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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 ofthe public testified in opposition to the proposed subdivision,
expressing concerns regarding the density of the proposed development and the
potential for increased traffic on EI 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 comer of
Chesterfield Subdivision needs to be clarified.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
USE PERMIT FOR A Planned
DeveIopment IN A R-8 ZONE
Centennial DeveIopment, LLC,
Applicant
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Case No. CUP-O3-070
RECOMMENDATION TO CITY
COUNCIL
l.
The property is located east of North Black Cat Road and north of West Franklin Road.
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. The applicant is applying for R-8 zoning,
The zoning district of I-L is defined within the City of Meridian Zoning and
Development Ordinance, Section 11-7-2.
5.
The Applicant requests the Conditional Use Pennit for a Planned Development in a
proposed R-8 zone. The R-8 zoning designation within the City of Meridian Zoning and
Development Ordinance requires a Conditional Use Permit be obtained for most uses
including those requested by the Applicant. (Meridian City Zoning and Development
Ordinance, Section 11-8-1).
6.
The Meridian Planning and Zoning Commission recognizes that the proposed application
is in compliance with the Meridian Comprehensive Plan,
7.
The use proposed which is the subject of this will, in fact, constitute a conditional use as
detennined by City policy.
8.
The Planning and Zoning Commission recognized the concerns of neighbors and Joint
School District No.2, expressed in their letters.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
Chesterfield Subdivision BY Centennial Development, LLC - CUP-03 -070 Page I
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the City of Meridian that they approve the requested Conditional Use Permit as requested by
the Applicant for the property described in the application, subject to the following:
A,
Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
l.
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.
3.
The following reductions in dimensional standards have been requested by the applicant:
Setbacks- Citv Requirements (R-8) Proposed Setbacks (single familv)
Front: 15' living area and side-entry garage Front: 8' for patio homes ITom edge of pavement
of shared common drive
Street side:
Citv Requirements (R-8)
20'
Proposed Setbacks
5' landscape strip and a 5' side setback
Lot Size-
City Requirements (R-8)
6,500 sq.ft. (detached)
Proposed Lot Sizes
3,100 sq. ft. (detached)
Lot Frontage- Citv Requirements (R-8)
65'minimum
Proposed Frontage
35' minimum
B.
Adopt the Recommendations of the Meridian Fire Department as follows:
l. 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 1h" 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
Chesterfield Subdivision BY Centennial Development, LLC - CUP-03 -070 Page 2
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 pennanent 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 2l4-lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 621 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 ofthis 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
outside and shall have a clear driving surface which is 20' wide.
48'
C.
Adopt the Recommendations of Central District Health Department as follows:
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
Chesterfield Subdivision BY Centennial Development, LLC - CUP-03 -070 Page 3
I.
2.
3.
4.
5.
9.
D.
Adopt the recommendations of the Ada County Highway District as follows:
Site Specific Conditions of Approval
I, 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
of24-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-foot bike lanes.
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 (EI Gato Street)
approximately 370-feet east of the west property line.
5.
Construct Note! Creek Avenue to intersect Pine Street (EI 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 II O-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 5.3-acre site that is located
directly to the west, as proposed. Construct a temporary turnaround and install a sign at
the tenninus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE".
8,
Construct one alternative turnaround at the terminus ofKaspell 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 ofthe
turnaround for review and approval by District Development Division staff,
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
Chesterfield Subdivision BY Centennial Development, LLC - CUP-03 -070 Page 4
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.
II.
Construct a knuckle at the intersection of Meadowpine Street and Dutton A venue, as
proposed.
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 ofthe final plat for
Chesterfield Subdivision.
14.
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
I.
2.
3.
4.
5.
6.
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 of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
All design and construction shall be in accordance with the Ada County Highway District
Policy Manual, ISPWC Standards and approved supplements, Construction Services
procedures and all applicable ACHD Ordinances unless specifically waived herein, An
engineer registered in the State of Idaho shall prepare and certifY all improvement plans,
The applicant shall submit revised plans for staff approval, prior to issuance ofbuilding
permit (or other required permits), which incorporates any required design changes,
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
Chesterfield Subdivision BY Centennial Development, LLC - CUP-03 -070 Page 5
E.
7.
Construction, use and property development shall be in conformance with all applicable
requirements ofthe 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 ofthe 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.
Adopt the Recommendations ofNampa Meridian Irrigation District as follows:
1.
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 OF APPROVAL OF CONDITIONAL USE PERMIT FOR
Chesterfield Subdivision BY Centennial Development, LLC - CUP-03 -070 Page 6
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
Chesterfield Subdivision BY Centennial Development, LLC - CUP-03 -070 Page 7