HomeMy WebLinkAboutRedfeather Village AZ
AZ 04-022
MERIDIAN PLANNING & ZONING MEETING September 2, 2004
APPLICANT Packard Estates Development, LLC ITEM NO. 7
REQUEST Public Heañng - Annexation and Zoning of 4.91 acres from RUT to R-8 zone
for Redfeather Village Subdivision - east of North Eagle Road and north of East Fairview
Avenue
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See affached 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:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
No Comment
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
Materials presented at public meetings shall become properly of Ihe City 01 Meridian.
CITY COUNCIL MEMBERS
Keith Bird
William LM. Nary
Shaun Wardle
Charles M, Rountree
otG~;dlCrn
J.
MAYOR
Tammy de Weord
LEGAL DEPARTMENT
(208) 466-9272 ,Fax 466-4405
PUBliC WORKS
BUILDING DEPARTMENT
(208) 898-5500 ' Fax 898-9551
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 ' FAX 888-6854
MEMORANDUM:
To:
Mayor, City Council and Planning & Zoning Commission
Transmittal Date: August 27, 2004
Hearing Date: September 2, 2004
RECEIVED
;1;",32 , 100\
GIn' OF MERIDIAN
GITY CLERK OFFICF
From:
Craig Hood, Associate City Planner (lH
Bruce Freckleton, Senior Engineering Tech ~
Redfeather Village Subdivision
e Annexation and Zoning of 4.9lAcres from RUT to R-8 (Medium Density
Residential), by Packard Estates Development, LLC (File No. AZ-O4-022)
Re:
. Preliminary Plat for Twenty (20) Building Lots on 4.85 Acres in a Proposed
R-8 Zone, by Packard Estates Development, LLC (File No. PP-O4-029).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The applicant, Packard Estates Development, LLC, has applied for Annexation and Zoning (AZ)
and Preliminary Plat (PP) approval of twenty (20) building lots on 4.85 acres ofland located on
the south side of Granger Drive, approximately Y, ofa mile east of Eagle Road. Currently there is
a single-family home and some outbuildings on the site, which will be removed. The land is
designated as Medium Density Residential on the Comprehensive Plan Future Land Use Map.
The applicant has requested all of the property be zoned R-8.
The subject site was platted as Lot 8, in Georgianna Milk's First Subdivision in 1909. The
applicant is proposing to re-subdivide this lot into twenty (20) buildable lots. The gross density
of the proposed subdivision is 4.07 dwelling units per acre. This density is consistent with the
Comprehensive Plan future land use designation of Medium Density Residential (between 3 and
8 dwelling units per acre). The twenty proposed building lots range in size from 6,712 square
feet up to 12,412 square feet. All housing types are proposed as single-family residential, with a
minimum house size of 1,301 square feet. Because the subject parcel is less than 5-acres, no
open space is required (MCC 12-13-16-2). The applicant is proposing to develop this site in one
AZ-04-002.PP-<J4-001
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Planning & Zoning CommissionlMayor & City Council
August 19, 2004 (P&Z Hearing Date)
Page 2
phase. No variances, exceptions or reductions to the City adopted dimensional standards or uses
are requested with the preliminary plat application.
The proposed subdivision includes road access via one stub street from the recently approved
Redfeather Estates Subdivision No.2 to the west (Tahiti Drive) and Granger Drive to the north.
The Ada County Highway District approved the subdivision with conditions on August 24, 2004,
at the staff level.
As of the print deadline for this report, the subject property is not contiguous to Meridian's
existing corporate limits. This is due to the fact that the Redfeather Estates Subdivision No.2
annexation has not been finalized. Because this annexation was already approved by the City
Council, the subject applicant was allowed to begin processing their annexation request. Until
the Redfeather Estates Subdivision No.2 property is formally annexed and an ordinance is
recorded, the subject property cannot be annexed. Staff believes that the Redfeather Estates
Subdivision No.2 will be annexed within the next month or two. See Annexation and Zoning
Conditions of Approval #1 below.
Staff has provided a detailed analysis and recommended conditions of approval for the requested
annexation and zoning and preliminary plat applications below. Staff is recommending
approval of the applications, with the conditions outlined in this report.
LOCATION
The property is located on the south side of Granger Drive, approximately Y, of a mile east of
Eagle Road and Y, of a mile west of Cloverdale Road, in Section 4, Township 3 North, Range I
East.
SURROUNDING PROPERTIES
Nortb: Proposed Redfeather Estates Subdivision No.2 (single-family residential with R-4
zoning), currently zoned RUT in Ada County*
West: Proposed Redfeather Estates Subdivision No.2 (single-family residential with R-4
zoning), currently zoned RUT in Ada County*
East: Proposed Redfeather Estates Subdivision No.2 (single-family residential with R-4
zoning), currently zoned RUT in Ada County*
South: Clover Meadows Subdivision (single-family residential), zoned R-1 (Ada County)
* As of the print deadline for this report this property has not been annexed into the City of
Meridian. A development agreement and ordinance annexing the property into the City is
pending.
OWNERS OF RECORD
The property owner of record is Packard Estates Development, LLC, and Wirt Edmonds, a
managing member, has provided notarized consent for Engineering Solutions, LLP (Becky
McKay) to submit the subject applications.
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Planning & Zoning CommissionlMayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 3
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
A.
Will the new zoning be harmonious with and in accordance willi the Comprehensive
Plan and, if not, has there been an application for a Comprehensive Plan
amendment;
Staff finds that the DroDosed zoning desÏ!mation. R-8. is harmonious with and in
accordance with the 2002 ComDrehensive Plan and Future Land Use MaD. which
desÏ!mates the land to be Medium Densitv Residential. There is a minimum target density
of three dwelling units per acre in the Comprehensive Plan; the proposed gross density of
Redfeather Village Subdivision is 4.07 dwelling units per acre.
B.
Is the area included in the zoning amendment intended to be rezoned in the future;
Staff does not anticipate that the applicant intends to rezone the subject property in the
future.
C.
Is the area included in the zoning amendment intended to be developed in the
fashion that would be allowed under the new zoning -for example, a residential area
turning into a commercial area by means of conditional use permits;
Staff finds that the proposed single-family residential subdivision would be allowed
within the requested zoning district ofR-8. The accompanying plat demonstrates the land
will be developed with lot sizes, housing types and other dimensional requirements that
conform to the proposed zoning designation.
D.
Has there been a change in the area or adjacent areas which may dictate that the
area should be rezoned. For example, have the streets been widened, new railroad
access been developed or planned or adjacent area being developed in a fashion
similar to the proposed rezone area;
Staff finds that the land directly north, west and east of the subject property has recently
been approved for development similar to the proposed subdivision (Redfeather Estates
Subdivision No.2). Dawson Meadows Subdivision and Redfeather Estates Subdivision
No.1 were also recently approved residential developments in the area (Boise City).
Dawson Meadows Subdivision is located on the northwest comer of Cloverdale Road and
Granger Drive and Redfeather Estates Subdivision No.1 is located on the southwest
comer of Cloverdale Road and Granger Drive. Except for two small parcels along U stick
Road, this is the last parcel designated 'Medium Density Residential' on the Future Land
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August 19, 2004 (P&Z Hearing Date)
Page 4
Use Map that has not been approved for development in Section 4, Township 3 North,
Range I East.
The arterial streets near this site, Fairview Avenue, Ustick Road (between Cloverdale
Road and Eagle Road) and Eagle Road are currently not included within ACHD's Five
Year Work Program for roadway improvements. Cloverdale Road, between Fairview
Avenue and Ustick Road, is currently in the Five Year Work Program for roadway
widening (5-lanes, curb, gutter, and sidewalk) but is unfunded.
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;
The existing character of the area will, and is, currently changing, especially upon build-
out of the proposed project and other similar subdivisions in the general vicinity. Staff
finds that the proposed R-8 zoning and subsequent single-family residential uses
proposed in the preliminary plat are consistent with the intended character of the vicinity,
as depicted on the Future Land Use Map. Staff also finds that the proposed zoning/uses
can be designed and constructed in a manner that will be harmonious with and
appropriate in appearance with the existing and intended character of the surrounding
area. Although there will be an impact of the subject development on the existing
character of the area, staff finds that the impact is consistent with the intended character
of the area; a mix oflow and medium density residential.
F.
Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony (oral and written) to
determine whether or not the proposed zoning and subsequent uses will be disturbing or
hazardous to the existing or future neighboring uses.
Staff does not anticipate that the proposed residential uses will be hazardous as long as
the conditions outlined in this report are complied with and construction traffic and house
construction is conducted in a manner consistent with City Code.
G.
Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fU'e protection, drainage structures, refuse disposal,
water, sewer or that the person responsible for the establishment of proposed zoning
amendment shall be able to provide adequately any of such services;
Sanitary sewer and water to serve this development is currently under development with
Redfeather Estates Subdivision No.2. The applicant shall be responsible for the
extension of utilities to and through this proposed development. Sizing and routing shall
be coordinated with the Public Works Department.
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August 19,2004 (P&Z Hearing Date)
Page 5
The applicant and/or future property owners will be required to pay park and highway
impact fees as well as construct on-site storm water drainage facilities.
On August 24, 2004, ACHD staff approved this development with site-specific and
standard conditions. Because vehicular access to this site is currently provided from a
substandard street (Granger), the applicant may have to install off-site improvements if
Granger Drive is not improved when the subject site is ready to develop. Please review
the ACHD report and Preliminary Plat Special Consideration #3 below for additional
information regarding this finding.
On August 13, 2004, a joint agency/department comments meeting was held with
representatives of key service providers to this property. Based on the joint
agency/department meeting and other comments received from agencies/departments,
staff finds that the public services listed above can be made available to accommodate the
proposed development. The Commission and Council should reference any written
and/or verbal testimony submitted by any public service provider, regarding their ability
to adequately service this project.
H.
Will not create excessive additional requirements at public cost for public facilities
and services and will not be detrimental to the economic welfare of the community;
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police and school facilities and services.
Staff finds there will not be excessive additional requirements at public cost and that the
proposed zoning and subsequent development will not be detrimental to the community's
economic welfare.
I.
Will the proposed uses not involve uses, activities, processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff finds that the proposed annexation and the development of single-family homes on
this site will not involve uses that will create nuisances that would be detrimental to the
general welfare ofthe surrounding area.
ACHD projects this development will generate 190 additional vehicle trips per day. Staff
recognizes the fact that traffic and noise will increase with the approval of this
subdivision; however, staff does not believe that the amount generated will be
detrimental to the general welfare of the public. Staff does not anticipate the proposed
annexation and subsequent uses will create excessive traffic, noise, smoke, fumes, glare,
or odors.
J.
Will the area have vehicular approaches to the property which shall be so designed
as not to create an interference with traffic on surrounding public streets;
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August 19, 2004 (P&Z Hearing Date)
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The applicant is proposing to construct a new public street to intersect with Granger
Drive (Betula Avenue). ACHD has approved the intersection of Betula Avenue and
Granger Drive. Further, the applicant is proposing to extend a stub street (Tahiti Drive)
from Redfeather Estates Subdivision No.2 to provide another access to the site.
If the two proposed vehicular approaches (public streets) are constructed as approved by
ACHD, staff does not believe that the subdivision will create interference with traffic on
the surrounding public streets. Please review the ACHD report for this project for
additional information regarding this finding.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
Staff finds that no natural or scenic features of major importance will be lost or damaged
by approving the annexation and rezone. Any existing trees larger than 4" caliper that are
removed shall be mitigated for, per the Landscape Ordinance.
L.
Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592,1l-17-1992)?
Staff finds that all essential services are available or will be provided by the developer to
the subject property and will not require unreasonable expenditure of public funds- The
applicant is proposing to develop the land in substantial compliance with the City's
Comprehensive Plan (medium density residential). The land east, west and north of the
subject property has already been approved for annexation and development and this is a
logical expansion of the City limits. In accordance with the findings listed above, staff
finds that the annexation/rezone of this propertv would be in the best interest of the Citv.
ANEXA TION AND ZONING CONDTIONS OF APPROVAL
1. The legal description submitted with the application (dated 6-23-04, stamped by Gregory G.
Carter) shows that the property will be contiguous to the corporate boundary of the City of
Meridian once Redfeather Estates Subdivision No.2 is annexed. Until the zoning ordinance
is recorded for Redfeather Estates Subdivision No.2, this parcel is not eligible for
annexation.
2. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
3. AI! irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the parcel shal! be tiled per City Ordinance 12-4-13.
Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owners), with written approval or non-approval submitted to the Public
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Works Department. If lateral users association approval can't be obtained, plans will be
reviewed and approved by the Meridian City Engineer prior to final plat signature.
4. Any future subdivision, uses and construction on this property shall comply with the City of
Meridian ordinances in effect at the time.
PRELIMINARY PLAT FINDINGS AND REOUlREMENTS
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 oftbe subdivision with the Comprehensive Development Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Future Land Use Map of the Comprehensive Plan (Chapter VII). The proposed density,
4.07 dwelling units per acre (gross), 4.9 dwelling units per acre (net) is in compliance
with the land use classification, medium density residential, noted on the map.
B.
The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
(See finding "G" under Annexation and Zoning Analysis for more detaiL)
C.
The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
D.
The public [mancial capability of supporting services for the proposed development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e. police, fire, ACHD, etc) to determine this finding. (See finding "G"
under Annexation and Zoning Analysis above, and the Agency Comments and
Conditions at the end of this report for more detaiL)
E.
The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis; ACHD staff has approved
this subdivision, with conditions. Staff recommends that the Commission and Council
reference any public testimony that may be presented to determine whether or not the
proposed subdivision may cause health, safety or environmental problems of which staff
is unaware.
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August 19,2004 (P&Z Hearing Date)
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PRELIMINARY PLAT SPECIAL CONSIDERATIONS
1. Common Drives: MCC 12-4-14 allows up to four (4) dwelling units to access a common
driveway. Common drives serving two dwelling units shall be a minimum of sixteen feet
(16') in width. Common drives less than one hundred and fifty feet (150') in length shall
be constructed of at least six inches (6") of well-compacted, two-inch (2") minus crushed
gravel and two and one half inches (2.5") of asphaltic concrete paving. MCC 11-9-1
allows the street frontage for three or four lots sharing a common driveway to be reduced
to 15 feet.
The applicant is proposing to utilize a common driveway for Lots 9 and 10, Block 1. The
public street frontage for Lots 9 and 10, Block 1 are shown as 17 and 23-feet
respectively, on the preliminary plat. Staff is generally supportive of common driveways,
but has recently run into problems with narrow, windy common driveways. It is often
difficult for vehicles, including both private automobiles and emergency vehicles, to
maneuver (back-up, turnaround, etc.) in a 16-foot wide driveway that may have fences,
cars or other obstructions adjacent to the pavement. NOTE: The Meridian Fire
Department has requested that the common driveway to Lots 9 and 10, Block 1 be
constructed 20-feet wide (see Agency Comments and Conditions below).
Depending on where structures (garages) are oriented, fences are constructed, and
adjacent parking is provided for Lots 9 and 10, a less than ideal situation may be created
by allowing a common driveway. Therefore, at least 10 davs prior to the Citv Council
meeting, the applicant should provide Planning & Zoning staff with a sketch of how
homes and drivewavs on Lots 9 and 10, Block I. mav be constructed. Meridian Planning
& Zoning and Fire Department staff will review the submitted sketch to ensure that the
design of the common driveway and structures thereon, do not create a dangerous
situation. A note should be placed on the face of the final plat stating the purpose of the
common drivewav easement and who is to be responsible for maintenance thereof.
Unless otherwise required bv the Meridian Fire Department. said common drive should
be constructed a minimum of 16-feet wide. with crushed gravel and asphaltic concrete
paving. Coordinate the desil!11 and construction of the common drivewav on Lots 9 and 10.
Block 1 with the Meridian Fire Department. See Site Specific Condition #2 below.
2.
Existing Structures: There are several buildings within the boundaries of the proposed
plat. Some of the buildings span across proposed lot lines and none of the buildings meet
the City's established requirements for setbacks, if the subdivision is approved. Most of
the structures are accessory to the existing house and cannot be located on their own lot
without a primary residence. The applicant is proposing to remove all existing structures
currently on this site. Prior to signature of the final plat by the City Engineer, all
buildings on Lots 1 - 5, Block I should be removed, as proposed. See Site Specific
Condition #3 below.
3.
Public Street Access: As noted in the annexation section of this report, this parcel is
reliant upon Redfeather Estates Subdivision No.2 for annexation. This dependence
extends also to platting of the parcel. Because public street access is being provided
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8.
Planning & Zoning Commission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 9
through Redfeather Estates Subdivision No.2 (Granger Drive and Tahiti Drive) this
parcel will not have access to an improved public street until Granger Drive is
constructed. Therefore, the Citv should not sÏ!m the subject final plat until an ACHD
approved public street access is provided to this site that outlets to Ustick Road, Eagle
Road, Fairview Avenue, or Cloverdale Road. See Site Specific Condition #4 below.
4.
Final Plat Recordation: If Granger Drive construction takes too long, the preliminary plat
approval for this development could expire. MCC 12-2-4.B allows a developer one year
between preliminary and final plat submittal. Further, the owner or developer shall have
one year to begin construction of the public utilities and one year thereafter to complete
construction of those public facilities after approval of a final plat (MCC 12-2-4.C).
However, MCC 12-2-4.E allows the City Council to extend the above time limits, upon
good cause shown. Due to the above-mentioned circumstances, staff is reauesting that the
Citv Council allow the applicant two vears (rather than one) after preliminary plat
approval. to submit a final plat application to the Citv. See Site Specific Condition #5
below.
5.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 12-13-8.3). The applicant shall be
required to utilize any existing surface or well water for the primary source. If a surface
or well source is not available, a single-point connection to the culinary water system
shall be required. If a single-point connection is utilized, the developer shall be
responsible for the payment of assessments for the common areas prior to signature on
the final plat by the City Engineer. An underground, pressurized irrigation system shall
be installed to all landscape areas per the approved specifications and in accordance with
MCC 12-13-8 and MCC 9-1-28. See Site Specific Condition #6 below.
6.
Ditches, Laterals, and Canals: All irrigation ditches, laterals or canals, exclusive of
natural waterways, intersecting, crossing or lying adjacent and contiguous to the area
being subdivided shall be tiled per MCC 12-4-13. Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners), with
written approval or non-approval submitted to the Public Works Department. If lateral
users association approval cannot be obtained, plans will be reviewed and approved by
the City Engineer prior to final plat signature (see Fencing below). See Site Specific
Condition #7 below.
7.
Landscaping & Tree Mitigation: There are no required landscape areas with this
preliminary plat. However, 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. See Site Specific Condition #8 below.
Fencing: Noted on the submitted preliminary plat is a fencing note. The applicant is
proposing to construct a fence on the north side of the Clover Meadows No.2 irrigation
ditch, near the south side of this property. As noted above, all irrigation ditches, laterals
or canals must be tiled. The applicant should clarify at the public hearing the plan for
tiling the ditch(es) to the south and how fencing will be installed adiacent to the south
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7.
Planning & Zoning Commission/Mayor & City Council
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Page 10
propertv line. A detailed fencing plan should be submitted upon application of the final
plat (MCC 12-4-10.F.3). If pennanent fencing is not provided, temporary construction
fencing to contain debris must be installed along the southern boundary prior to issuance
of a building permit. All fences should taper down to 3 feet maximum within 20 feet of
all right-of-way. All fencing should be installed in accordance with MCC 12-4-10. See
Site Specific Condition #9 below.
SITE SPECIFIC CONDITIONS OF APPROVAL (PRELIMINARY PLAT)
I. All conditions of the Annexation and Zoning (AZ-04-022) application shall also be
considered conditions ofthe Preliminary Plat (PP-04-029).
2.
At least 10 days prior to the City Council meeting, provide Planning & Zoning staff with
a sketch of how Lots 9 and 10, Block I, may be built upon. Utilize a common driveway
for Lots 9 and 10, Block 1. In accordance with MCC 11-9-1, the public street frontage for
Lots 9 and 10, Block 1, may be reduced to 15-feet. Unless the Meridian Fire Department
requires a 20-foot width, said common drive should be constructed a minimum of 16-feet
wide, with crushed gravel and asphaltic concrete paving in accordance with Meridian
City Code. Any portion of the flag for Lot 10 that is beyond the driveway surface shall be
landscaped. A note shall be placed on the face of the final plat stating the purpose of the
common driveway easement and who is to be responsible for maintenance thereof. 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. Coordinate the design,
construction, and any signage requirements adjacent to the common driveway on Lots 9 and
10, Block I with the Meridian Fire Department.
3.
Prior to signature of the final plat by the City Engineer, all existing structures on Lots I -
5, Block I shall be removed.
4.
Prior to signature of the final plat by the City Engineer, an ACHD approved public street
access shall be provided to this site.
5.
After preliminary plat approval is granted by the City Council, the applicant shall have
two years (rather than one) to submit a final plat application to the City.
6.
Underground year-round pressurized irrigation must be provided to all lots within this
development. The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant shall be required to utilize any
existing surface or well water for the primary source. If a surface or well source is not
available, a single-point connection to the culinary water system shall be required. If a
single-point connection is utilized, the developer shall be responsible for the payment of
assessments for the common areas prior to signature on the final plat by the City
Engineer.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
MCC 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage
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12.
13.
Planning & Zoning Commission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page II
district, or lateral users association (ditch owners), with written approval or non-approval
submitted to the Public Works Department. Iflateral users association approval can not
be obtained, plans will be reviewed and approved by the City Engineer prior to final plat
signature.
8.
A detailed fencing plan shall be submitted upon application of the final plat. If permanent
fencing is not provided along the south property line, temporary construction fencing to
contain debris must be installed prior to issuance of building permits. All fences shall
taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing shall be
installed in accordance with MCC 12-4-10.
9.
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.
10.
Sanitary sewer service to this site shall be via main line extensions from a main being
installed as part of the Redfeather Estates Subdivision. The applicant will be responsible
to construct sewer mains to and through this proposed development. Subdivision designer
to coordinate main sizing and routing with the Public Works Department. Applicant shall
execute City of Meridian standard forms of easements, for any mains that are required to
provide service.
11.
Domestic water service to this site shall be via main line extensions from mains being
installed as part of the Redfeather Estates Subdivision. The applicant will be responsible
to construct water mains to and through this proposed development. Subdivision designer
to coordinate main sizing and routing with the Public Works Department Applicant shall
execute City of Meridian standard forms of easements, for any mains that are required to
provide service.
Please submit all updated groundwater/soils monitoring data to the Public Works
Department for review. Any drainage areas (detention/retention basins) must be designed
to ensure that water is retained only during 100-year storm events, and for a period of
time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3: I. 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.
No variances, exceptions or reductions to the City adopted dimensional standards or uses
are approved with this preliminary plat application. All minimum lot sizes, structure
setbacks, street frontage, and house size requirements shall be maintained.
STANDARD CONDITIONS OF APPROVAL (PRELIMINARY PLAT)
1. All grading of the site shall be performed in conformance with MCC II-12-3H.
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9.
12.
13.
Planning & Zoning CommissionlMayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 12
2.
Sidewalks shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to MCC 12-13-10-8.
3.
Submit with the final plat application a copy of the Ada County Street Name Committee's
approval letter for the subdivision name, and the lot and block numbering. Make any
corrections necessary to conform.
4.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
[mal plat.
5.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
6.
One-hundred-watt, high-pressure sodium streetlights will be required at locations
designated by the Public Works Department. All streetlights shall be installed at
subdivider's expense. Typical locations are at street intersections and/or fire hydrants.
Final design locations and quantity are determined after power designs are completed by
Idaho Power Company. The street light contractor shall obtain design and permit from
the Public Works Department prior commencing installations.
7.
The applicant shall coordinate mailbox locations with the Meridian Post Office.
8.
Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
10.
Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
11.
The applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to
signature on the final plat per Resolution 02-374.
All lot, parcel and tract sizes shall meet the minimum dimensional standards as
established in the zoning ordinance.
Staff's failure to cite specific ordinance provisions does not relieve the applicant of
responsibility for compliance.
AGENCY COMMENTS AND CONDITIONS
MERIDIAN FIRE DEPARTMENT
AZ-<J4-018_PP-<J4-02S
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9.
10.
11.
Planning & Zoning Commission/Mayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 13
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.
Acceptance of the water supply for fire protection will be by the Meridian Water
Department.
3.
Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 y," outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
4.
The phasing plan may require that any roadway greater than 150' in length that is not
provided with an outlet shall be required to have an approved turn around.
5.
Provide a 20' wide clear surface for all internal & external fire lanes.
6.
All entrance and internal roads shall have a turning radius of28' inside and 48' outside.
7.
Operational fire hydrants and temporary or pennanent street signs are required before
combustible construction begins.
8.
The roads shall be built to Ada County Highway Standards and shall have a clear driving
surface, available at all times, which is 20' wide. Streets with less than a 29' street width
shall have no parking. Streets with a 33' street width shall have parking only on one side.
No Parking signs and red-painted curbs will be required.
Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
The proposed 20-lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 58 residents at build out.
All Common drivewavs 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. No parking signs shall be
installed on anv common drivewav that doubles as a fire lane. Coordinate the location of the
required signage with the Meridian Fire Department.
MERIDIAN POLICE DEPARTMENT
1. No comment.
AZ-04-018.PP-<J4-025
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Planning & Zoning CommissionlMayor & City Council
August 19,2004 (P&Z Hearing Date)
Page 14
MERIDIAN PARKS DEPARTMENT
1. Standard for Mitigation of trees: The standard established in the City of Meridian
Landscape Ordinance will be followed.
2.
Standard Plan for Protection of Existing Trees during Construction: The standard
established in the City of Meridian Landscape Ordinance will be followed.
SANITARY SERVICES COMPANY
1. No comment.
RECOMMENDATION
Staff recommends approval of the proposed Annexation and Zoning (AZ-O4-022) and
Preliminary Plat (PP-O4-029) applications with the conditions listed herein.
AZ-04-018.PP-<4-025
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E š~t!f//lÑ~:
150 East Aikens Stree~ Suite B
Eagle, ID 83616
Phone: (208) 938-0980
Fax: (208)938-0941
E-mail: es-beckym@qwestnet
August 30, 2004
Planning & Zoning Commission
Mayor and City Council
City of Meridian
33 East Idaho
Meridian, ID 83642
Re:
Annexation and Rezone of 4.91 Acres from RUT to R-8 by Packard Estates Development, LLC
(File No. AZ-O4-022)
Preliminary Plat Approval of 20 Building Lots and on 4.85 Acres in the Proposed R-8 Zone, by
Packard Estates Development, LLC (File No. PP-O4-029)
Dear Commissioners, Mayor and Council:
We have reviewed staff comments and offer the following responses:
ANNEXATION AND ZONING CONDITIONS OF APPROVAL
1. It is noted that the legal descriptions meet the requirements of the City of Meridian and State
Tax Commission and will be contiguous with Redfeather Estates Subdivision No.2.
2. The applicant will comply.
3. The applicant will comply, with the exception of the concrete ditch adjacent to Clover
Meadows Subdivision No.1, and respectfully requests a waiver of the tiling requirement
for this ditch (see Item 7 under Site Specific Conditions for the Preliminary Plat).
4. The applicant will comply.
SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT)
1. Noted.
2. The applicant will comply.
3. The applicant will comply.
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Mayor and Council/P&Z Commission
August 30, 2004
Page 2
4. The applicant will comply.
5. The applicant will comply.
6. The applicant will comply.
7. The applicant will comply, with the exception of the concrete ditch adjacent to Clover
Meadows Subdivision No.1, and respectfully requests a waiver of the tiling requirement
for this ditch. It was agreed between the developer and the adjacent property owners
(through coordination with Gary Piva), during the Redfeather Estates Subdivision No.2
public hearings, that the concrete ditch would be left open and the perimeter fencing
would be offset to the top of the ditch bank to allow the properties in Clover Meadows
Subdivision to continue to gravity-irrigate from the facility. A second, parallel gravity
irrigation line to the north of the concrete irrigation ditch will be piped.
8. The applicant will comply.
9. The applicant will comply.
10. The applicant will comply.
II. The applicant will comply.
12. The applicant will comply.
13. Noted.
STANDARD CONDITIONS (PRELIMINARY PLAT)
1. The applicant will comply.
2. The applicant will provide sidewalks pursuant to MCC-12-13-1O-8. (PLEASE NOTE:
Meridian City Code does not address perimeter sidewalks in this section, and perimeter
sidewalks are not proposed as a part of this development.)
3. The applicant will comply.
4. The applicant will comply.
5. The applicant will comply.
6. The applicant will comply.
7. The applicant will comply.
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Mayor and Council/P&Z Commission
August 30, 2004
Page 3
8. The applicant will comply.
9. The applicant will comply.
10. The applicant will comply.
11. The applicant will comply.
12. Noted.
13. Noted.
AGENCY COMMENTS AND CONDffiONS
Meridian Fire DeDartment -
1. The applicant will comply.
2. Noted.
3. The applicant will comply.
4. Noted.
5. The applicant will comply.
6. The applicant will comply.
7. The applicant will comply.
8. The applicant will comply.
9. The applicant will comply.
10. Noted.
11. The applicant will comply.
Meridian Parks DeDartment -
1. The applicant will comply.
2. The applicant will comply.
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Mayor and CouncillP&Z Commission
August 30, 2004
Page 4
We appreciate your review of the project. Thank you.
Sincerely,
Engineering Solutions, LLP
Becky McKay, Partner
Project Manager
BM:ss
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CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE September 2, 2004 ITEM # 7
PROJECT NUMBER AZ 04-022
PROJECT NAME Redfeather Village Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
Rug 26 2004 3:10PM
Enginee~ing Solutions
208 938 0941
p.1
R,EJ C~.E lVE])
AUG 3 1 2004
City Of Meridian
City Clerk OtJiçe
AFFIDAVIT OF POSTING
STATE OF IDAHO
)
) §
)
COUNTY OF ADA
1, Shari Stiles, Engineering Solutions, LLP, 150 E. Aikens Street, Suite B, Eagle, Idaho, 83616, being duly
swom, upon oath, depose and say:
I did personally post the sub~ property on the 23rd day of August 2004 with the hearing sign. This is in
compliance with the ten (10) day posting as required by the City œ Meridian for public hearings. The sign
was posted for annexation and preliminary plat for Redfeather Village Subdivision.
Dated this
1í'ith
day of
AugJ"t
,2004.
~~
(Signature)
SUBSCRIBED AND SWORN to
My Commission ExpÏAJs'
C:lDocum..", omd SolÜD8JlI2003\3048'IAFFIDPOSTING,doo
AUG 26 '04 16:33
208 938 0941
PAGE.01