HomeMy WebLinkAboutChesterfield Sub AZ 03-037
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STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Chesterfield Subdivision (Resubmittal)
Case No(s).:
PP-03-046, CUP-03-070, AZ-03-037
Applicant:
Centennial Development, LLC
P&Z Commission Hearing Date: August 19, 2004
Recommendation:
Approve with conditions.
Application History:
Meridian's Planning and Zoning Commission recommended approval of the 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. Meridian's Planning and Zoning commission
recommended approval of the revised Planned Development, Preliminary Plat, and Annexation
and Zoning applications for Chesterfield Subdivision on August 19, 2004.
Summary of Public Hearing:
. The applicant, Kevin Amar, testified in favor of the application,
. Three members of the public testified in opposition to the proposed subdivision,
expressing concerns regarding the density of the proposed development and the
potential for increased traffic on E1 Gato Road.
Key Commission Additions/Modifications to Staff Recommendation:
. None
Outstanding Issues for City Council:
. Installation and maintenance of the pathway located in the northeast corner of
Chesterfield Subdivision needs to be clarified.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR ANNEXATION &
ZONING OF 46.4 ACRES TO R-8
ZONE FOR Chesterfield Subdivision
Case No. AZ-O3-037
Centennial Development, LLC,
Applicant
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RECOMMENDATION TO CITY
COUNCIL
1.
The property is approximately 46.4 acres in size and is generally located east of
North Black Cat Road and north of West Franklin Road, Meridian. The property
is designated as Medium Density Residential.
2.
The owner of record of the subject property is Centennial Development, LLC
3.
Applicant is Centennial Development, LLC.
4.
The subject property is currently zoned RUT and consists of vacant land.
5.
The Applicant requests the property be zoned as R-8.
6.
The property which is the subject ofthis application is within the Area ofImpact
of the City of Meridian.
7.
The entire parcel of the property is included within the Meridian Urban Service
Planning Area as defined in the Meridian Comprehensive Plan.
8.
The Applicant proposes to develop the subject property in the following manner:
as a 214 lot residential subdivision.
9.
The Applicant requests zoning of the subject real property as R-8 which is
consistent with the Meridian Comprehensive Plan Future Land Use Map which
designates the subject property as Medium Density Residential.
11.
There are no significant or scenic features of major importance that affect the
consideration of this application.
12.
The Planning and Zoning Commission recognized the concerns of neighboring
residents and Joint School District No.2, expressed in their letters.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Chesterfield
Subdivision BY Centennial Development, LLC AZ-O3-037 Page I
RECOMMENDA nON
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the requested Annexation and Zoning
as requested by the applicant for the property described in the application, subject to the
following:
A. Adopt the Recommendations of the Meridian Planning & Zoning Department as
follows:
1.
Any existing domestic wells and/or septic systems within this project will have to
be removed ITom their domestic service, per City Ordinance Section 5-7-517,
when services are available ITom the City of Meridian. Wells may be used for
non-domestic purposes such as landscape irrigation.
B.
Adopt the Recommendations of the Meridian Fire Department as follows:
1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute
available for duration of 2 hours to service the entire project. Fire hydrants shall be
placed an average of 400' apart. International Fire Code Appendix D
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a, Fire Hydrants shall have the 4 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 of28' 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.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Chesterfield
Subdivision BY Centennial Development, LLC AZ-O3-037 Page 2
6, The proposed 2l4-lot subdivision with an estimated 2.9 residents per household would
have a total estimated population of62l residents at build out.
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 150' 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 of 28' inside and
48' outside and shall have a clear driving surface which is 20' wide.
C.
Adopt the Recommendations of Central District Health Department as follows:
1.
This proposal can be approved for central sewage & central water after written
approval ITom appropriate entities is submitted.
The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality.
Run-off is not to create a mosquito breeding problem.
Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
The Engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
2.
3.
4.
5.
D.
Adopt the recommendations of the Ada County Highway District as follows:
Site Specific Conditions of Approval
1. 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 ITom 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 40-feet of right-of-way at the east of the
property. Stripe El Gato Street (Pine Avenue) to have two 12-foot travel lanes and
two 6-footbike lanes.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Chesterfield
Subdivision BY Centennial Development, LLC AZ-O3-037 Page 3
2.
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.
3.
Construct the two alleys within the subdivision with 20-feet of pavement and
construct the alley intersections with a minimum of back- of-curb radius of 15-
feet. If the applicant is proposing to have the residential lots take access to the
alley, parking shall be designed so the minimum clear distance ITom the back of
the parking stall to the opposite side of the alley is 22-feet for perpendicular
parking. Parking in alley is prohibited.
4.
Construct a main entrance roadway to intersect Pine Street (El Gato Street)
approximately 370-feet east of the west property line.
5.
Construct Notel Creek Avenue to intersect Pine Street (El Gato Street)
approximately 560-feet west of the east property line, as proposed.
6.
Construct a stub street (Kaspell Street) to the east property line approximately
llO-feet north of the south property line, as proposed. Install a sign at the
terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE".
7.
Construct a stub street to the west property line to serve the 53-acre site that is
located directly to the west, as proposed. 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".
8.
Construct one alternative turnaround at the terminus of Kaspell Street 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 turnaround for review and approval
by District Development Division staff.
9.
Construct center islands/medians within the public right-of-way of the two main
entrances to the subdivision, 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-feet wide to total a minimum of a 100-square foot
area.
10.
Any proposed landscape islands/medians within the public right-of-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.
Construct a knuckle at the intersection of Meadowpine Street and Dutton Avenue,
as proposed.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Chesterfield
Subdivision BY Centennial Development, LLC AZ-O3-037 Page 4
2.
3.
4.
5.
6.
7.
8.
12.
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.
13.
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 for the construction of the roadways prior to the signature of the
final plat for Chesterfield Subdivision.
14.
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
All utility relocation costs associated with improving street ITontages 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.
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.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Chesterfield
Subdivision BY Centennial Development, LLC AZ-O3-037 Page 5
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 ofthis 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 ITom the Ada County Highway District.
11.
Any change by the applicant in the planned use of the property which is the
subject of this application, shall require the applicant to comply with all rules,
regulations, ordinances, plans, or other regulatory and legal restrictions in force at
the time the applicant or its successors in interest advises the Highway District of
its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to
the law in effect at the time the change in use is sought.
E.
Adopt the Recommendations ofNampa Meridian Irrigation District as follows:
I.
Applicant shall apply for a land use change application prior to final platting,
2.
All laterals and waste ways must be protected.
3.
The District's Purdam Drain and Kennedy Lateral courses through this proposed
project. This easement must be protected and any encroachment without a signed
License Agreement and approved plan, before any construction is started, is
unacceptable.
4.
All municipal surface drainage must be retained on site. If any surface drainage
leaves the site, the Nampa & Meridian Irrigation District must review drainage
plans.
5.
The Developer must comply with Idaho Code 31-3805.
6.
NMID recommends that irrigation water be made available to all developments
within the Nampa & Meridian Irrigation District.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Chesterfield
Subdivision BY Centennial Development, LLC AZ-O3-037 Page 6