DSend a "Camply With" letter 10 the applicant stating that ff the development ;s within a platted subdivision or part of
a previous development application and that the site specific requirements from the previous development aiso appl:
10 this development application.
Dwrite a Staff Level report analyzing the impacts of the development on the transportation system and evaluating thl
proposal for its conformance 10 District Policy.
~rite a Cammisslan level report analyzing the impacts of the development on the transportation system and
r~valuating the proposal for its conformance to District Policy.
DThe Planning Review Division will hold a Technical Review meeting for all Staff and Cammlssian Level reports.
DFor All development applications, including those receiving a "Na Review" or "Camply With" letter:
The applicant should submij two (2) sets of engineered plans directly 10 ACHD for review by the Development Revie..
Divisian for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD,
then architectural plans may be submitted for purposes of impact fee calculation.)
The applicant is required 10 get a permit from Construction Services (ACHD) for ANY work in the right-of-way, includin¡
but not limited 10, driveway approaches, street Improvements and utility cuts.
DPay Impact Fees prior 10 issuance of building permit. Impact fees cannot be paid prior 10 plan review approval.
DID YOU REMEMBER:
Construction (Zone)
0 Driveway ar Property Approach(s)
Submit a "Driveway Approach Requesf form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week tumaround for this approval.
0 Warking In the ACHD Right-ot-Way
Four business days prior 10 starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to
ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
Consfruction (SubdMsions)
0 Sediment & Eroslan Submittal
At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be tumed inlo ACHD Construction - Subdivision to be reviewed arid approved by the ACHD Drainage
Division.
0 Idaho Power Company
VIe Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior 10 Pre-Con being scheduled.
0 Final Approval from Develapment Services
ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
.....:'-'7",
. ~ Ada County Highway District
Right-of Way & Development Department
Planning Review Division
This application requires Commission action due to the size of the project. It was approved on the consent
agenda on August 11, 2004 at 6:30 p.m. Tech Review for this item was held with the applicant on July 30,
2004. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Lori Den
Hartog, phone: 387-6174, E-mail: Idenhartoa@achd.ada.id.us
File Numbers:
Chatsworth Subdivision-MPPO4-0241MAZO4-D18
Site address:
3815 S. Locust Grove Road
Applicant:
Dyver Development
114 E. Idaho Street
Meridian, Idaho 83642
Representative:
SLN Planning, Shawn Nickel
52 N. 2nd Street
Eagle, Idaho 83616
Application Information:
The applicant has submitted the above referenced application to the City of Meridian requesting rezone,
annexation, and preliminary plat approval for the development of 77 resid.entiallots and 4 common lots on
19.4-acres. The site is located south of Vìctory Road, at 3815 S. Locust Grove Road.
Acreage: 19.40
Current Zoning: RUT
Proposed Zoning: R-8
Residential lots: 77
Common lots: 4
Vicinity Map
/\\, .
~\:j>~ -/r ,
L~JllC:¡:Øex J
" '"
!
7.
8.
9.
2
A.
Findings of Fact
1.
Trip Generation: This development is estimated to generate 760 additional vehicle trips per day (10
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2.
Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
3.
Traffic Impact Study: A traffic impact study was not required with this application.
4.
Site Information: There is currently one residence on the site; the balance of the site has been
utilized for agricultural purposes.
5.
Description of Adjacent Surrounding Area:
Direction
North
South
East
West
6. Impacted Roadways
Roadway Frontage Functional Traffic Count Level of Speed
Classification Service Limit
Locust Grove 280' Section line 1,490 south of Victory Better 50 MPH
on 12/10103 than
"C"
1 ,938 north of Victory
Road on 12/10103
Victory None Major Collector 3,802 east of Locust Better 50 MPH
Grove on 12/10/03 than
"C"
3,546 west of Locust
Grove on 12/10/03
Roadway Improvements Adjacent To and Near the Site
. Locust Grove Road is currently improved with 2 traffic lanes and a center turn lane abutting
the majority of the site. There is sidewalk on the east side of Locust Grove, and no curb or
gutter. The center turn lane was constructed for Tuscany Lakes Subdivision on the east side
of Locust Grove Road.
Existing Right-of-Way
. Locust Grove Road currently has 68-feet of right-of-way (33-feet from centerline).
Existing Access to the Site
There is currently one driveway located at the north property line.
B.
1.
3
10.
Site History
ACHD has not previously reviewed this site for a development application.
11.
Capital Improvements Plan/Five Year Work Program
There are currently no roadways or intersections in the general vicinity of the project that are in the
Five Year Work Program or In the Capital Improvements Plan.
Other Developments in the Area
. Tuscany Village Subdivision was approved by the ACHD Commission on August 6, 2003. The
project contains 136 residential lots and is located at the southwest corner of Locust Grove Road
and Victory Road.
. Sageland Subdivision was approved by ACHD staff on July 22, 2003. The project contains 39
residential lots and is located at the northeast corner of Locust Grove Road and Victory Road.
. Tuscany Lakes Subdivision was approved by the ACHD Commission on May 8, 2002. The
project contains 455 residential lots and is located west of Eagle Road, south of Victory Road,
and east of Locust Grove Road.
. Roseleaf Subdivision was approved by the ACHD Commission on February 25, 2004. The
project contains 98 residential lots and is located on west side of Locust Grove Road, Y. mile
south of Victory Road.
12.
Findings for Consideration
Right-of-Way and Sidewalk
Locust Grove Road
Locust Grove Road is a section line road within the Meridian Area of City Impact. Typically, the
required right-of-way dedication for section line roads that are located outside of a City's area of
impact for developments with lots that are less than 1-acre is 90-feet (45-feet from centerline). Due
to the fact that Locust Grove is not within the District's Capital Improvements Plan, staff is
recommending that the applicant dedicate 70-feet of right-of-way (35-feet from centerline). This
would allow for 3-traffic lanes, a bike lane, curb, gutter and sidewalk. This recommendation is
consistent with the Tuscany Village, Tuscany Lakes, Sageland, and Roseleaf subdivision
applications, all of which abut Locust Grove Road.
Locust Grove Road is not listed as a proposed project in the District's currently adopted Five-Year
Work Program or in the currently adopted 20-year Capital Improvements Plan. As such, the applicant
cannot receive reimbursement for dedicated right-of-way from available collected impact fees. The
applicant shall do one of the following:
a. Dedicate by donation a total of 35-feet from centerline (an additional 1 O-feet) of right-of-way along
Locust Grove Road, and construct a minimum 5-foot wide concrete sidewalk along Locust Grove
Road, located a minimum of 28-feet from the centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk
along Locust Grove Road, located a minimum of 28-feet from the centerline of the right-of-way, in an
easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk
along Locust Grove Road, located at the back edge of the existing right-of-way. Accomplish all
necessary adjustments to properly accommodate existing drainage and utilities.
4.
4
Internal Local Streets
District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way on local streets. This right-
of-way allows for the construction of a 2-lane roadway with curb, gutter and 5-foot wide concrete
sidewalks.
The applicant has proposed al/ of the internal streets to be constructed within 50-feet of right-of-way
with 5-foot concrete sidewalks. This proposal meets District policy and should be approved with this
application.
2.
Street Sections
District policy 7204.4.2 states, "developments with any buildable lot that is less that 1-acre in size will
typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks.
The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may
be allowed, depending on traffic volumes forecast to be generated by the development. Concrete
sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-feet or
more in which case the sidewalk shall be a minimum of 4-feet in width.
The applicant has proposed to construct the internal streets as 36-foot street sections with rolled
curb, gutter, and 5-foot attached concrete sidewalks. This proposal meets district policy and should
be approved with this application.
3.
Roadway Offsets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an
arterial roadway (measured centerline to centerline).
Modification of Policv
East Tiber Drive, the main entrance, is proposed to intersect Locust Grove Road approximately 285-
feet south of Palermo Drive (Tuscany Lakes Subdivision). This site does not have sufficient frontage
to meet District roadway offset policy. However, if no entrance road is constructed to intersect Locust
Grove for this development, the traffic from this development would overburden the local roads in the
subdivision to the north. Therefore, District staff is recommending a modification of policy to aI/ow E.
Tiber Drive to intersect Locust Grove Road 285-feet south of Palermo Drive (measured centerline to
centerline).
Stub Streets
District policy 7205.5 states that stub streets will be required to provide intra-neighborhood circulation
or to provide access to adjoining properties. Stub streets will conform with the requirements
described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if
the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." In addition, a stub
street must meet the following conditions:
1. A stub street shall be designed to slope towards the street intersection and drain
surface water toward that intersection, unless a satisfactory storm drain system is
installed.
2. The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
6.
5
The applicant has proposed a connection to the proposed Roseleaf Subdivision. Roseleaf
Subdivision provided a stub street to this site, and the applicant is proposing to connect Sartreano
Avenue at the north property line approximately 670-feet west of Locust Grove (measured centerline
to centerline). Staff is supportive of this extension, and it should be approved with this application.
The applicant has proposed to provide a stub street (S. Chatsworth Avenue) to the south property
line which would serve a 23-acre parcel. This street is proposed to be located approximately 520-feet
(measured centerline to centerline) east of the west property line. Staff is supportive of this stub
street, and it should be approved with this application.
The applicant has proposed to provide a stub street (E. Pisa Street) to the east property line which
would serve a 4. 99-acre site that fronts on Locust Grove Road. This street is proposed to be located
approximately 125-feet north of the south property line. Staff is supportive of this stub street, and it
should be approved with this application.
The applicant has proposed to provide a stub street (E. Tiber Drive) to the west property line which
would serve an 18-acre parcel. This street is proposed to be located approximately 125-feet
(measured property line to centerline) south of the north property line. The street layout of E. Tiber
Drive proposes a straight alignment for approximately 1,400-feet with a stub street at the western
terminus. This street layout and proposed stub street could lead to speed control problems in the
future. District staff recommends that the stub street to the west property line be shifted south to
intersect with S. Bigham Avenue. The stub street could be centrally located between E. Tiber Drive
and E. Pisa Street, but should not be in alignment with E. Tiber Drive.
5.
Islands/Knuckles
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.
District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island
within a knuckle to be constructed with the island being a minimum of 4-feet wide with a minimum
area of 1 OO-square feet and designed to safely channel traffic. The roadway around the traffic island
should maintain a minimum of a 29-foot street section. The design should be reviewed and approved
by ACHD's Development staff.
The applicant is proposing to construct an island (371 square feet in size) within a knuckle on E. Tiber
Drive. In accordance with District policy, the applicant should provide a minimum street section of 29-
feet around the island, and the island should be owned and maintained by the homeowner's
association.
Driveways
Offsets
District policy F2-F4 (1) and 72-F4 (2), requires driveways located on local residential roadways to
offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to
near edge).
Widths
District Policy 7207.9.3 restricts residential driveways to a maximum width of 20-feet.
4.
5.
6.
6
Pavlna
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.
7.
Traffic Calming
East Tiber Drive is approximately 1,300-feet long. The proposed street layout could lead to speed
control problems, and the District will require traffic calming devices on E. Tiber Drive.
At a minimum the applicant will need to provide two traffic calming devices (chokers, stamped
concrete pedestrian crossing, landscaped median, etc.) on E. Tiber Drive: one located at the
intersection with S. Sartreano Avenue and one located at the intersection with S. Chatsworth Avenue
OR provide a choker on E. Tiber Drive centrally located between S. Chatsworth Avenue and S.
Sartreano Avenue. The applicant should coordinate the exact location and design with District Traffic
Services Staff.
C.
Site Specific Conditions of Approval
1.
The applicant shall do one of the following regarding Locust Grove Road:
a. Dedicate by donation a total of 35-feet from centerline (an additional 10-feet) of right-of-way along
Locust Grove Road, and construct a minimum 5-foot wide concrete sidewalk along Locust Grove
Road, located a minimum of 28-feet from the centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk
along Locust Grove Road, located a minimum of 28-feet from the centerline of the right-of-way, in an
easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk
along Locust Grove Road, located at the back edge of the existing right-of-way. Accomplish all
necessary adjustments to properly accommodate existing drainage and utilities.
2.
Construct all of the intemal streets as 36-foot street sections within 50-feet of right-of-way with rolled
curb, gutter, and 5-foot concrete sidewalks, as proposed.
Any landscape islands or medians shall be owned and maintained by the homeowner's association.
Notes of this are required on the final plat.
3.
Construct Claymont Street, the main entrance, to intersect Locust Grove Road approximately 285-
feet south of the north property line (measured property line to centerline).
Construct Sartreano Avenue as a stub street connection to the north property line to connect to
Roseleaf Subdivision. This roadway is located approximately 670-feet west of Locust Grove
(measured centerline to centerline).
Construct S. Chatsworth Avenue to the south property line as a stub street to the 23-acre parcel.
This street shall be located approximately 520-feet (measured centerline to centerline) east of the
west property line. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE."
4.
5.
6.
7.
8.
9.
7
7.
Construct E. Pisa Street to the east property line as a stub street to the 4.99-acre parcel. This street
shall be located approximately 125-feet north of the south property line. Install a sign at the terminus
of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
8.
Construct a stub street to the west property line. This street shall not be aligned with E. Tiber Drive.
The stub street shall be located centrally between E. Tiber Drive and E. Pisa Street, intersecting with
Bigham Avenue. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE."
9.
Provide two traffic calming devices (chokers, stamped concrete pedestrian crossing, landscaped
median, etc.) on E. Tiber Drive: one located at the intersection with S. Sartreano Avenue and one
located at the intersection with S. Chatsworth Avenue OR provide a choker on E. Tiber Drive centrally
located between S. Chatsworth Avenue and S. Sartreano Avenue. The applicant shall coordinate the
exact location and design with District Traffic Services Staff.
10.
Other than the access that is specifically approved with this application, direct lot access to Locust
Grove Road is prohibited and shall be noted on the final plat.
11.
Comply with all Standard Conditions of Approval.
D.
Standard Conditions of Approval
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2.
All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction ofthe proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
3.
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.
Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #198, also known as Ada County Highway District Road Impact Fee Ordinance.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
E.
1.
2.
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.
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. Reconsideration Guidelines
8
f rill/IIIIIII ! 1/....
IHI,'I m:',I!11111Il
, "II II liljm¡
I !' I il'j'l
I"""""."'J-
11111111':/1',
fll 1111' ,I
I I
1
hi
I~
o[
~U
ft%-
r .z,
rC) ¡;~
fth ¡Î~
z- J ... -
.<, !¡of
. . m
6~1 ff
r ¡,I ;¡.
~ !i~r
ø
:!(~
'èf
.
(
//
(>',
/' i
::/
I
II ..
~ I
I-t. ~
Iii ~
r~ :
Ii ~
Request for Reconsideration of Commission Action
1.
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
10
MAYOR
Tammy de Weerd
LEGAL DEPARTMENT
(208) 466-9272 . FAX 466-4405
PARKS & RECREATION
(208) 888-3579. Fax 898-550i
PUBLIC WORKS
(208) 898-5500 . Fax 887- 1297
olfe;;dl~n:-é;
iD,-\HO
CITY COUNCIL MEMBERS
Shaun Wardle
William L. M. Nary
Charles M. Rountree
Keith Bird
'~"
~,
/
//
BUlLDING DEPARTMENT
(208) 887-22lt . Fax 887-1297
PLANNING & ZONING
(208) 884-5533 . Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: August 12, 2004
Transmittal Date: July 19, 2004 Hearing Date: August 19, 2004
File No.: PP 04-024
Request: Preliminary Plat approval of 77 single-family residential building lots & 4 common
lots on 19.4 acres in a proposed R-8 zone for Chatsworth Subdivision
By: Dyver Development, LLC
Location of Property or Project: west of South Locust Grove Road and south of East Victory Road
Your Concise Remarks:
~7~~h~;ð7~ ¥
Â.
David Zaremba, P/Z (No FP)
David Moe, P/Z (No FP)
Wendy Newton-Huckabay, P/Z (No FP)
Michael Rohm, P/Z (No FP)
Keith Borup, P/Z (No FP)
Tammy de Weerd, Mayor
Bill Nary, CIC
Charlie Rountree, CIC
Keith Bird, CIC
Shaun Wardle, CIC
Water Department
Sewer Department
Sanitary Service (No VAR, VAG, FP)
Building Department
Fire Department
Police Department
City Attomey
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FP/PP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP only)
Owest (FP/PP only)
Intermountain Gas (FP/PPonly)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County Land Records
Meridian Development Corporation
Historical Preservation Commission
RECEIVED
JUL 2 f 2004
City of Meridian
City Clerk Office
33 EAST IDAHO AVENUE. MERIDIAN, IDAHO 83642. (208) 888-4433
City Clerk Office Fax (208) 8S8-42I 8 . Human Resources Fax (208) S84-8723 . Finance & Utility Billing Fax (208) 887-4S 13
Joint School District No.2
911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
RECEIVED
JUL 2 3 2004
July 20, 2004
City af Meridian
City Clerk Office
City of Meridian
33 East Idaho
Meridian, Idaho 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over. capacity.
Approval ofChatswortb Subdivision will have a significant impact on school enrollments
at Mary McPherson Elementary. Lake Hazel Middle. and Mountain View High School.
We can predict that these homes, when completed, will house twenty-three (23)
elementary aged children, twenty-one (21) middle school aged children, and eighteen (18)
senior high aged students. Additional students will further compound the current
overcrowded situation. Residents cannot be assured of attending the neighborhood
school, as it may be necessary to bus students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 855-4500.
Sincerely,
~ø--
Wendel Bigham
Supervisor of Facilities and Construction
'(I CENTRAL
. DISTRICT
'iIr~~~!~
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Di\ftfCEIVED
JUL 2 3 2004
Rezone #
Conditional Use #
Ereliminary / Final/Short Plat
IL
01.
02.
03.
04.
05.
06.
07.
~.
~.
~o.
We have No Objections to this Proposal.
City AI Mørõ"õ",
City Clerk Office
Return to:
0 Boise
0 Eagle
9.ßarden City
~Meridian
0 Kuna
OACZ
0 Star
We recommend Denial of this Proposal.
Specific knowiedge as to the exact type of use must be provided before we can comment on this Proposal.
We wili require more data concerning soii conditions on this Proposal before we can comment.
Before we can comment concerning individuai sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
This project shall be reviewed by the Idaho Departm~nt of Water Resources concerning well construction and
water avaiiability.
After wri~ approvai from appropriate entities are submitted, we can approve this proposai for:
~entral sewage ~~ommunity sewage system 0 community water weli
0 interim sewage ~entrai water
0 individual sewage 0 indlviduai water
The foliowing pian(s) must be submitted to and approved by the Idaho Department of Heaith & Weifare,
Division ynvlronmental Quality:
~ntral sewage 3-~ommunlty sewage system 0 community water
0 sewage dry lines .,.......,entral water
Run-off is not to create a mosquito breeding problem.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
012. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
013. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
~4. Please see attached stormwater management recommendatations
015.
0 child care center
~7t
Reviewed By: c
CDHD.OOI~
Review Sheet
() CENTRAl
Gi 8tfl!~
MAIN OFFICE' 707 N. ,~RMSTRONG PL. . BOISE, ID 83704-0825 . (208) 375-5211 . FAX 327-8500
To p,"venl and Ireal disease and disahili/1'; to promote healthy iife."yl..,; and 10 proleel and promOTe 1/'" health ond quolil1' of aur e..'iranmeM.
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water be pre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality. The
engineers and architects involved with the design of this project should obtain
current best management practices for storm water disposal and design a
storm water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are:
State of Idaho Catalog of Storm water Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
Storm water Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Serving Valley, Elmore, Boise, alld Ada Countie",
Ada I Boise (ounty OffiCE
707 N. Armstrong Pi.
Boiso, 10 8370'
En.ro. H"lth: 327.749,
f'mily PI,nning: 327-7400
Immuni"tions: 327-745C
Senior Nutrition: 327.745û
WIC: 327.7488
fAX: 327.B50D
Valìey (ounty Office
703 N. 1st 5t.
PO. Box 1448
r-¡cC,II, 10 83631
Ph. 634.7194
FPX-634-/1ï4
WIC'
fAX: 587.352:
{
-t
;'GG~
UIIIlGncj{L.
CIt,d.; (JUIc,
~ & ~ 1~ Z)i4ÞUct
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
28 July 2004
phones: Area Cade 208
OFFICE: Nompa 466-7861
SHOP: Nampo 466-0663
William G. Berg Jr.
City of Meridian
~3 East Idaho Ave.
Meridian, ill 83642
RE:
AZ 04-018 & PP 04-024/Chatsworth Subdivision
Dear Will:
AZ04-018
Nampa & Meridian Irrigation District has no comment on the above referenced
application for Annexation and Zoning.
PP 04-024
The Preliminary Plat indicates that pressure irrigation will be supplied. IfNampa
& Meridian Irrigation District is to own and operate the system a Land Use
Change Application will be required. If the District is not to own and operate it
than there will be no impact on the District by this proposed development and no
further review is necessary.
Thank you,
l3øl/~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
c:
Water Superintendent
File - Office/Shop
APPROXIMATE IRRIGABlE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
Main Heading Goes Here
Page 1 of2
Jessica Johnson
RECEIVEr~
From: Craig Hood [hoodc@meridiancity.org]
Sent: Thursday, August 19, 2004 8:15 AM
To: greent@meridiancity.org; johnsonj@meridiancity.org i,~.. 1 ,j 2004
Subject: FW: Chatsworth Subdivision - Preliminary Pi at Staff Report CITY OF MERIDIAN
. CITY r.Lf=Rf( ()c¡:y'c
Nancy was sent thiS response letter, but you weren't cc'd. Could you please make sure that the appilcan¡ls' ,
response letter makes it into the record? Thanks,
Craig Hood
Associate City Planner
City of Meridian
Planning & Zoning Department
208.884.5533
~r~~
Z /tq/OL1
~W\ No. \-:>
-----Origlnal Message-----
From: Shawn Nickel [mailto:shawn@landconsultants.net]
Sent: Wednesday, August 18, 20044:32 PM
To: 'Craig Hood'
Cc: radfordn@meridianclty.org
Subject: RE: Chatsworth Subdivision - Preliminary Plat Staff Report
Craig,
Please Include this with the file for Chatsworth Subdivision. On behalf of my client, Dyver Deveiopment, this note
is to advise Meridian City that the recommended conditions of approval found within the staff report for
Chatsworth Subdivision are acceptable to myself and my client, and we therefore have no issues to discuss with
P&Z at the August 19th public hearing. Please contact me if you need anything. Thanks for the help. Shawn L.
Nickei
-----Orlglnal Mes5age-----
From: Craig Hood [mailto:hoodc@meridlancity.org]
Sent: Monday, August 16, 2004 11:57 AM
To: David Moe; mrohm@enertechservices.com
Cc: Shawn Nickel
Subject: FW: Chatsworth Subdivision - Preliminary Plat Staff Report
The Meridian P & Z Commission is scheduled to hear this item on August 19, 2004, at
7:00 pm, at Meridian City Hall.
Shawn,
Can you please write a response to the attached staff report and send it to the City
Clerk (fax;:; 208-887-4813), with a copy to myself (fax;:;208-888-6854, or e-mail is great
too) as soon as possible? Sorry for not getting this to you earlier. I don't think you
should have too many problems with the attached though (hopefully). Thanks.
Craig Hood
Associate City Planner
City of Meridian
8/19/2004
------------'-""-~
Main Heading Goes Here
Page 2 of2
Planning & Zoning Department
208.884.5533
-----Original Message-----
From: Bruce Freckleton [mailto:freckleb@meridiancity.org]
Sent: Monday, August 16, 2004 10:56 AM
To: Jessica Johnson (E-mail); Marlene St. George (E-mail); Tara Green (E-mail); Will Berg (E-mail)
Cc: Shawn L. Nickel (E-mail); P. E. David Bailey (E-mail)
Subject: Chatsworth Subdivision - Preliminary Plat Staff Report
Good Morning,
Attached is our staff report for the Chatsworth Subdivision Preliminary Pia!.
Thanks,
Bruce
8/19/2004
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
August 19, 2004
ITEM #
13
DATE
PP 04-025
PROJECT NUMBER
Chatsworth Subdivision
PROJECT NAME
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
5'hr:¡w"; ¿. Ai I c/ct L ><
L lW'l P-".J ><
.........