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Home My WebLink AboutArcadia Subdivision PPMERIDIAN PLANNING & ZONING MEETING September 2, 2004 APPLICANT C-7 Development ITEM NO. REQUEST Public Hearing - Preliminary Plat approval for 33 single-family residential building lots and 3 common lots on 10 acres in a proposed R-8 zone for Arcadia Subdivision - 5995 Jericho Road AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: Emailed: COMMENTS No Comment See attached Comments See attached Comments See attached Comments See attached Comments Date: Staff Initials: Phone: Materials Presented at public meetings shati become property of the City of Meridian. Preparing Toddy's 0 4Wden[s For N Tomorrow's Challenges Joint School • District o So • s, Fo91e . Merid`" 911 Meridian•.• 0 Meridian,: 1: 11 1: 11 SUPERINTENDENT Dr. Linda Clark August 3, 2004 City of Meridian 33 East Idaho Meridian, Idaho 83642 Dear Planners: RECEIVED AUG 11 2004 City of Meridian City Clerk office The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, middle schools, and elementary schools throughout the district are operating over capacity. Approval of Arcadia Subdivision will have a significant impact on school enrollments at Discovery Elementary Sawtooth Middle and Eagle High School We can predict that these homes, when completed, will house eleven (11) elementary aged children, nine (9) middle school aged children, and nine (9) senior high aged students. Additional students will further compound the current overcrowded situation. Residents cannot be assured of attending the neighborhood school, as it may be necessary to bus students to other schools across the district. School capacity is addressed in Idaho Code 67-6508. The Meridian School District is currently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at 855-4500. Sincerely, �� Wendel Bigh Supervisor of Facilities and Construction SETTLERS' IRRIGATION DISTRICT P.O.oPY OBOX 7571 BOISE, IDAHO 83707-1571 PHONE: 344-2471 FAX. 343-1642 August 5, 2004 RECEIVE AUG - 9 ZUU4 City of Meridian City Clerk Office Jake Centers C-7 Development 2011 Locust Grove Road Meridian, Id 83642 Re: PP 04-028 Preliminary plat for Arcadia Subdivision Dear Mr. Centers: After review of the Preliminary plat of the above-mentioned application Settlers Irrigation District requests the following: 1. All irrigation/drainage facilities along with their easements must be protected and continue to function. The facility involved is the North Slough 2 Lateral. 2. A Land Use Change Application must be on file prior to any approvals. 3. A license agreement MUST be signed and recorded prior to construction of any S.I.D. facilities. 4. Any changes to the existing irrigation system such as relocation, tiling, and landscaping must be approved by Settlers Irrigation District. 5. All storm drainage must be retained on-site 6. The development must supply irrigation access to all lots within the above-mentioned subdivision. It has been indicated that the developer wishes to have Settlers Irrigation District own, operate, and maintain the pressure irrigation system. An agreement needs to be in place prior to the pre -construction meeting. If you have any questions please call 343-5271. Sincerely, (5�, Nathan Draper, Manager Settlers Irrigation District Enclosures Cc: Will Berg, City of Meridian (w/o enclosures) Bruce Freckleton (w/o enclosures) Scott Campbell (w/o enclosures) MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Shaun Wardle William L. M. Nary Charles M. Rountree Keith Bird f CITY OF ,\ > IDAHO LEGAL DEPARTMENT (208) 466-9272 - FAX 466-4405 PARKS & RECREATION (208) 888-3579 - Fax 898-550[ PUBLIC WORKS (208) 898-5500 - Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 -Fax 887-1297 11 i'v6`a PLANNING & ZONING (208) 884-5533 - Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: August s Transmittal Date: July 29, 2004 File No.: PP 04-028 Request: Preliminary Plat aooroval fnr By: 2004 33 3 common lots on 10 acres in a Location of Property or Project: 5995 David Zaremba, P/Z (No Fp) David Moe, PIZ (No Fp) Wendy Newton-Huckabay, P/Z (No Fp) Michael Rohm, PIZ (No Fp) Keith Borup, P/Z (No Fp) Tammy de Weerd, Mayor Bill Nary, C/C Charlie Rountree, C/C Keith Bird, C/C Shaun Wardle, C/C Water Department Sewer Department Sanitary Service (No VAR, VAC, Fp) Building Department Fire Department Police Department City Attorney Citvrenalneer Planner Parks Department Hearing Date: September 2, 2004 Road lots and zone for Arcadia Meridian School District (No Fp) Meridian Post Office (FPrpP only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FP)Fp only) Qwest (Fp/pp only) Intermountain Gas (FPipponly) Bureau of Reclamation (Fp/pponly) Idaho Transportation Department (No Fp) Ada County Land Records Meridian Development Corporation Historical Preservation Commission RECEIVE® AUG - 9 2004 City of Meridian City Clerk Office 33 EAST IDAHO AVENUE. MERIDIAN, IDAHO 83642 - (208) 888-4433 City Clerk Office Fax (208) 888-4218 - Human Resources Fax (208) 884-8723 - Finance & Utility Billing Fax (208) 887-4813 CENTRAL DISTRICT HEALTH DEPARTMENT Environmental Health Division Return to: ❑ Boise ❑ Eagle Rezone # Conditional Use # / Final / Short Plat ❑ 1. We have No Objections to this Proposal. xin 2011 r n sL k. �, ❑ Garden City Meridian ❑ Kuna ❑ ACZ ❑ 2. We recommend Denial of this Proposal. City Of'Aleridian (1t,y Clerk Office ❑ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. ❑ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ❑ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: ❑ high seasonal ground water ❑ waste flow characteristics ❑ or bedrock from original grade ❑ other ❑ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. 8. After writtapproval from appropriate entities are submitted, we can approve this proposal for: entral sewage ❑ community sewage system ❑ community water well ❑ interim sewage entral water ❑ individual sewage ❑ individual water 9 The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division environmental Quality: )&-Central sewage CJcommunity sewage system C]community water ❑ sewage dry lines /"::sentral water Xt0. Run-off is not to create a mosquito breeding problem. ❑ 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ❑ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ❑ 13. We will require plans be submitted for a plan review for any: ❑ food establishment ❑ swimming pools or spas ❑ child care center l� ❑ beverage establishment ❑ grocery store �LL14. Please see attached stormwater management reoommendatations;444 /❑ 15. Reviewed By: collo sroa ikc Review Sheet CENTRAL LW DISTRICT 'HEALTH DEPARTMENT MAIN OFFICE • 707 N. ARMSTRONG PL. • BOISE, ID 83704-0825 • (2081375-5211 • FAX 327-8500 To prevent and treat disease and disability; to promote healthy lifestyles; and to protect and promote the health and qualify of our environment. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-treated prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Department of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000. r d.12�mm Serving Valley, Elmore, Boise, and Ada Counties Ada / Boise County Office Elmore County Office Valley County Office 707 N. Armstrong PI. 520 E. 8th, St. North 703 N. 1st St. Boise, ID 83704 - Mountain Home, ID 83647 P.O. Box 1448 Enviro. Health: 327-7499 Endro. Health: 587-9225 McCall, ID 83638 Family Planning: 327-7400 Family Health: 587-4407 Ph, 634-7194 Immunizations: 327-7450 WIC: 587-4409 FAX: 634-2174 Senior Nutrition: 327-7460 FAX: 587-3521 WIC: 327-7488 FAX: 327-8500 -`r -• -1 ��•�r.�l+ rtnnaole trlglneers, inc. 12081887-7781 P.2 Engineers, Meridian Planning and Zoning Commissioners 660 Watertower, Stu 200 Meridian, ID 83G42 �i� EIV a; ]] �% DAT[: August 31, 2004 " 1 V EI RL': Arcadia Subdivision Stafl'Report Dear Commissioners: - C'4 OF MERIDIAN We have reviewed the Staff Report prepared for Arcadia Subdivision, and we are pleased with the stafl's recommendation for approval. As still' has pointed out in the report, there Lire several issues that need to be resolved prior to approval of the project, and we feel that there are some conditions of' pproval that should be modified prior to the approval of the proposed annexation and subdivision. The body of this letter will follow the order of the staff report beginning with the summary, and ending with the recommendation. A "No comment." response indicates agreement with staff. We offer the following modifications and revisions: APPLICATION SUMMARY The application summary provided by staff is generally correct, however, staff incorrectly states that Saguaro Canyon is located on the eastern property fine (it is located on the western property line) and the proposed lift station will not be routed to Westborough subdivision as originally indicated on the plat. The lift station will run a pressure line into Lccshire Subdivision and then out to sewer mains located within Locust G rove. LOCATION ANI) SURROUNDING PROPP.RTIRS No comment. OWNPRS Oh RLCORD Jake Centers, (also referred to as C7 Development throughout the report), has purchased the property and is now the legal owner of the property. -&N_NCXATTON AND ZONING ANALYSIS A -F: No comment. G: The lift station will not be connecting to Westborough Subdivision as currently depicted on the plat, but rattler through the proposed Leeshirc Subdivision. The plat will be modified to reflect this change prior to the next public hearing. 12552 W. rXEC MVI DRIVE. SUITI? It • 80SL. IDAIIO 83713 • (208) 9,97-7760 • FAX (2f)R) 8,97-7781 SEP 01 '04 14:10 ��• wp r uinacae r-ngrneers, Inc. tE081887-7781 P.3 The requirement of the Public Works Department for a pressure reducing station at this time for this project seems premature, however if modeling requires such a station we will work with the Public Works Department to accommodate the water service requirements. H -L. No comment. ANNEXATION AND ZONING CONDITIONS OF APPROVAL. 1-4. NO comment. PRELIMINARY PI AT FINDINGS AND R80111RhMRN'I'S A-E. No comment. PRU`UMINARY PLAT SPECIAL CONINTION,S I • No comment, applicant will comply. 2. ACHL) is recommending a "quasi" stub street in the northeast corner of the proposed subdivision. According to their report this is not your run of the mill stub street but rather it would allow a stub street connection if one makes sense in the future, hence the "quasi' language noted in the ACI 11) report. We have had a conversation with the buyer of the property to the cast and they do not wish to have a stub sweet to the property at this location. The buyer intends on constructing a large estate property in the northwest corner of the property to the cast of the proposed subdivision thereby eliminating the need for a stub street at this location. The owner of the property is willing to provide a public sewer easement in the general location to provide sewer to the property but does nor wish to have the additional traltie generated by Arcadia and Saguaro passing through the property at the suggested location. A stub street is being proposed to the property to the cast of Arcadia through the proposed Lceshirc Subdivision Gem the south. The location or the stub street also will increase traffic adjacent to the new elementary school being constructed to the northeast of the Proposed Arcadia Subdivision. Children in Arcadia and Saguaro can access this school via a 50' wide casement located off of Jericho Road, just north and east of Arcadia Subdivision. We will work with the Parks Department to receive alternative compliance meeting. approval for tree mitigation as requested by staff prior to the City Council 5 -IC SPECIFIC CON011TONS Or APPROVAL. PREL1N R PLQJ], I. No micropath is proposed, just open space, therefore fencing should not be required. We will limit fencing along the narrow portion of the lot (between Lots 5 and 7) to 4 feet if solid fencing is used. Please revise this comment to reflect no SEP 01 "`r �• �� a.�.ai.�l. r—moule engineers, Inc. LeU81887-77191 P.4 fencing requirement, but if fencing is installed it shall be limited to 4 feet in height if solid matcnials are used in the future. 2. No comment, however frontage for lots located on the outside of a 90 degree curve have always been measured as cul-de-sac lots with the required frontage being 40'. If this policy has changed please indicate this at the meeting. We will modify the lots to meet minimum requirements as requested. 3. Ordinance 12-13-15-9 relbrs only to fencing adjacent to micropaths, and no pathways arc being proposed on any o1' the lot.¢ mentioned. A meandering sidewalk is located on Lot 1, Block 1 and no path or sidewalk is located on Lot 12 Block 3. They are just landscape lots and do not require special fencing requirements other than (hove for required perimeter fencing. The same can be said for Lot G Block 4, it is just a landscape lot and is nut subjeet to the micro - path fencing requirements. Furthermore the fencing is not required to be 1bur lbot for solid fencing or six feet in height for non -sight obscuring fencing; they are just Maximum heights (i.e. a four foot tall open vision fence is ok and not required to be six feet as required by this condition. please eliminate this condition from the report. 4-5. No comment. G. Please change the wording of the second sentence to say the IIOA shall be responsible for the operation and maintenance of the lift station. The HOA will provide this service within the subdivision in the future. We would like to know what the late comers fees arc prior to final plat stage. This can be negotiated in the future. 7-9. No comment. S rANDARD CONDITIONS OF APPROVAi (PRELIMINARY PI AT) 1-11. No comment. ACiFN('.Y COMMENTS ki DcVartmcnt. Police Department and Parks Denartment No comment Sanitary Service 1. We will work with SSC to provide services for the shared driveway lots. Thorn will be some reconfiguration of these lots to accummodate the fire comments earlier in the report. Please change the wording of this comment to say written approval by SSC shall be required prior to final plat signature. SEP 01 '04 14:11 "`r U1 U� Uccuap rxnnacle tngineers, Inc, 12081887-7781 P.5 RC OMMENDATTON Needless to say we agree with staff and believe that the annexation and preliminary plat approval of this project arc in the best interest of the City of Meridian. We appreciate your time in reviewing this letter and the timo you take to volunteer as Commissioners. Staff has done a good job reviewing this project and we ask for your approval on Thursday night. 11'you have any questions Please feel fee to contact me here at 887.7760 or via e-mail at d1v_�m�pinnacic _cnRineers.Com. Sine Dave McKinnon Land Use Planner SEP 01 '04 14:11 --r -- -•��- �annauir cng2neer5, 1ne. LZU81887-7781 P.1 Engineers, 12552 W. EXGCU#ve D = BBOW, Idaho FAX TRANSMITTAL DATE: 1-Scp-04 JOB NO.: C046141 FROM: Dave McKinnon TO: Wendy Kirkpatrick Will Berg, Tara Green Fl RM: ADDRESS: FAX NUMBER SENT TO: 8884218, 888-6854 NUMBER OF PAGES (INCLUDING COVER SHEET): 5 RE: Arcadia Subdivision Staff Report is for Thu rsdav n a copv. Th that 12552 W. EXECUTIVE OR. SUITE B, BOISE, IDAHO 83713 Cl V1L/S1'RUCCURAL/PLANNING/SU RVEYING PH (208)887-7760 (208)887-7781 FAX SEP 01 '04 14:10 2PIA RR7 77Al Dont ml MAYOR Tammy de Wead CrrY COUNCIL MEMBERS Reith Bad William LM. Nary Shaun Wardle Chadea M. Rountree CITY OF � IDAHO �� ;/, 6-4405 STAFF REPORT: P&Z Hearing Date: September 2, 2004 To: Mayor, City Council and Planning & Zoning Commission From: Wendy Kirkpatrick, AICP, Associate City Planner AUG(j 2004 Bruce Freckleton, Senior Engineering Tech City Of Morin u.'- Re: Arcadia Subdivision City Clerk Office • Annexation and Zoning of 10 Acres from 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 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, 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 1/2 mile west of Locust Grove Road, and approximately 1/2 mile south of Chinden 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 Chinden 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 AZ414-NI.PP "n &.&.AZ.PP 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 fixture land use designation of Medium Density Residential (up to 8 du/acre). 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''/2 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 az 021. PP -0x028 A .di.AZ.PP Planning & Zoning Commission/Mayor & City Council September 2, 2004 (P&Z Hearing Date) Page 3 A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; Staff finds 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. 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. 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. 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 of R-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 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 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, RIE, 30) is designated for residential development similar to the proposed project. E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff 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 AU"21. PP -04-026 A adkAZPP 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 ACRD, 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; AZ -04021, PP -0 D28 AttrediaAZ.PP Planning & Zoning Commission/Mayor & 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. 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 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 ACRD 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. L 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; The proposed subdivision takes access off of Jericho Road, an existing road taking access off of Chinden Boulevard. ITD 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 of the City of Meridian. (Ord. 592,11-17-1992)? 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. ANNEXATION AND ZONING CONDITIONS OF APPROVAL AZ.04-021. PP -04-028 A..&AZ.PP Planning & Zoning Commission/Mayor & 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. 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 REOUIREMENTS Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: a. The conformance of the subdivision with the Comprehensive Development Plan; 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 du/acre (gross), 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 or can be made available to accommodate the proposed development. (See the findings under "Annexation and Zoning" for more detail.) c. The continuity of the proposed development with the capital improvement program; Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. The public financial capability of supporting services for the proposed development; AZ-04A21,PP-04-028 Am di AZ.PP Planning & Zoning Commission/Mayor & City Council September 2, 2004 (P&Z Hearing Date) Page 7 Staff recommends the Commission and Council rely upon comments from 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 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 from Meridian's Fire Department state that 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. 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 Compliance: 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 from Meridian's Parks and Recreation Department on this request prior to City Council. SITE SPECIFIC CONDITIONS OF APPROVAL (PRELrnIINARY PLAT) 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. AZ-04021,PP-06028 AroedaAZ.PP 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 1 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 free 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 (detentionlretention basins) must be designed to ensure that water will percolate or discharge within a period of time not to exceed 24 hours for all storms up to and including a 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 1 -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 - AZ -04041, PP -O M A dia.AZ.PP Planning & Zoning Commission/Mayor & 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 PLAT) 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. Please 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 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. 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. 8. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be mitigated. AZ 4.02l,PP-04038 AmediaAZ.PP Planning & Zoning Commission/Mayor & 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 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. 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 required before combustible construction begins. 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. AZ -04011, PM"A A adiaA .PP Planning & Zoning Commission/Mayor & City Council September 2, 2004 (P&Z Hearing Date) Page 11 SANITARY SERVICES 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 from 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) RECOMMENDATION Staff recommends approval of the proposed annexation, rezone and preliminary plat with the conditions noted above. AZ-04-071,PP-04-018 Am.&. Z.PP 10'300 vse9868B0z £0:L1 b0. Z0 d3S % SeP =02 04 04: 47P DATE,: FROM: TO: FTR M,.- ADDRESS- Pinnacle ,:ADDRESS- Pinnacle Engineers, Inc. 12081887-7781 PMA u0mvLE Engineers, Inc, 12552 W. DOCU%'O Df, blM B. Bolsa, klaho 83713 FAX TRANSMITTAL P.1 'RECE l N rr z1 CITY OF MERIDIAN CITY CLERK ',-.FFICF -2-SCP-04 .TOB NO.: C046141 Dave McKinnon Kristy City Of Meridian FAX NUMBER SENT TO: 888-6854 NUMBER Oh .PAGES (INCLUDING COVER SHEET): 3 RE: Revised Landscape flan for Arcadia 12552 W. 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A r--�.� I1•. °N E -d IBGG-GBBf8Q21 -awl +Sdaaui$u� a Oeuus £00/COOf�I X1ai� ,flTa « i d OIL*:" bt] Zp dac "aaa Z°8d Nviai II 6SB998990Z %B3 Cb:9i tOOZ/ZO/60 CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE September 2, 2004 ITEM # 11 PROJECT NUMBER PP 04-028 PROJECT NAME Arcadia Subdivision NAME (PLEASE PRINT) FOR AGAINST NEUTRAL c a,a z'aar OA e