HomeMy WebLinkAboutChesterfield Sub CUP 03-070
CUP 03-070
MERIDIAN PLANNING & ZONING MEETING August 19,2004
APPLICANT Centennial Development, LLC ITEM NO. 16
REQUEST Public Hearing: Conditional Use Permit for a PUD for residential subdivision
in a proposed R-8 (PO) zone for proposed Chesterfield Subdivision --
east of S. Black Cat Road and north of W. Franklin Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY SEWER DEPT:
CITY PARKS DEPT:
See Previous Item Packet
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CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See letter from Garey and Andrea Casey
Contacted: Date:
Emailed: Staff Initials:
Phone:
Materials presented at public meetings shaD become property of the City of Meridian.
February 4, 2004
}tECEIVED
t,UGO52GD!¡
CITVOF
Meridian Planning and Zoning Commission
This letter is concerning the Chesterfield Subdivision. These 46.40
acres are surrounded by people with 5 + acres. We have all been here a long
time and value our quality oflife. Therefore, we feel that going from RUT
to R-8 is unreasonable. We feel that the maximum size lots of 80 feet
instead of 50 feet would be the best choice. It would be a much nicer
looking neighborhood and less congested.
The proposed 213 lots would bring a minimum of 426 cars onto
Blackcat, a two lane road in bad repair. Add that to the two other
subdivisions going in below this one and we'll have way too much traffic.
We need turn lanes going into these subdivisions so traffic won't back up
more than necessary.
Our property is on the railroad tracks bordering a triangle of land that
they want to put 8 houses on. I would like to see a berm with a 6 foot fence
on top so people won't be staring in our back yard. Also to keep people
from trespassing on private property.
We also need to have access to the irrigation ditch so we will need 2
gates that we can lock. We need one at the irrigation ditch and one going
from our property to get to the irrigation ditch.
There is some bare ground up by the irrigation ditch and we are
concerned that the people will park their boats, motor homes, trailers, ect. up
there. Could we keep that landscaped so that wouldn't happen?
I think these are reasonable requests and hope you will consider them
carefully.
Sincerely,
Garey and Andrea Casey
4631 Quarterhorse Lane
Meridian ID 83642
888-1213
CUP 03-070
MERIDIAN PLANNING & ZONING MEETING
August 5, 2004
APPLICANT Centennial Development, LLC
ITEM NO.
15
REQUEST Public Hearing: Conditional Use Permit for a PUO for residential subdivision
in a proposed R-B (PO) zone for proposed Chesterfield Subdivision --
east of S. Black Cat Road and north of W. Franklin Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Comments
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
No Comment
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOl DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See attached Comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted3\~(\~ tJ N ~dlJ.lj
Emailed:
Date: ~.>/O~- Phone:f5 î '3~~
Staff Initials: j../(.
Materials presented at pubUc meetings shaD become property of the City of Meridian.
MAYOR
Tanuny deWeerd
CITY COUNCIL MEMBERS
Keith Birn
William LM. Nary
Shaun Warnle
Charles M. Rountree
STAFF REPORT:
To:
From:
Re:
HUB OF TREASURE VALLEY
A Good Place 10 Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433, FAX (208) 887-4813
CilyClerk Ofiice Fax (208) 888-4218
LEGAL DEPARTMENT
(208) 466-9272 . Fax 466-4405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 . Fox 898-9551
PLANNING ANO ZONING
DEPARTMENT
(208) 884-5533 . FAX 888-6854
Hearing Date: August 5, 2004
Mayor, City Council and Planning & Zoning Commission
Wendy Kirkpatrick, AICP, Associate City Planner VJkl
Bruce Freckleton, Engineering Tech. III ~
Chesterfield Subdivision
RE:CEIVED
022004
c;ity Of MeridiaIi
Gitv Clerk Office
. Annexation and Zoning of 46.4 Acres, by Centennial Development, LLC (File
No. AZ-O3-37).
Preliminary Plat Approval of Two-hundred and fourteen (214) Building Lots
and Thirty-nine (39) Other Lots on 46.4 Acres in a Proposed R-8 Zone, by
Centennial Development, LLC (File No. PP-O3-046).
.
Conditional Use Permit approval for a Planned Development consisting of
Two-hundred and fourteen (214) single family detached residential building
lots and thirty-nine (39) common lots including four open space areas on 46.4
acres in a proposed R-8 Zone. The proposed Planned Development includes a
request to allow reduced lot sizes, reduced frontage, reduced setbacks, and a
block exceeding the maximum block length of 1000' by Centennial
Development, LLC (File No. CUP-O3-070).
.
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:
APPLICATION SUMMARY
The applicant, Centennial Development, LLC, has applied for the Annexation and Zoning,
Preliminary Plat and Conditional Use Pennit approval of a Planned Development consisting of
214 buildable lots and 39 common lots on 46.4 acres of land located on Pine Street
approximately lh mile north of W.HFranklin Road and 1h mile west of Ten Mile Road. The
property is currently zoned RUT, and the applicants have requested that the property be rezoned
to R-8 upon annexation.
The proposed applications have been remanded back to the Planning and Zoning Commission
by City Council. Meridian's Planning and Zoning Commission recommended approval of the
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Planned Development, Preliminary Plat, and Annexation and Zoning applications for
Chesterfield Subdivision on February 19, 2004. The proposed subdivision was heard by City
Council on March 23, 2004. City Council voted at this hearing to remand the proposed
Planned Development, Preliminary Plat and Annexation and Zoning applications for
Chesterfield Subdivision to the Planning and Zoning Commission. City Council requested that
several revisions be made to the proposed subdivision plan. These revisions include: providing
for a mixture of lot sizes, frontage widths and housing types throughout the development, and
addressing the location of the subdivision's amenities and open space. The applicant has made
the changes requested by City Council.
The applicant's revised preliminary plat approval request is for 214 residential building lots and
39 common lots. The common lots include one centrally located 2.03-acre park and three open
space/drainage lots. The applicant has varied the lots sizes and frontages of the proposed lots
from the original submittal. Additionally, alleys have been added to the two blocks containing
smaller lots averaging 3,200 square feet in the center of the subdivision and larger lots have
been added to the perimeter of the subdivision. Proposed residential lot sizes range in size from
3,167 square feet to 11,006 square feet. The applicant is proposing three types of single family
lots: alley loaded lots ranging in size from 3,187 square feet to 3,298 square feet; standard lots
which range in size from 5,200 square feet to 1l,006 square feet and patio home lots with
shared common drives ayeraging 5,000 square feet in size. The applicant wishes to reserve the
right to construct attached single-family housing on the alley-loaded lots and patio home lots.
The density of the proposed subdivision is 4.63 dwelling units per acre.
The Planned Development application includes requests to allow reduced development standards
including reduced setbacks, reduced lot sizes, reduced frontages, and a request to exceed the
maximum block of 1000'. The following is a comparison of the City's minimum requirements
and the reduced requirements that have been proposed by the applicant:
Setbacks-
Front:
City Reauirements (R-8) Proposed Setbacks (single familv)
15' living area and side-entry garageFront: 8' for patio homes from edge of
pavement of shared Common drive
Street side:
City Reauirements (R-8)
20'
Proposed Setbacks
5' landscape strip and a 5' side setback
Lot Size-
City Reauirements (R-8)
6,500 sq.ft. (detached)
Proposed Lot Sizes
3,100 sq.ft. (detached)
Lot Frontage- City Reauirements (R-8)
65 'minimum
Proposed Frontage
35' minimum
The applicant has proposed the following amenities to fulfill the requirement of the Planned
Development Ordinance: a micropath along the western side of Ten Mile Creek (on property
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owned by the Nampa-Meridian Irrigation District) and 4.62 acres of common area (10% of
gross land area) including a 2.03 acre park which will feature playground equipment, a gazebo
and picnic area, and a volleyball court. The original plan for Chesterfield divided the open
space and amenities into two smaller parks. The revised design for Chesterfield's features a
larger centrally located park (along with three smaller open space/drainage lots) and the location
of all open space amenities in this park.
The legal description submitted with the application appears to meet the requirements of the City
of Meridian and State Tax Commission and places the parcel contiguous to existing city limits.
The subject property is within the Urban Service Planning Area and essential City services are or
can be made available to the subject property.
CURRENT OWNERS OF RECORD
Centennial Development, LLC is the current property owner.
LOCATION
The property is located on Pine Street, approximately 112 mile north of Fnnklin Road and 112 mile
west of Ten Mile Road.
SURROUNDING PROPERTIES
North: Castlebrook Subdivision No.2, zoned R-8
South: Agricultural, zoned RUT. Union Pacific Rail Road tracks are located immediately to the
south of the subject property (Ada County). The Comprehensive Plan designations for the
properties located to the south are Industrial and High Density Residential.
East: Rural residential, zoned RUT (Ada County). The Comprehensive Plan designation for the
property located to the east is Mixed Use Community.
West: Rural residential, zoned RUT (Ada County). The Comprehensive Plan designation for
the property located to the west is Medium Density Residential.
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 II-IS-II 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;
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Staff finds that the requested zoning designation, R-8, is harmonious with and in
accordance with the effective Comprehensive Plan ('02) and the Future Land Use
Map, which designates the land to be "Medium Density Residential. "
The Comprehensive Plan also indicates that the subject property should have a
Multi Use pathway running along Ten Mile Creek in the northeast corner of the
subject property. Subdivisions developed to the north of the subject property have
been approved with the regional pathway located on the east side of Ten Mile
Creek. Meridian's Parks Department is supportive of the regional pathway in this
location being located on the east side of Ten Mile Creek. The applicant has
indicated that they will construct a 5' asphalt multi-use pathway along the west
side of Ten Mile Creek. llis pathway is an off-site improvement which was
offered by the developer.
B.
Is the area included in the zoning amendment intended to be rezoned in the
future;
The applicant has not indicated that they intend to rezone the subject property 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 R-8 zone, if accompanied with a Conditional Use
Permit for a Planned Development.
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 to the north of the subject property has been developed as
residential subdivisions (Castlebrook Subdivision No.2, a residential subdivision
with R-8 zoning, is located directly north of the subject property) similar to the
proposed subdivision. Staff finds that the requested zoning designation of R-8 is
harmonious with the recently approved subdivisions adjacent to the subject
property and it would be appropriate to rezone the property as requested. The
Comprehensive Plan designates property to the north as Medium Density
Residential, property to the east as Mixed Use Community and properties to the
south as High Density Residential and Industrial.
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H.
I.
E.
Will the proposed uses be designed, constructed, operated and maintained to
be harmonious and appropriate in appearance with the existing or intended
character of the general vicinity and that such use will not change the
essential character of the same area;
Staff [rods that the proposed use (single family residential) will be hannonious
with the existing character of the area. See note D above.
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 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 or
disturbing to future or existing neighbors.
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 shaD be able to provide
adequately any of such services;
Staff finds that the property to be annexed can be served adequately by all essential
public facilities and services. Applicant shall be required to extend water and
sanitary sewer mains to and through the proposed development, thereby making
them available to the adjacent properties. Pine Street will be extended to the
subject property as a part of the development of Castlebrook Subdivision. Please
review agency comments regarding the subject property.
Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of
the community;
Staff finds that the proposed subdivision will not result in excessive additional
requirements at public cost for public services and facilities. Infrastructure to
service the proposed planned development is in close proximity to the subject
property and the subject property will be accessible off of an existing road
network. The extension of Pine Street to Black Cat Road will be required as a
Condition of Approval for the proposed Chesterfield Subdivision.
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;
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Staff recognizes the fact that traffic and noise will increase upon build-out of the
proposed subdivision; however staff does not feel that the amount generated will
be detrimental to the public welfare of the city. See page 12, Item H.
J.
Will the area have veWcular approaches to the property wWch shall be so
designed as not to create an interference with traffic on surrounding public
streets;
Staff finds that the subdivision's vehicular approaches will cause some degree of
interference on the surrounding public streets.
Please review ACHD comments concerning vehicular approaches and traffic
generation.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature
of major importance;
The proposed subdivision will not result in the loss or damage of a natural or
scenic feature of major importance. The site does not contain any natural or scenic
features of great importance. The site does contain a number of mature trees. The
applicant should contact Meridian's Parks Department regarding these existing
trees. Aoy 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 services are available to the site and that the proposed subdivision
complies with Meridian's Comprehensive Plan and that the annexation of this
property in the best interest of the City.
ANEXATION AND ZONING CONDTIONS OF APPROVAL
1. Aoy 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.
PRELIl\fiNARY PLAT FINDINGS AND REQUIREMENTS
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;
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Staff finds the subdivision to be in conformance with the Comprehensive Plan. The
Comprehensive Plan designates the property as Medium Density Residential and the
applicant's request for R-8 zoning is consistent with the Medium Density Residential
Comprehensive Plan designation.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services can be made available to accommodate the proposed
development. See Annexation and Zoning Comments G and H.
c. The continuity of the proposed development with the capital improvement
program;
Staff finds that the subdivision will not require the expenditure of capital improvement
funds, the applicant will extend urban services to the subject property trom existing main
lines, and the extension of Pine Street will be constructed as a part of the Castlebrook No.
2 Subdivision.
d. The public fmancial capability of supporting services for the proposed
development;
Staff finds that the development will not require major expenditures for providing
supporting services; the applicant will pay for the construction of extending services to the
subject property.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that the proposed development will not present any health, safety or
environmental problems that would need to be brought to the Councilor Commission's
attention.
ADDITIONAL CONSIDERATIONS
Park Drainage Areas: The proposed open space areas all feature drainage areas. In order for
these open space areas to be counted towards the 10% open space requirement for the subdivision
drainage ponds in these areas must be dry ponds.
Reduced Lot and Setback ReQuirements: The reduced lot dimensions of 3,167 square feet and the
proposed reduced tront yard and side yard setbacks within the proposed subdivision are less than
those required by the current Zoning Ordinance and would not be permitted without the
applicant's request for a Planned Development. Staff supports the requested reduced setbacks and
lot dimensions; the resulting smaller lot sizes and proposed patio homes with shared common
drives will help to increase the diversity of Meridian's housing choices.
Shared Common Drives: The smaller patio home lots located in the southern portion of the
subdivision share common driveways. The proposed configuration features a series of four patio
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home lots (5,000 square foot lots) which are accessed by a shared common drive. Staff is
supportive of the proposed configuration for the patio lots and the diversity of housing types
which the applicant is proposing. The recently approved Berkeley Square subdivision featured a
similar configuration with a series of six small lots sharing a common drive. While staff is
supportive of the proposed lot configuration, staff recommends that the applicant design the
proposed shared driveways to resemble a private road rather than a standard driveway (i.e., a curb
return rather than a rolled curb.)
Pine Street Extension: The subject property is currently land locked. Pine Street will be extended
to Black Cat Road during the construction of the Castlebrook No.2 Subdivision. Staff is
recommending that the Final Plat for Chesterfield not be signed until the Pine Street extension to
Black Cat Road is completed.
SITE SPECIFIC COMMENTS I PRELIMINARY PLAT
1.
Water service to this site shall be via main line extensions from the existing mains
adjacent to the property. The applicant shall be required to extend water mains to and
through the proposed development, thereby making them available to the adjacent
properties (including stub streets and El Gato Road.). 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.
2.
Sanitary sewer service to this site will be via main line extensions to an existing temporary
lift station within the Blackstone Subdivision. This lift station pumps to an existing gravity
sewer main located in Black Cat Road, that then flows to the Ashford Greens lift station.
The Blackstone lift station shall be upgraded or modified, at this developers expense, to
the City of Meridian's standards and specifications. The applicant will be responsible to
construct lateral sewer mains to and through this proposed development including and in
coordination with the City's Black Cat Trunk Project. Subdivision designer to coordinate
main sizing and routing with the Public Works Department. This development shall be
subject to the Ashford Greens sewer latecomers fees. Black Cat trunk development fee of
$1,500.00 per dwelling unit shall also be assessed against this development. Payment of
the trunk development fees and latecomer fees are required prior to signature on the final
plat map by the City Engineer. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
The final plat for Chesterfield Subdivision will not be signed until the extension of Pine
Street to Black Cat Road has been completed.
The applicant has not definitively indicated who will own and maintain the pressurized
irrigation system within this development. 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 must be submitted prior to plan approval. The City of Meridian requires that
pressurized irrigation systems be supplied by a year-round source of water. Applicant shall
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be required to utilize any existing surface or well water for the primary source. If a
surface or well source is not available, a single-point connection to the culinary water
system shall be required. If a single-point connection is utilized, the developer shall be
responsible for the payment of assessments for the common areas prior to signature on the
final plat by the Meridian City Engineer.
5.
A detailed fencing plan shall be submitted upon application for the final plat. A solid
fence shall be required around the perimeter of the subdivision unless the City agrees in
writing that such a fence is not required. Fencing for the side yards of patio lots bordering
Kaspell Street and all patio lots bordering common areas shall be 4' in height and made of
a semi-solid material. Fencing adjacent to the proposed park shall be 4' in height (to
increase the visibility of the park) and depicted in the fencing plan. This shall be an on-
going condition of approval.
6.
Submit a detailed landscaping depicting the playground equipment to be added to the
proposed parks and a detailed plan for the proposed storm drain ponds.
7.
The applicant has not indicated whether the project is to be phased. If this project is to be
phased, revise the plat to indicate phase lines.
8.
Place a note on the plat that references the FEMA flood plain boundary adjacent to the
Ten Mile Creek. Note restrictions associated with the flood zone on the face of the
preliminary plat
9.
A detailed fencing plan shall be submitted upon application for the final plat. A solid
fence shall be required around the perimeter of the subdivision unless the City agrees in
writing that such a fence is not required. Fencing adjacent to the proposed park shall be 4'
in height and depicted in the fencing plan. This shall be an on-going condition of
approval.
Please submit all updated groundwater/soils monitoring data to the Public Works
Department for review. The preliminary geotechnical evaluation, as prepared by Geo
Engineers, indicates that shallow groundwater may be a factor, particularly in the areas of
Test pits #1 and #5, where groundwater is assumed to be at a depth on the order of 3-3 1/2
feet. Any drainage areas (detention/retention basins) must be designed to ensure that
water will percolate or discharge within a period of time not to exceed 24 hours for all
storms up to and including a IOO-year storm event. (All areas being counted toward the
10% open space amenity shall be tree of "wet ponds" or other such nuisances.) Side
slopes within drainage areas shall not exceed 3:1. 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.
GENERAL COMMENTS
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9.
10.
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Planning & Zoning CommissionlMayor & City Council
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1.
Please submit a copy of the Ada County Street Name Committee's approval letter for the
subdivision name, and the lot and block numbering. Make any corrections necessary to
confonn.
2.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
3.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, play equipment, pressurized inigation, sanitary sewer, water, etc., prior to
signature on the final plat.
4.
All micro-paths within the proposed subdivision shall be designed in accordance with
MCC 12-13-15 "Micropath Landscaping".
5.
A detailed landscape plan, depicting changes made to the plat since the initial submittal of
the project and in compliance with the landscape ordinance shall be submitted for the
subdivision with the final plat application.
6.
Sidewalks within the proposed subdivision shall be built in accordance with MCCI2-13-
10-8.
7.
I DO-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 pennit from the Public Works
Department prior commencing installations.
8.
All inigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
City Ordinance 12-4-13. Plans will need to be approved by the appropriate
inigationldrainage district, or lateral users association (ditch owner's), with written
approval or non-approval submitted to the Public Works Department. If lateral users
association approval can't be obtained, plans will be reviewed and approved by the
meridian City Engineer prior to final plat signature.
Contact Meridian's Parks Department regarding the existing matures trees on the subject
property prior to the City Council hearing. 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 repiaclallent trees for those trees that have to be removed.
Developer shall coordinate mailbox locations with the Meridian Post Office.
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 inigation.
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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.
SPECIAL CONSIDERATIONS PRELIMINARY PLAT
1.
Staff is recommending that fencing for the side yards of patio lots bordering Kaspell Street
and all patio lots bordering common areas shall be 4' in height and made of a semi-solid
material to increase the visibility of the common areas. This fencing should be depicted in
the fencing plan. This shall be an on-going condition of approval.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A.
That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking landscaping and other features as may be required by this
ordinance;
Staff finds that the subject property is large enough to accommodate the proposed
subdivision and all required subdivision features including amenities required by the
Planned Development application if requested reductions are approved. Following are the
proposed reductions:
Setbacks- City Requirements (R-8)
Front: 15' living area and side-entry garage
Proposed Setbacks (single family)
Front: 8' for patio homes from edge of
pavement of shared common drive
City ReQuirements (R-8)
20'
Proposed Setbacks
5' landscape strip and a 5' side setback
Street side:
Lot Size-
City Requirements (R-8)
6,500 sq.ft. (detached)
Proposed Lot Sizes
3,100 sq.ft. (detached)
Lot Frontage- City Requirements (R-8)
65'minimum
B.
Proposed Frontage
35' minimum
That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
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G.
Planning & Zoning CommissionlMayor & City Council
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The current Comprehensive Plan Land Use Map designates the property as "Medium
Density Residential." Staff finds that the proposed residential uses are hannonious with
and in accordance with the Comprehensive Plan.
The project is being proposed as a conditional use for a planned development in order to
allow reduced lot sizes, reduced street frontages, reduced setbacks, and to exceed the
maximum allowed block length of 1000'. If the project is approved as a Planned
Development, it will meet the minimum requirements of the MCC.
C.
That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character of
the general vicinity and that such use will not adversely change the essential
character of the same area;
Staff finds that the proposed residential subdivision use will be hannonious with the
intended and existing character of the area. The proposed development is located
immediately south of Castlebrook Subdivision No.2, another residential subdivision with
R-8 zoning and the Comprehensive Plan designates property to the north and west as
Medium Density Residential, to the east as Mixed Use Community, and property
immediately to the south as High Density Residential and Industrial.
D.
That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity;
Staff does not anticipate that the proposed project will have an adverse impact on other
properties within the vicinity; however, the Commission and Council should consider any
testimony (written and oral) presented at the public hearings before making this finding.
E.
That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed eonditional use shall be able to provide adequately any such services;
Staff finds that the proposed development will be adequately served by the essential public
facilities and services listed above. See Annexation and Zoning Comments G and H.
That the proposed use will not create excessive additional requirements at public cost
for public facilities and services and will not be detrimental to the economic welfare
of the community;
Staff finds that the proposed use will not be detrimental to the economic welfare of the
community; the applicant will be responsible for the costs of extending existing sewer and
water mains to the subject property and Pine Street will be extended as a part of the
Castlebrook development.
That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
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general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff finds that there will be an increase in traffic and noise in the general vicinity if the
subdivision is approved, but that approval of the subdivision will not lead to a major
increase in smoke, fumes, glare, odors or other disturbances that will be considered
detrimental to the welfare of the City and the subdivision's neighbors.
H.
That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
Based on the ACHD staff report, staff finds that the proposed vehicular approaches are
sufficient such that the development will not create significant interference with any traffic
on the surrounding public streets.
ACHD has not indicated that there are any significant traffic issues facing the proposed
project. Please review the ACHD report for this project for additional information
regarding this finding.
I.
That the proposed use will not result in the destruction, loss or damage of a natural,
seenic or historic feature considered to be of major importance.
Staff finds that the proposed use will not result in the destruction, loss or damage of a
natural, scenic or historic feature considered to be of major importance. The applicant will
be required to work with the Parks Department on a mitigation plan for existing trees.
SITE SPECIFIC COMMENTS (Conditional Use Permit)
1.
Applicant shall meet all of the requirements of the preliminary plat as a condition of the
Conditional Use Permit.
2.
All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
APPLICABLE COMPREHENSIVE PLAN POLICIES: (from Chapter VI and VII)
. "Large development proposals that are likely to generate significant traffic should be
assessed for their impact on the transportation system and surrounding land uses. They
should be examined for ways to encourage all forms of transportation such as transit,
walking, and cycling.
. New development should not rely on cul-de-sacs since they provide poor fire access,
walkability, and neighborhood social life. New development and streets should be
designed to encourage walking and bicycling.
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. Pathways that encourage use by bicyclists and pedestrians can decrease road congestion
and add to the community's quality oflife. The proposed off-street and multiple-use
pathway systems are depicted in Figures VI-3 and VI-4. New and existing developments
should ensure that the guidelines laid out in this plan are adopted.
. Provide for a wide diversity of housing types (single-family, modular, mobile homes and
multi-family arrangements) and choices between ownership and rental dwelling units for
all income groups in a variety oflocation suitable for residential development.
OTHER AGENCY/ DEPARTMENT COMMENTS & CONDITIONS
SANITARY SERVICES COMPANY (SSC)
I.
Contact SSC regarding location of receptacles for patio lots.
MERIDIAN POLICE DEPARTMENT
1.
Please contact the Police Chief for detailed review of any development proposal and submit stamped
(approYed) plans with your certificate of zoning compliance application.
MERIDIAN FIRE DEPARTMENT
I. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of2 hours to service the entire project. Fire hydrants shall be placed an average of 400'
apart. International Fire Code Appendix D
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
3. All entrance and internal roads shall have a turning radius of 28' inside and
48' outside radius.
4. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
5. Building setbacks shall be per the International Building Code for one and two story
construction.
6. The proposed 214-lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 621 residents at build out.
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7. 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
8. Paint the curb red and provide signage "No Parking Fire Lane".
9. All portions of the buildings located on this project must be within ISO' of a paved surface as
measured around the perimeter of the building.
10. No Parking signs and painted curbs will be required for all Fire Lanes.
11. All Common driveways shall be straight or have a turning radius of28' inside and 48' outside
and shall have a clear driving surface which is 20' wide.
RECOMMENDA nON
Staff recommends approval ofthe proposed annexation/rezone, preliminary plat, and conditional
use permit with the aforementioned findings and conditions.
AZ-O3-O37. PP-()]-046. CUP-O]-070
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,J ;;a.. ~ ...
...,-....,?~~~
.~~
Ada County Highway District
John S. Franden, President
Dave E. Wynkoop 1st Vice President
Susan S. Eastlake, 2nd Vice President
Sherry R. Huber, Commissioner
Dave Bivens, Commissioner
3775 N. Adams Street
Garden City 10 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail; tellus@ACHD.ada.id.us
July 9, 2004
RECEIVED
JUL 1 It 2004
To:
Centennial Development
114 East Idaho Street, Suite 230
Meridian Idaho 83642
City of Meridian
City Clerk Office
Subject:
Chesterfield Subdivision Revised
214-lot single-family residential subdivision
East side of Black Cat Road south of the future Pine Street
On July 7, 2004, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6177.
Sincerely,
Andrea N. uning
Principal Development Analyst
Right-of-way & Development Services
Planning Division
CC:
Project file
Construction Services
Drainage
Utilities
City of Meridian
Land Consultants
52 North 2nd Street
Eagle, Idaho 83616
., !f;4~"-.....
. ~ Ada County Highway District
Right-of-Way & Development Department
Planning Review Division
This application was approved by the Commission on the regular agenda on Wednesday January 28, 2004
at 6:30 pm. A revised plat was submitted to the District on July 1, 2004 and was approved at the staff level
on Wednesday July 7, 2004. Tech Review for this item was held with the applicant on Friday January 16,
2004. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Andrea N.
Tuning, .208-387-6177-phone, 208-387-6393-fax, atuninatZì2achd.ada.id.us
File Numbers:
C hesterfi e IdS u bdivis ion/MAZ03-03 7/MC U P03-070/P PO 3-046
Site address:
East side of Black Cat Road south of the future Pine Street
Applicant:
Centennial Development, LLC
Kevin Amar
114 East Idaho Street, Suite 230
Meridian, Idaho 83642
Representative:
Land Consultants
Shawn Nickel
52 North 2nd Street
Eagle, Idaho 83616
Application Information:
The applicant has submitted an application to the City of Meridian requesting annexation, rezone, conditional
use and preliminary plat approval to construct a 214-lot single-family residential subdivision. The site is
currently zoned RUT and is proposed to be zoned R-8. The site is located on the east side of Black Cat
Road south of the future Pine Street.
Acreage: 46.4O-acres
Current Zoning: RUT
Proposed Zoning: R-8
Buildable Lots: 214-lots
Common Lots: 39-lots
Vicinity Map
2
A.
Findings of Fact
1.
Trip Generation: This development is estimated to generate 2,140 additional vehicle trips per day (0
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2.
Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
3.
Traffic Impact Study: A traffic impact study was not required with this application.
4.
Site Information: The site currently functions as agricultural ground and does not have any
structures that are located on it.
Description of Adjacent Surrounding Area:
a. North: Castlebrook Subdivision #2 and a 6.0-acres site with a single-family residential
dwelling
Rail Road
0.33-acre site with a single-family residential dwelling and 1.3-acre site with a single-
family residential dwelling
5.3-acre site with a single-family residential dwelling, 6.0-acres site with a single-family
residential dwelling and 1.0-acres site that is currently vacant
5.
b. South:
c. East:
d. West:
6.
Impacted Roadways
Pine Street (ProDosed):
Frontage:
Functional Street Classification:
Traffic count:
Speed limit:
Black Cat Road
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
Speed limit:
Cherry lane
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
Speed limit:
Franklin Road
Frontage:
Functional Street Classification:
Traffic count:
2,210-feet
Residential Collector
Actual count is unavailable
25 MPH
None
Minor arterial
North of Franklin Road was 2,686 on 4-24-02.
Better than "C"
35 MPH
None
Principal arterial
East of Black Cat Road was 6,634 on 7-31-01.
West of Black Cat Road was 4,823 on 7-6-00.
Better than .C"
35 MPH
None
Minor arterial
East of Black Cat Road was 7,097 on 4-24-02
West of Black Cat Road was 5,934 on 4-24-02.
13.
3
Level of Service:
Speed limit:
Better than "C"
45 MPH
7.
Roadway Improvements Adjacent To and Near the Site
Pine Street does not currently exist. Pine Street is proposed to be constructed as a part of
Castlebrook Subdivision #1 and Castlebrook Subdivision #2. Pine Street is anticipated to be a
residential collector with a 36-foot street section with vertical curb, gutter and 5-foot concrete sidewalk
within 50-feet of right-of-way. Castlebrook Subdivision #1 and Castle brook Subdivision #2 were
required to construct Pine Street as one-half of a 36-foot street section plus 12-additional feet of
pavement within 42-feet of right-of-way.
Black Cat Road is improved with 24-feet of pavement (2-traffic lanes) with no curb, gutter or sidewalk.
Cherry Lane is improved with 5-traffic lanes with curb, gutter and sidewalk.
Franklin Road is improved with 24-feet of pavement (2-traffic lanes) with no curb, gutter or sidewalk.
8.
Existing Right-ot-Way
Black Cat 110ad right-of-way varies in width. Black Cat Road varies from 50-feet of right-of-way to 55-
feet of right-of-way (25-feet from centerline).
Cherry Lane currently has 85-feet of right-of-way (40-feet from centerline).
Franklin Road currently has 55-feet of right-of-way (30-feet from centerline).
9.
Existing Access to the Site
The site does not currently have frontage and does not have a defined access point to the public
transportation system.
10.
Site History
The District has not previously reviewed a development application for this site.
11.
Capital Improvements Plan/Five Year Work Program
The are no roadway improvements within this area that are scheduled within the District's Five Year
Work Program or Capital Improvements Plan.
12.
Other Development In Area
On September 25, 2002, the Commission approved Castlebrook Subdivision #1. Castlebrook
Subdivision #1 was a proposed 120-lot single-family residential subdivision on 39.96-acres.
On January 15, 2003, the Commission approved Castlebrook Subdivision #2. Castlebrook
Subdivision #2 was a proposed 148-lot single-family residential subdivision on 39.04-acres.
See the Vicinity Map for the location of the previously approved development applications within this
area.
Commission Action
This item was scheduled on the consent agenda on January 28, 2004. The Commission pulled this
item from the consent agenda to discuss EI Gato Street (Pine Avenue).
The Commission approved the report in accordance with staff's recommendation with one exception.
The Commission believes that that EI Gato (Pine Avenue) has the potential to carry higher volumes of
traffic and would like EI Gato Street to function in a way that is efficient for pedestrians, bicyclists, and
automobiles. To accommodate for multiple transportation modes, the Commission required the
applicant to stripe EI Gato Street (Pine Avenue) to have two 12-foot travel lanes and two 6-foot bike
lanes.
B.
Findings for Consideration
1.
Street Sections
Pine Street rEI Gato Street)
District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as
36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on housing.
The access restrictions for these street segments should be stated on the final plat. Unless otherwise
noted, parking should be prohibited on these street segments. Coordinate the signage plan with
District staff.
District policy 7203.4.2 states "if a proposed development abuts an unpaved street or streets the
developer shall construct one-half of the full street improvements, including curb, gutter and concrete
sidewalk plus additional pavement widening beyond the centerline established for the street to
provide a minimum 24-feet wide paved surface. A 3-foot wide gravel shoulder and a drainage swale
sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. This
street section shall be constructed within a minimum 40-foot right-of-way."
With Castle brook Subdivision #1 and Castlebrook Subdivision #2, the applicant has proposed to
construct Pine Street (EI Gato Street) to intersect Black Cat Road at the half-mile. Pine Street (EI
Gato Street) was not identified as a collector roadway on the 2020 Functional Street Classification
System Map but was identified as a mid-mile collector within the JUB Collector Study. The JUB
collector study has not yet been finalized or adopted by the ACHD Commission. Due to the fact that
the Pine Street (EI Gato Street) was not identified as a future collector on the 2020 Functional Street
Classification System Map, the Commission had not adopted the findings of the JUB Collector study,
and the conclusions from the submitted traffic impact study for Castlebrook Subdivision #1 and
Castlebrook Subdivision #2 indicated that the traffic volumes on Pine Street (EI Gato Street) would be
consistent with a residential collector, the District required the applicant to construct Pine Street (EI
Gato Street) as a residential collector with a 36-foot street section with vertical curb, gutter and 5-foot
sidewalk within 50-feet of right-of-way. Due to the fact that this roadway was classified as a
residential collector, front on housing was restricted on this roadway and access restrictions were
applied.
The subject parcel is located directly south of Castlebrook Subdivision #2 and does not have frontage
on the public transportation system. With this application, the applicant is proposing to complete Pine
Street (EI Gato Street) abutting this parcel (at the mid mile). Due to the fact that the applicant is
proposing to complete Pine Street (EI Gato Street) on the north property line, the applicant should
provide sufficient right-of-way to complete a 36-foot street section with vertical curb, gutter and 5-foot
concrete sidewalk within a total of 50-feet of right-of-way. This street section will be consistent with
the street section that was previously approved with Castlebrook Subdivision #1 and Castlebrook
Subdivision #2. The applicant should also restrict direct access to Pine Street (EI Gato Street). This
restriction should be noted on the final plat.
4
5
Although the applicant will be completing a 36-foot street section for a majority of EI Gato Street, the
applicant cannot complete the eastern portion of EI Gato, due to the fact that the property to the north
of EI Gato is not currently developed. The applicant should transition the location of the right-of-way
to taper from a complete 36-foot street section at the west of the property to one half of a 36-foot
street section with a minimum of 24-feet of pavement, vertical curb, gutter and 5-foot concrete
sidewalk at the .east of the property.
Internal Roadwavs
District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5-acres 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 is proposing to construct the remaining roadways as 36-foot street sections with rolled
curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way.
2.
Roadway Offsets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a
residential collector roadway (measured centerline to centerline).
District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from
another local roadway (measured centerline to centerline).
The applicant is proposing to construct Carisbrooke Avenue to intersect Pine Street (EI Gato Street)
approximately 810-feet east of the west property line. This roadway is proposed to align with the
main entrance to Castlebrook Subdivision #2. This roadway meets the District's minimum offsets for
local roadways intersecting a residential collector roadway and should be approved with this
application.
The applicant is proposing to construct Notel Creek Avenue to intersect Pine Street (EI Gato Street)
approximately 560-feet west of the east property line. This roadway meets the District's minimum
offsets for local roadways intersecting a residential collector roadway and should be approved with
this application.
3.
Stub Streets
District policy 7203.5.1 states that the street design in a proposed development shall cause no undue
hardship to adjoining property. An adequate and convenient access to adjoining property for use in
future development may be required. If a street ends at the development boundary, it shall meet the
requirements of sub section 7205, "non-continuous streets."
District policy 7205.5 states that stub streets will be required to provide intra-neighborhood circulation
or to provide access to adjoining properties. Stub streets will conform with the requirements
described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if
the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub
street must meet the following conditions:
. 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.
.
The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
The applicant is proposing to construct a stub street (Kaspell Street) to the east property line
approximately 100-feet north of the south property line. Due to the fact that this stub street will be
greater than 150-feet in depth, the applicant will be required to construct a temporary turnaround at
the terminus of the roadway. The applicant should install a sign at the terminus of the stub street
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is not proposing to construct a stub street to the west property line to serve the 5.3-acre
site that is located directly to the west. Staff is concerned that the 5.3 -acre site will not have
interconnectivity with the surrounding parcels and may not have adequate access to the public
transportation system. To provide secondary access for emergency services, eliminate multiple
access points to minor arterials (Black Cat Road), reduce vehicle miles traveled, connect the
surrounding neighborhoods and increase the sense of community in the area, Staff recommends that
the applicant construct a stub street to the west property line to serve the 5.3-acre site to the east.
Due to the fact that this stub street will be greater than 150-feet in depth, the applicant will be
required to construct a temporary tumaround at the terminus of the roadway. The applicant should
install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE".
4.
Turnarounds
District policy 7205.2.1 requires tumarounds to be constructed to provide a minimum turning radius of
45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on
either side of any proposed center islands within the turnarounds. The medians should be
constructed a minimum of 4-feet wide to total a minimum of a 1 OO-square foot area.
The applicant is not proposing to construct a standard cul-de-sac turnaround. The District will
consider altematives to the standard turnaround on a case-by-case basis. The determination to
allow a non-standard turnaround will be based on tuming area, drainage, maintenance considerations
and the written approval of the emergency fire service for the area where the development is located.
Minimum design standards shall be met for all non-standard turnarounds. Submit a design of the
turnaround for review and approval by District Development Division staff. Approval of the staff report
does not indicate approval of the non-standard tumaround design.
The applicant is proposing to construct the two proposed standard cul-de-sac turnarounds without
center islands within them and an alternative turnaround.
The applicant should construct the proposed standard cul-de-sac tumarounds to provide a minimum
turning radius of 45-feet.
The applicant should construct the alternative turnaround to accommodate adequate turning area,
drainage, maintenance considerations and the written approval of the emergency fire service for the
area where the development is located. Minimum design standards shall be met for all non-standard
turnarounds. Submit a design of the tumaround for review and approval by District Development
Division staff. Approval of the staff report does not indicate approval of the non-standard turnaround
design.
5.
Islands/Medians
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.
6
2.
3.
7
Notes of this should be required on the final plat. The applicant should also be required to provide a
minimum of a 21-foot street section on either side of any proposed center island/median. The
medians should be constructed a minimum of 4-feet wide to total a minimum of a 1 DO-square foot
area.
The applicant is proposing to construct center islands/medians within the public right-of-way
(Meadowpine Street, Notel Creek Avenue and Carisbrooke Avenue). The applicant should provide a
minimum of a 21-foot street section on either side of any proposed center island/median and
construct the island to be a minimum of 4-feet wide to total a minimum of a 1 DO-square foot area.
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.
6.
Surrounding Roadways
Chesterfield Subdivision does not have frontage on the public transportation system and is proposing
to access the public roadway system through Castlebrook Subdivision #1 and Castlebrook
Subdivision #2. Castlebrook Subdivision #1 and Castlebrook Subdivision #2 have not completed the
final platting process therefore Chesterfield Subdivision does not have access to the public roadway
system at this time. Due to the fact that Castlebrook Subdivision #1 and Castlebrook Subdivision #2
has not dedicated right-of-way through the recordation of a final plat, Chesterfield Subdivision's
preliminary plat should be approved contingent upon the right-of-way within Castlebrook Subdivision
#1 and Castle brook Subdivision #2 being dedicated to the public and the roadways being constructed
or a financial surety in place for the construction of the roadways prior to the signature of the final plat
for Chesterfield Subdivision.
7.
Striping of EI Gata Street (Pine Avenue)
To accommodate for multiple transportation modes, the Commission required the applicant to stripe
EI Gato Street (Pine Avenue) to have two 12-foot travel lanes and two 6-foot bike lanes.
8.
Other Access
Pine Street is being constructed as a residential collector. District policy restricts front on housing
and access to residential collectors. Other than the access points that were specifically approved
with this application, direct lot access to Pine Street is prohibited. This restriction should be noted on
the final plat.
C.
1.
Site Specific Conditions of Approval
Provide sufficient right-of-way on Pine Street to complete a 36-foot street section with vertical curb,
gutter and 5-foot concrete sidewalk within a total of 50-feet of right-of-way. Transition the location of
the right-of-way to taper from a complete 36-foot street section at the west of the property to one half
of a 36-foot street section with a minimum of 24-feet of pavement, vertical curb, gutter and 5-foot
concrete sidewalk within a minimum of 4D-feet of right-of-way at tRe east of the property. Stripe EI
Gato Street (Pine Avenue) to have two 12-foot travel lanes and two 6-foot bike lanes.
Construct the internal roadways as 36-foot street sections with rolled curb, gutter and 5-foot concrete
sidewalk within 50-feet of right-of-way, as proposed.
Construct Carisbrooke Avenue to intersect Pine Street (EI Gato Street) approximately 810-feet east of
the west property line, as proposed.
D.
1.
2.
3.
4.
8
4.
Construct Notel Creek Avenue to intersect Pine Street (EI Gato Street) approximately 560-feet west
of the east property line, as proposed.
5.
Construct a stub street (Kaspell Street) to the east property line approximately 100-feet north of the
south property line, as proposed. Construct a temporary turnaround and install a sign at the terminus
ot the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
6.
Construct a stub street to the west property line to serve the 5.3-acresite that is located directly to the
west. Construct a temporary turnaround and install a sign at the terminus of the stub street stating
that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
7.
Construct the two standard cul-de-sac tumarounds to provide a minimum turning radius of 45-feet.
B.
Construct the alternative turnaround to accommodate adequate turning area, drainage, maintenance
considerations and the written approval of the emergency fire service for the area where the
development is located. Minimum design standards shall be met tor all non-standard turnarounds.
Submit a design of the tumaround for review and approval by District Development Division staff.
9.
Construct center islands/medians within the public right-of-way of Meadowpine Street, Notel Creek
Avenue and Carisbrooke Avenue, as proposed. Provide a minimum of a 21-foot street section on
either side of any proposed center island/median and construct the island to be a minimum of 4-teet
wide to total a minimum of a 100-square foot area.
10.
Any proposed landscape islands/medians within the public right-or-way dedicated by this plat are
required to be owned and maintained by a homeowners association. Notes of this will be required on
the final plat.
11.
Other than the access points that were specifically approved with this application, direct lot access to
Pine Street is prohibited. This restriction will be required to be noted on the final plat.
12.
Chesterfield Subdivision's preliminary plat will be approved contingent upon the right-of-way within
Castlebrook Subdivision #1 and Castlebrook Subdivision #2 being dedicated to the public and the
roadways being constructed or a financial surety is in place tor the construction of the roadways prior
to the signature of the final plat tor Chesterfield Subdivision.
13.
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-or-way.
All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction ot the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
E.
1.
2.
5.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6.
The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
7.
Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8.
Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #198, also known as Ada County Highway District Road Impact Fee Ordinance.
9.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
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. Request for Reconsideration Guidelines
9
l
10
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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 retumed. 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.
11
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t',UG 0 5 20BI
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
CITY OF
August 5, 2004
ITEM #
15
DATE
PROJECT NUMBER
CUP 03-070
Chesterfield Subdivision
PROJECT NAME
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL