HomeMy WebLinkAboutArcadia Subdivision AZ
AZ 04-021
MERIDIAN PLANNING & ZONING MEETING
September 2, 2004
APPLICANT C-7 Development ITEM NO. 10
REQUEST Public Heañng - Annexation and Zoning of 10 acres from RUT to R-B zone
for Arcadia Subdivision - 5995 Jeñcho Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
No Comment
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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:
No Comment
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See affidavit of Posllng
Contacted: <; c r\\-k ])J I J À^ (ÂM,
Emailed:
Date: 2t/g (
Staff Initials:
Phone: ~-g»
Materials presented at pubDc meeltnlll shall become propedy of Ihe City 01 Meridian.
Jake Centers (C? Development)
Arcadia Subdivision
August 23, 2004
Site Posting Affidavit
City of Meridian
In accordance with Meridian City Code, I, Scott Beecham, do hereby attest that
the subject property for the Arcadia Subdivision has been posted in order to
provide notification of development plans and associated public hearings,
The subject property, located at 5995 Jericho Road. Meridian. Idaho 83642,
was posted on August 21 2004 notifying the public of the intent to annex. rezone
and lat the ro ert .
By:
Date:
t> 'Lb ,ot
State of Idaho)
S.S.
County of Ada)
On this ~ day of æ<.iftliJ!-, in the year of 2004, before me Dianne
Jossis a notary public, personally appeared Scott Beecham, personally known to
me to be the person whose name is subscribed to the within instrument, and
acknowledged to me that he executed the same.
.¡¿hv ~
Notary Public
My Commission Expires on
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Jake Centers (C-7 Development)
Arcadia Subdivision
June IS, 2004
Site Posting Affidavit
In accordance with Meridian City Code, the subject property will be posted in order to
provide notification of development plans and associated public heariugs. Please accept
the following statements as intent to comply with code requirements:
0 The subject property will be posted not less than 10 days prior to the public
hearing. Per code, the posting will contain the name of the applicant, description
of the project and time and date of the hearing. The site will be posted for each
public hearing.
0 Upon posting, the City Clerk will be notified via a notarized statement attesting to
where and when the sign(s) were posted, along with a photograph of the posting.
Notification of the Clerk shall occur no later than 7 days prior to the hearing. A
statement hall be provided for each public hearing.
By:
DAT
PRO
PRO
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
E
September 2, 2004
ITEM #
10
JECT NUMBER
AZ 04-021
JECT NAME
Arcadia Subdivision
NAME (PLEASE PRINT)
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FOR
AGAINST NEUTRAL
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MAYOR
Tammy do Weerd
CITY COUNCn. MEMBERS
Keith ] jrd
WilHam L.M. Nary
Sham! Wardl.
CharI., M. Roun1re.
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IDAHO
STAFF REPORT:
P&Z Hearing Date: September 2, 2004
To:
Mayor, City Council and Planning & Zoning Commission
From:
Wendy Kirkpatrick, AICP, Associate City Planner
Bruce Freckleton, Senior Engineering Tech
RECEIVED
AUG 3 D 2004
Re:
City Of Meridian
Arcadia Subdivision City Clerk Office
. Annexation and Zoning of 10 Acres ftom RUT to R-8 (Medium Density
Residential), by C7 Development (File No. AZ-04-021).
. Preliminary Plat for Thirty-three (33) Building Lots and Three (3) Other Lots
on 10 Acres in a Proposed R-8 Zone, by C7 Development (File No. PP-04-
028).
We have reviewed the above referenced submittals and offer the foUowing 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, C7 Development, has applied for annexation and zoning and preliminary plat
approval of thirty-three (33) building lots and three (3) other lots on 10 acres of land located
approximately Yo mile west of Locust Grove Road, and approximately 1/2 mile south of Chin den
Boulevard. There is currently one single family dwelling on the property which will be removed.
The eastern boundary of the property abuts Saguaro Subdivision (preliminary plat was approved
by City Council in 2003; the first final plat for Saguaro was approved August 2004). Properties
to the north and east of the subject property are unplatted rural residential property and zoned
RUT. The southern boundary of the subdivision abuts the proposed Leeshire Subdivision, a
residential subdivision which will go to hearing before City Council on September 7, 2004. The
land is designated as Medium Density Residential on the Future Land Use Map and the applicant
has requested all of the property be zoned R-8.
The proposed subdivision includes road access via one stub street in Saguaro Canyon
Subdivision from the west, access via one stub street to Leeshire Subdivision to the south, and
direct access to Jericho Road, a local road, which connects to ChiDden Boulevard. ACHD is
requesting that a stub street be added to the eastern boundary of the subject property to provide
connectivity to future. development to the east of the subject property. This proposed
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Planning & Zoning Commission/Mayor & City Council
September 2, 2004 (P&Z Hearing Date)
Page 2
development is currently not serviceable, via gravity, to the City of Meridian's sanitary sewer
system. The applicant proposes to install a temporary "private" lift station to pump to a pressure
main installed for the Westborough Subdivision off Jericho Road. The property directly to the
east of this proposed development will have to gain access to sanitary sewer somewhere along
this developments east boundary, therefore also supporting the requirement for an additional stub
street to the east boundary.
The proposed building lots range in size from 6,540 square feet up to 12,493 square feet. The
gross density of the proposed subdivision is 3.3 dwelling units per/acre. This complies with the
Comprehensive Plan future land use designation of Medium Density Residential (up to 8
duJacre). The plat contains approximately 12% open space, which exceeds the open space
requirement of Ordinance 12-13-16-2. No variances, exceptions or reductions to dimensions or
uses are proposed.
Staff is recommending approval of both applications with conditions.
LOCATION
The property is located at 5995 Jericho Road, approximately 1/2 mile south of Chinden
Boulevard and V. mile west of Locust Grove Road.
SURROUNDING PROPERTIES
North: Rural Residential, zoned RUT (Ada County), a Community Center is located to the
northwest of the subject property and Westborough Subdivision, a 7 lot County
subdivision is located to the northeast of the subject property with R6 zoning.
West: Saguaro Canyon Subdivision zoned R-4.
East: Unplatted rural residential, zoned RUT.
South: Proposed Leeshire Subdivision, proposed R-8 zoning.
OWNERS OF RECORD
The property owners of record are Patrick and Nancy Hoskins. Notarized consent has been
provided to C7 Development for submission of the applications.
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
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Planning & Zoning Commission/Mayor & City Council
September 2, 2004 (p&Z Hearing Date)
Page 3
A.
B.
C,
wm tbe new zoning be barmonious witb and in accordance with the Comprehensive
Plan and, if not, has there been an application for a Comprehensive Plan
amendment;
Staff fmds that the proposed zoning designation, R-8, is harmonious with and in
accordance with the 2002 Comprehensive Plan and Future Land Use Map, which
designates the land to be Medium Density Residential. There is a minimum target density
of three (3) du/acre in the Comprehensive Plan and Arcadia's gross density is 3.3 du/acre.
Is the area included in the zoning amendment intended to be rezoned in the future;
Staff does not anticipate that the applicant intends to rezone the subject property in the
future. There are several large, undeveloped county parcels to the north and east of this
land and additional rezone requests are anticipated on these parcels in the future.
Is tbe area included in tbe zoning amendment intended to be developed in the
fasbion that wouJd 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
would be developed in lot sizes, housing types and other dimensional requirements that
conform to the new zoning.
D.
Has there been a change in tbe area or adjacent areas wbich may dictate tbat the
area should be rezoned, For example, bave tbe 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 to the west of the subject property has been annexed and
approved for development similar to the proposed subdivision (Saguaro Canyon
Subdivision). Leeshire Subdivision, also zoned R-8 and located to the south of the subject
property, will be heard by City Council on September 7, 2004. The majority of the
subject section (T4N, RIB, 30) is designated for residential development similar to the
proposed project.
E.
wm the proposed uses be designed, constructed, operated and maintlÙned to be
harmonious and appropriate in appearance with tbe existing or intended cbaracter
of the general vicinity and that such use will not change tbe essential character of
the same area;
Staff finds that the proposed single family residential use will impact the existing
character of the subject property and adjacent farmland (to east). The intended character
of the vicinity is medium density residential to the south, east and west and more urban,
higher density/impact development to the northwest (neighborhood center). The proposed
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Planning & Zoning Commission/Mayor & City Council
September 2,2004 (P&Z Hearing Date)
Page 4
use conforms with the Future Land Use Map. The design and density conforms to the
Comprehensive Plan policies.
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 as long as
construction traffic and house construction is conducted in a manner consistent with City
Code.
G.
Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fire protection, drainage structures, refuse disposal,
water, sewer or that the person responsible for the establishment of proposed zoning
amendment shall be able to provide adequately any of such services;
Staff finds that the property to be annexed will or can be served adequately by most
essential public facilities and services if all conditions of approval are met by the
applicant.
This proposed development is currently not serviceable, via gravity, to the City of
Meridian's sanitary sewer system. The applicant proposes to install a temporary
"private" lift station to pump to a pressure main installed for the Westborough
Subdivision off Jericho Road.
Water service to this development is currently proposed via a single connection to an
existing 12-inch diameter main in Jericho Road. Water modeling indicates that flows
will be marginal without a second looped connection. A pressure reducing station will be
required between the Jericho main and this development. This development will require
a second water main connection to provide for better flows and redundancy within the
system, this can be accomplished through Leeshire Subdivision or Saguaro Canyon
Subdivision.
The applicant shall be required to extend sanitary sewer and water mains to and through
the proposed development, thereby making them available to the adjacent properties. 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.
Please review ACHD, Police and the Fire Department's comments concerning this
subdivision for further information regarding public services and facilities.
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;
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Planning & Zoning CommissionlMayor & City Council
September 2,2004 (P&Z Hearing Date)
Page 5
Staff finds that there will not be excessive additional requirements at public cost for
public services and facilities, if the applicant complies with the conditions of approval for
the accompanying conditional use permit and preliminary plat applications.
L
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 recognizes 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 if all City and ACHD conditions of approval are met.
Staff finds that the proposed subdivision will not involve uses that would create other
nuisances that would be detrimental to the general welfare of the surrounding area.
J.
Will the area have vehicular approaches to the property which shall be so designed
as not to create an inteñerence with traffic on surrounding public streets;
The proposed subdivision takes access off of Jericho Road, an existing road taking access
off of Chinden Boulevard. lID has submitted a letter dated August 2, 2004, stating that
they approve of this access off of Jericho Road for the proposed subdivision. The two
proposed stub streets will help to improve connectivity between the proposed subdivision
and Saguaro Canyon Subdivision to the west and the proposed Leeshire Subdivision to
the south.
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 oftbe City of Meridian. (Ord.
592,l1-17-1992)?
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 to the west of the subject
property has already been annexed and this is a logical expansion of existing zoning and
land uses.
ANNEXA nON AND ZONING CONDITIONS OF APPROVAL
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Planning & Zoning CommissionlMayor & City Council
September 2, 2004 (P&Z Hearing Date)
Page 6
1. The legal description submitted with the application shows the property as contiguous to the
existing corporate boundary of the City of Meridian and is approved.
2. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
3. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the parcel shall be tiled per City Ordinance 12-4-13.
Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owners), with written approval or non-approval submitted to the Public
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 REQUIREMENTS
Sections 12-3-3 1.2 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. Tbe conformance of the subdivision with the Comprehensive Development Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Future Land Use Map of the Comprehensive Plan (Chapter VII). The proposed density,
3.3 dulacre (gross), is in compliance with the land use classification, medium density
residential, noted on the map.
b, Tbe availability of public services to accommodate the proposed development;
Staff finds that public services are or can be made available to accommodate the
proposed development. (See the findings under "Annexation and Zoning" for more
detail.)
c. Tbe continuity of the proposed development with the capital improvement
program;
Staff finds that the subdivision will not require the expenditure of capital improvement
funds.
d. Tbe public financial capability of supporting services for the proposed
development;
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Plartning & Zoning CommissionlMayor & City Council
September 2, 2004 (P&Z Hearing Date)
Page 7
Staff recommends the Commission and Council rely upon comments ITom the public
service providers (i.e. police, fire, ACHD, etc) to determine this finding.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention,
Staff finds that the proposed angled common drive providing access to lots 5 and 6 of
block 3 is an unsafe configuration for the common drive. The proposed configuration of
the common drive restricts the accessibility of the proposed lots 5 and 6 of block.
Meridian's Fire Chief is recommended that the common drive be reconfigured to
eliminate the proposed angle in the common drive.
PRELIMINARY PLAT SPECIAL CONSIDERATIONS
1. Common drive for Lots 5 and 6 of Block 3: Staff is recommending that the proposed
common drive proposed for lots 5 and 5 of block 3 be reconfigured to eliminate the jag in
the driveway. The comments ITom Meridian's Fire Department state that 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. See Fire Department Comment #8.
2. Stub Street to East: ACHD is recommending that a stub street be added to the eastern
edge of the subject property to provide connectivity to future development to the east of
the subject property. This stub is also supported by the need to provide access to sanitary
sewer for the properties to the east. Property to the east of the subject property is made
up of 19 acres of rural residential property with two dwellings. Staff believes that there is
a high probability that these parcels will redevelop in the future. Staff is recommending
that the Commission and Council determine whether this additional stub street to the east
of the subject property is necessary.
3. Alternative Comoliance: The applicant has requested Alternative Compliance for
Arcadia Subdivision's proposed landscape plan. The request is to waive the requirements
for mitigation as required by the landscape ordinance in exchange for the preservation of
a number of existing trees on the site. The request for Alternative Compliance is
attached. Staff is recommending that the applicant receive written approval ITom
Meridian's Parks and Recreation Department on this request prior to City Council.
SITE SPECIFIC CONDITIONS OF APPROVAL (PRELIMINARY PLA TI
1.
Fencing adjacent to the micropath on Block 4, Lot 6 shall comply with MCC 12-13-15-9.
2.
Lots 4, 7, and 9 of Block 3 and lot 5 of Block 2 do not meet dimensional standards for the
R-8 zone. A revised plat showing all lots meeting dimensional standards must be
submitted ten days prior to the City Council hearing.
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Planning & Zoning Commission/Mayor & City Council
September 2, 2004 (p&z Hearing Date)
Page 8
3.
Per Ordinance 12-13-15-9, six-foot "open vision" or four-foot solid fencing is required
around the perimeter of Lot 6, Block 4 and Lots I and 12, Block 3. Submit a revised
fencing plan with the final plat. The developer shall construct the fence prior to release of
any Certificate of Occupancy within the respective phases.
4.
All areas being counted toward the 5% open space requirement shall be fTee of "wet
ponds" or other such nuisances. All stormwater detention facilities incorporated into the
required open space are subject to Ordinance 12-13-14 and shall be fully vegetated with
grass and trees, as depicted on the submitted landscape plans.
5.
Please submit all up-to-date groundwater monitoring data to the Public Works
Department for review. The initial study indicates that shallow groundwater may be a
factor. All drainage areas (detention/retention basins) must be designed to ensure that
water will percolate or discharge within a period oftime not to exceed 24 hours for all
storms up to and including a 100-year storm event. 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.
6.
Sanitary sewer service to this site shall be via a temporary "private" lift station that is
proposed at the end of the west stub street. The applicant shall be responsible for the
operation and maintenance of the lift station. The applicant will be responsible to
construct gravity sewer mains to and through this proposed development, (to the ends of
the stub streets). 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. This development is
subject to sanitary sewer latecomer fees. These fees shall be paid prior to final plat
signature.
7.
Water service to this development is currently proposed via a single connection to an
existing 12-inch diameter main in Jericho Road. Water modeling indicates that flows
will be marginal without a loop. A pressure reducing station will be required between the
Jericho main and this development. This development will require a second water main
connection to provide for better flows and redundancy within the system, this can be
accomplished through Leeshire Subdivision or Saguaro Canyon 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.
8.
The applicant has indicated that the pressurized irrigation system within this development
will be owned and operated by the Irrigation District. Underground year-round
pressurized irrigation must be provided to all lots within this development (MCC 12-5-
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Planning & Zoning CommissionlMayor & City Council
September 2,2004 (P&Z Hearing Date)
Page 9
2.N). 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.
9.
Applicant shall submit 10 copies of revised plat and landscape plans prior to the next
public hearing on this application.
STANDARD CONDITIONS OF APPROVAL (PRELIMINARY PLAn
1.
All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.
Sidewalks shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to MCC 12-13-10-8.
3.
Please submit with the fmal plat application a copy of the Ada County Street Name
Committee's approval letter for the subdivision name, and the lot and block numbering.
Make any corrections necessary to conform.
4.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
5.
A detailed landscape and fencing plan, in compliance with the landscape and subdivision
ordinance, shall be submitted for the subdivision with the .final plat application.
6.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
7.
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 fÌ'om
the Public Works Department prior commencing installations.
8.
Any tree over 4" in caliper that is removed fÌ'om the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be mitigated.
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Planning & Zoning CommissionlMayor & City Council
September 2, 2004 (P&Z Hearing Date)
Page 10
9.
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.
10.
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.
11.
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.
AGENCY COMMENTS
FIRE DEPARTMENT
1. One and two family dwellings will require a fife-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. Acceptance of the water supply for fire protection will be by the Meridian Water
Department.
3. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside
radius.
4. Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
5. Operational fire hydrants and temporary or permanent street signs are
combustible construction begins.
required before
6. The roadways 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 less than 33' shall have parking only on
one side.
7. All portions of the buildings located on this project must be within 150' of a paved surface
capable of supporting fire fighting vehicles and equipment.
8. 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.
POLICE DEPARTMENT
1. The Police Department has no concerns related to the site design submitted with the
application.
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Planning & Zoning Commission!Mayor & City Council
September 2, 2004 (p&z Hearing Date)
Page 11
SANITARY SERVICES
1. SSC will not provide trash pick-up services utilizing the common driveway. The
developer shall install a concrete pad at the end of the common drive no more than five
(5) feet behind the sidewalk. The pad shall be of sufficient area to accommodate the
receptacles of the residences that take access ITom the common driveway. Receptacles
shall be placed on the concrete pad on collection day in a manner that does not cause a
nuisance.
PARKS DEPARTMENT
1. Standard Plan for Protection of Existing Trees during Construction: The standard
established in the City of Meridian Landscape Ordinance (MCC 12-13-13) will be
followed. (The applicant has applied for Alternative Compliance, See Site Specific
Comment #3)
RECOMMENDA nON
Staff recommends approval of the proposed annexation, rezone and preliminary plat with the
conditions noted above.
AZ-O4-02I.PILO4-028
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~ep 01 04 02:0~p
PínnaCle Engíneel"S, Inc.
1208)887-7781
p.2
TO:
Mcridian Planning and Zoning Commissioners
660 Watertower, SIc 200
Meridian, 1D 83642
PINN I\CLE ~~~~,
Engineers, IDe. 1.-' 2 -011
J-I1vìiLtJO. ro f/
RE C E ¡VED
~, 0 2004
CITY OF MERIDIAN
CITY CLERK OFF/CF
DATE:
August 31,2004
RE:
Arcadia Subdivision Stair RepOl1
Dear Commi~sionel's:
We have reviewed the Staff Report prepared for Arcadia Subdivision, and we arc pleascd
with the stan's recommendation for approval. As sLal], has pointed out ill the repor1, there
are several issues that need to be resolved prior to approval of the project, and we feel
that there are some conditions of' approval that should be moditied prior lo the approval
OfU1C proposcd anncxation and subdivision.
The body of this Jctter will folJow Lhe order of the staff report beginning with the
summary, and ending with the recommendation. A "No eommellt." response indiCJ1tes
agreement with staff. We offer the folJowing modifications and revisions:
APPLCÇð.TION SUMMARY
"rhe application summltry provided by staff is generally ,.'orrect, however. staff
incolTcctly states that Saguaro Canyon is located on the eastcrn prOperly line (it is located
on the western property line) and the proposed lift station will ClOt bc rouled to
Westboro\Jgh subdivision a~ originaUy indicated on the pl,tt. The lift station will run a
preSSllre Iinc into Leeshirc Subdivision and then out to sewer muins located wirhin Locust
Grove.
LOCATION AND SUR~.W.!l~.DING PROPRRTJ1ìS
No COO1n1Cl1t.
OWNRRS 01; RECORD
Jake Centers, (also referred to as C7 Development throughout the report). has purchascd
the prope]1:y and is now the legal Owner of the property.
A(iNEXATTON AND 7.0NING ð.N...AL YSIS
A-I': No Commcnl.
G:
The lift station will no! be connccting to Westborough Subdivision as cuITently
dcpicted on the plat, but rather through the proposed Lecshirc Subdivision. The
plat will bc modified to reflect tIllS change prior 10 the ncxt public hearing.
12552 W. tiXf'.c'\ITJVr; f1RIVE. SUITE J , BOISE. I rMT In ~.;7] 3' (20H) 887. 77~O . f'AX (20S) 1iH7-77H I
SEP 01 '0414:10
208 887 7781
PRGE.02
Sep 01 o~ 02:03p
PínnQc1e Engíneers, Inc.
1208)887-7781
p.3
The requirement of the Public Works Depm1ment for a pressure rcdueing slat ion
at this time for this projcct Scorns premature, however if mode1ing requires stich a
sMion we will work with the Public Wcrks Department to accommodme rbc
water servicc requirements.
H-t. No comment.
ðJS.NI3XATTON ANI) ZONING CONQIJIONS OF APPROVAL
1-4. 1\0 eommont.
PRELIMINARY 'LAT FlliQ.IþJGS AND Rf!OIJlRHMENTS
A-E. No comment.
~J.t;J.ARY PLAT SPECTAL CONDITIONS
1. No comment, applicant will comply.
2.
ACtl1) i" recommending n "quasi" stub street in the northeast comer of tllc
proposed subdivision. According to their report this is nol your run of the mill
stub streel but TUtber it would allow a stub street connection if one makes scnsc in
the future, hence the "quasi' Janguage noted in the ACIID "eport. We have had a
eonver¡;ation with the buyer of the property to the cast and they do not wish to
have a stub street to the property at tlJis location. Thc buyer intends on
constructing a brge estate property in rbe northwest comer of thc propcrty to the
cast of the proposed subdivision thereby eliminating rbe need Lor a stub street at
this location.
The owner of the property is willing to provide a public sewer C<lsement in the
general location to pmviùc sewer to the property but does nor wish [0 havc thc
additional tn\!1ic generated by Arcadia and Saguaro passing through thc property
at the suggcsted location. A stub street is being proposed to the property to thc
eust of Areadi¡¡ through the proposed Lceshirc Subdivision Irom the south.
The location of the stub street also will inercasc trame adjacent [0 the new
elementary school bcil1g constructed to the nOl1heast of the proposcd Arcadia
Subdivision. Childrcn in Arc..1dia ¡II1Ù Saguaro can access this school via a 50'
wide easemcnt located off of Jcrieho Road, just north and east of Arcadia
Subdivision,
3.
We will work with thc Parks Dep¡lrLment to receive alternative compliance
approvaJ for trec mitigation as re'lllestcd by staff prior to the City Council
meeting.
,sJ.IE_SPECIFIC CONDIITON~ OF API'ROV AI, (PRELIMINARY ~r.õJj
I. No mieropath is proposed, just Opcn space, thereforc fencing should not be
required. We will limit fencing a¡ong thc narrow portion ofrhc 101 (betwcen LoIS
5 and 7) to 4 feet if solid fencing is used. Please revise this comment to ret1cet no
SEP 01 '04 14: 11
208 887 7781
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Sep 01 04 02:0~p
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PinnaCle Englneers, Inc.
(208)887-7781
p.4
-tencing re_¡lIirement, but if fencing is inswllcd it shull be limited to 4 feet in
hcight if .olid mate¡;uls are ~ed in the futurc.
2.
No comment, however frontage for lots !oc~tcd on Lhe outside of a 90 degrec
curve have always been measured as cuI-de-sac lots with the required frontage
being 40'. If tbis policy has changed please indicate this at the meeting. We will
modi fy the 10ls to meet minimum requirements as rcqllestcd.
Ordinance 12-13-15-9 relers O];ly to fencing adjacent 10 l11ieropaths, and no
pathways arc being proposed on any of (he lots mentioned. A meandering
sidewalk is loeatcd on Lot 1, Block I ¡u¡d no path or sidewaIk is located on Lot 12
Block 3. Thcy ,Ire j~t I¡u¡d¡¡cape lots ¡u¡d do not require special fencing
requirements other than those lor required perimeter fencing. The same can be
said for Lot 6 310ck 4, it is just a landsc.1pc lot und IS nut subject to the micm-
path fencing requirements. Furthermore the fencing is not required to be ft)ur le"t
for soJid fcneing or six feet in height for non-sight ob.curing fencing; they arc just
m¡\ximum heights (i.e. a four foot tall open vision fence is ok and not required to
bc six lect as requircd by this condition. Ple¡¡se climit1ate this eot1dition from the
report.
3,
4-5.
No comment.
6.
Please change the wording of the second sentence to say the IJOA shall be
re¡;ponsible fOl' the operation and maintenance of the lift station. The HOA will
provide this service within the subdivision in the fumrc. We would like to know
what the late comers fees ¡Ire prior to final plat stage. This can be negotiated in the
future.
No comment.
ST.~NDARD CONDTTTONS OF APPROV AT. ( )REf.1MINARY PI.A T)
I-II. No comment.
AGENCY COMMENTS
.tÎLcJ:!.C.Di!!::J:",cnt, Police De¡,artl11cnt and Parks Denllrtment.
No comment
Sanitarv SeNice
1. We will work with SSC to provide services for the shared driveway lots. There
will be some reconfigllrntion of these lots to accommodate the fire comments
earlier in the repon. Please change thc wording or this comment to say written
approval by SSC shall be required prior to final plat signature.
SEP 01 '04 14: 11
208 887 7781
PAGE. 04
SeF 01 04 02:03F
PinnaCle Enginee/"s, Ino.
1208)887-7781
F.S
.ß.ß.ÇOMMENDA TTON
Needlcss to say wc agree with staff and believe that the annexation and preJil11il1ary plat
approval of this project arc inlhe best interest of the City of Meridian.
We appreeíme your time in reviewing Ibis Jetter and Ihe lime you take to vohmteer as
Commissioners. Stan' has done a good job rcvicwing this project and we a~k for your
¡¡pproval on Thursday night.
11' you have any questions please feel fee 10 contact me here at 887.7760 or via e.mail at
¡11J.Y..CI)1@pin]1~c¿l\ê:£!:!gineers&Q!ll.
£ftL\ (~--
Dave McKinnon
land Use J'Janner
SEP Øl 'Ø4 14: II
2Ø8 887 7781
PAGE. Ø5
Sep 01 04 02:02p
Pinnacle Engineer-s, Inc.
(208)887-7781
p.1
PINNACLE
Engineers, Inc.
12552 W. Execullve DI:. SUite B, Boise, Idaho 8371 3
FAX TRANSMITTAL
DATE:
..1-Sep-O4
"'- JOB NO.:
CO4f!~_~1
FROM:
Dave McI<,innon
TO:
Wendy Kirkpatrick. Will Berg, Tara Green
FIRM:
ADDRESS:
FAX NUMBER SENT TO:
~~8-4218,888-6854
NUMBER OF PAGES (INCLUDING COVER SHEET):
5
RE: Arcadia_~ubdivision Staff Report
This is for Thursday n~ght's meeting. Please make sure that the comm~.sioncrs
get a copy. Thanks! Dave McKinnon
12552 w. EXECUTIVE ))1(. SUITE B, BOIS.:, II>AHO 113713
CI VIL/ST RU CT U RALiPLAN N I N GIS U R VI!: YI:'i C
PH (20N) 8117-7760 (208) 887-77811~^X
SEP €II 'ø4 14: lø
2Ø8 æ7 7781
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