HomeMy WebLinkAboutSilverleaf Subdivision AZ
AZ 04-024
MERIDIAN PLANNING & ZONING MEETING September 16, 2004
APPLICANT Centennial Development, LLC ITEM NO.
13
REQUEST Public Hearing: Annexation and Zoning of 47.66 acres from RUT to R-4 zone
for proposed Silverleaf SUbdivision - 2683 West Chinden Boulevard
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached staff comments
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No comment
No comment
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CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
See attached comment
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
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Emailed:
Date:~
Staff Initials:
Phone: j)~/)<2S¡~rÞ-
Materials presented at public meeHngs shall become property of the City of Meridian.
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MAYOR
Tammy de Weerd
CITY HALL
(208) 888-4433 - Fax 887-4813
CITY COUNCIL MEMBERS
Keith Bird
William LM, Nary
Shoun Wardle
Charles M. Rountree
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211- Fax 898-9551
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
STAFF REPORT:
P&Z Hearing Date: September 16, 2004
Transmittal Date: September 10, 2004
To:
Mayor, City Council and Planning & Zoning Commission
RE C E IVED
From:
Bruce Freckleton, Senior Engineering Tech....d
Craig Hood, Associate City Planner (IN ~
"'1 1
,I I
2004
Re:
Silverleaf Subdivision
CITY OF MERIDIAN
CITY CLER~( OFFICF
. Annexation and Zoning of 47.66 Acres from RUT (Ada County) to R-4 (Low
Density Residential), by Centennial Development, LLC. (File No. AZ-O4-024)
. Preliminary Plat Approval of One-Hundred-Forty-Three (143) Single-family
Building Lots, Eighteen (18) Other/Common Lots, and One (I) School Lot on
47.66 Acres in a Proposed R-4 Zone, by Centennial Development, LLC. (File
No. PP-O4-031)
. Conditional Use Permit Approval for a Planned Development Consisting of
Single-Family Homes on 47.66 Acres, with Reduced Lot Frontages and
Reduced Lot Sizes, by Centennial Development, LLC. (File No. CUP-O4-033)
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, Centennial Development, LLC, has applied for Annexation and Zoning (AZ),
Preliminary Plat (PP) and Conditional Use Permit/Planned Development (CUP/PD) approval
of one-hundred-forty-three (143) single-family residential building lots, eighteen (18)
other/common lots, and one (1) school lot on 47.66 acres. The site is located on the south side
of Chinden Boulevard (SH 20/26) and on the east side of Ten Mile Road, north and west of
Lochsa Falls Subdivision. The applicant is proposing to phase the development from west
(Phase I) to east (Phase II) to north (Phase III), with Phase I fronting on Ten Mile Road.
AZ-O4-O24, PP-<J4-OJ I. CUP-O4-033
Sil,~I"f.AZPPCUP
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: September 16, 2004
Page 2
The gross density of the proposed development is 3.0 dwelling units per acre. If the school lot
(10.27-acres) is removed from the density calculation, the density of the subdivision is 3.82
dwelling units per acre. The proposed density is in accord with both the proposed R-4 zoning
district and the Comprehensive Plan which designates this area as "Low Density Residential"
near Chinden Boulevard and "Medium Density Residential" further south. The applicant is
requesting reduced lot sizes and reduced lot frontage as part of the Planned Development.
There are eighty-nine (89) lots that are below the 80-foot frontage requirement of the R-4
zone. There are eighty-five (85) lots that are below the 8,000 square-foot minimum lot size
requirement of the R-4 zone. The proposed modifications are detailed below.
R-4 Zone:
Lot Size-
City Minimum ReQuirement
8,000 sq. ft.
Proposed
5,000 sq. ft. (minimum)
Lot Frontage-Citv Minimum ReQuirement
80-feet (non cul-de-sac)
Proposed
50-feet (minimum, non cul-de-sac)
The proposed PD amenities include: a tot-lot area with playground equipment and a gathering
area with picnic table and BBQ equipment on Lot 8, Block 5. The applicant is also proposing
to link the open space lots with a pathway system that feeds into the school site. Further, there
are 4.59 acres (9.65%) of the site set aside for open space. The amenities are depicted on the
submitted landscape plan, and are described in the applicant's letter accompanying the
CUP/PD application. See CUP/PD Special Considerations below for a detailed analysis of the
proposed amenities and the design thereof.
In 2003 the City reviewed an annexation/zoning application (AZ-02-030) and a preliminary
plat application (PP-02-031) that included 38.65-acres of the subject site. The applications
included a request for the R-4 zone and 72 residential lots. Due to complications with sewer
serviceability, the applicant withdrew the applications. Between the previous applications being
withdrawn and the subject application being submitted, an additional 9.01-acres near Ten Mile
Road has been acquired and added to the previous 38.65-acres.
The subject property is within the Urban Service Planning Area. Staff recommends approval of
the subject annexation/zoning (AZ-O4-024), preliminary plat (PP-O4-031), and conditional use
permit (CUP-O4-033) with the conditions outlined in this report.
LOCATION
The subject site is located on the south side of Chinden Boulevard (SH 20/26) and on the east
side of Ten Mile Road, north and west of Lochsa Falls Subdivision, in Section 26, Township 4
North, Range 1 West.
AZ-04.Q24,FP-O4-OJl.CUP-04-OJ3
Sil,~1~1AZ,PP.cuP,d",
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: September 16, 2004
Page 3
SURROUNDING PROPERTIES
North: Single-family home on lA-acres, zoned RUT (Ada County); Vacant 37.6-acres, zoned
RUT (Ada County); Spurwing Subdivision (across Chinden Boulevard), zoned RR (Ada
County).
South: Church, zoned Rl (Ada County); Lochsa Falls Subdivision, zoned R-4.
East; Lochsa Falls Subdivision, zoned R-4.
West: Agricultural, zoned RUT (Ada County).
OWNER OF RECORD
The property owners of record are Donald and Jean Hobbs, and Jerry and Sandy Stevenson. Jean
Hobbs and Sandy Stevenson have provided notarized consent for Centennial Development, LLC,
to submit the subject applications.
ANNEXATION & ZONING ANALYSIS
According to Meridian City Code (MCC) 11-15-11, General Standards Applicable to Zoning
Amendments, both the Planning & Zoning 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 with the
Comprehensive Plan and. if not, has there been an application for a
Comprehensive Plan amendment;
In Chapter VII of the Comprehensive Plan, 'medium density' is defined as areas
including single-family homes at densities of three to eight dwelling units per
acre; 'low density' consist of single-family homes at densities of three dwelling
units or less per acre. Staff finds that the requested zoning designation, R-4, is
harmonious with and in accordance with the 2002 Comprehensive Plan and
Future Land Use Map, which designates the land to be "Low Density Residential"
near Chinden Boulevard, and "Medium Density Residential" for the southern
portion of the site. In addition, in the applicant's cover letter (from Shawn Nickel,
dated July 15, 2004) several Comprehensive Plan policies are listed, all of which
support the annexation and proposed residential use of the property.
B.
Is the area included in the zoning amendment intended to be rezoned in the
future;
Concurrent with the annexation and zoning application, the applicant has
submitted a preliminary plat proposing single-family lots on the subject site
(Silverleaf Subdivision, PP-04-031). Staff does not anticipate that the applicant
plans to rezone the subject property in the future if the accompanying CUP and
PP applications are approved.
AZ-04-024. PP-04-OJ I. CUP-04-033
SiI,~I~f,AZ,PP.cUP,""
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: September 16, 2004
Page 4
E.
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 development could be allowed within
the requested R-4 zone, if the accompanying Conditional Use Permit for a
Planned Development is also approved.
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 to the south and east have been developed in a manner
similar to the proposed subdivision, with single-family dwelling units. Lochsa
Falls Subdivision to the south and east was approved with a gross density of 2.92
dwelling units per acre.
There have been no recent street improvements in the area. Further, neither Ten
Mile Road nor Linder Road is currently scheduled within ACHD's Five Year
Work Program or Capital Improvements Plan (CIP) for roadway widening.
Chinden Boulevard is not in ITD's current STIP for roadway improvements (is in
corridor preservation).
Permanent sanitary sewer service to this development is to be provided by the
undeveloped "North" Black Cat service area. The applicant proposes temporarily
pumping the sewage generated within the development to a discharge point in N.
Ten Mile Road. The Public Works Department does not have concerns with this
concept, provided that the "private" lift station is designed to accommodate the
remaining undeveloped area of the NW portion of this section. Other urban
services, such as water, are near to this site and the applicant should be able to
extend such services to the site. Staff finds that the subject site is proposed for
development in a fashion similar to other properties in the area.
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 R-4 zoning and subsequent residential use proposed
with the concurrent preliminary plat match the intended character of the vicinity,
as noted on the Future Land Use Map in the Comprehensive Plan. 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
AZ-04-024.PP-<4-03],CUP-04-013
SiI..""EAZPP,CUPdo,
Planning & Zoning Commission/Mayor & City Council
P &Z Hearing Date: September 16, 2004
Page 5
intended character of the surrounding 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 does not find that the
proposed zoning/uses will adversely change the essential character of area. See
Preliminary Plat Analysis below for further information.
F.
Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
Due to other existing and proposed uses near the site, staff does not anticipate that
the proposed zoning/uses will be hazardous to future or existing uses or neighbors
in the area. 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. Staff recommends that the Commission and Council rely on
public testimony to determine whether the proposed use will be disturbing or
hazardous to the neighboring uses.
G.
Will the area be served adequately by essential public facilities and services
such as highways, streets, police and tlre 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;
Permanent sanitary sewer service to this development is to be provided by the
undeveloped "North" Black Cat service area. The applicant proposes
temporarily pumping the sewage generated within the development to a
discharge point in N. Ten Mile Road. The Public Works Department does not
have concerns with this concept, provided that the "private" lift station is
designed to accommodate the remaining undeveloped area of the NW portion of
this section. Other urban services, such as water, are near to this site and the
applicant should be able to extend such services to the site. Water to serve this
development is existing or currently under development with Lochsa Falls
Subdivision. 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.
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.
As of the print deadline for this report, the ACHD has not had a chance to
review and comment on the Traffic Impact Study (TIS) for this development.
Therefore, there is no staff report from ACHD and this item has not yet been
scheduled on an ACHD agenda. Please review any comments that may be sent
from ACHD between the print deadline and the hearing.
AZ-04-024.P'-04-031,CUP-04-033
S;lml~r.AZ,PP,CUP""
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: September 16, 2004
Page 6
Based on the comments received from other 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. Further, the Commission
and Council should determine if the above finding can be made without ACHD's
analysis ofthis development on the roadway system.
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, school
facilities and services. Staff finds there will not be excessive additional
requirements at public cost and that the annexation and zoning 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;
According to the Traffic hnpact Study (TIS) prepared by the Washington Group
International the proposed project is anticipated to generate 1,921 vehicle trips per
day- Staff recognizes 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 noise, smoke,
fumes, glare, or odors. Staff finds that the proposed residential zoning/uses will
not be detrimental to people, property or the general welfare of the area.
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;
The applicant is proposing to construct one public street entrance into the site
from Ten Mile Road and one temporary access into the site from Chinden
Boulevard (SH 20/26). The applicant is also proposing to extend two stub streets
into the site that were approved with the Lochsa Falls development. If the
proposed vehicular approaches (streets) are approved and accepted 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.
AZ-04-024, PP-04-03I, CUP-O4-033
S;¡,~I"[AZPP,CUP,.,,
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: September 16, 2004
Page 7
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 should 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. The land east and south of the
subject property was previously annexed into the City and this is a logical
expansion of existing zoning and land uses. 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.
ANEXATION & ZONING FACTS AND CONDITIONS
1. The legal description submitted with the application (dated 7-13-04, stamped by Gregory G.
Carter) 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.
5. A Development Agreement will be required as part of this annexation request. A condition of
the Development Agreement shall be that the applicant participates in any road infrastructure
agreements in the North Meridian Planning Area negotiated with ACHD and shall faithfully
perform the terms of such agreement or agreements.
PRELIMINARY PLAT ANALYSIS
Az.04-Q24,PP-<J4-03L.CUP.Q4-033
SiL,~""f.AZ,PP,CUP,do,
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: September 16, 2004
Page 8
Meridian City Code (MCC) 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;
In Chapter VII of the Comprehensive Plan, 'medium density' is defined as areas
including single-family homes at densities of three to eight dwelling units per
acre; 'low density' consist of single-family homes at densities of three dwelling
units or less per acre. Staff finds that the proposed single-family residential
subdivision, with a gross density of 3.0 dwelling units per acre, 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" and "Low
Density Residential", near Chinden Boulevard (provided the Commission and
Council grant the requested planned development).
B.
The availability of public services to accommodate the proposed
development;
Staff finds that public services are available or can be made available to
accommodate the proposed development. See Annexation and Zoning Analysis
"G" and "H" above.
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 fmancial capability of supporting services for the proposed
development;
The development will not require major expenditures for providing supporting
services. Staff recommends the Commission and Council rely upon comments
submitted from the public service providers (i.e. police, fire, ACHD, etc) to
determine this rIDding. (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.
Az.04.(124, PP-<J4-OJ L. CUP-04-033
SiL",L"f,AZ,PPCUP,,",
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: September 16, 2004
Page 9
Staff finds that there should not be any health, safety or environmental problems
associated with this subdivision that should be brought to the Councilor
Commission's attention. ACHD considers road safety issues in their analysis; no
hazardous natural features have been identified on the site. Staff finds the
Commission and Council should rely on any public testimony that may be
presented to determine whether the proposed use may cause health, safety or
environmental problems that staff is unaware of.
SPECIAL CONSIDERA nONS-PRELIMINARY PLAT
1. Public Streets and Access: The applicant is proposing to construct one public street
access to Ten Mile Road. This access, Satinwood Street, will primarily serve the western
portion of the development and will eventually feed into the northern portion of the
development through stub streets in Lochsa Falls Subdivision. In addition to the access to
Ten Mile Road, the applicant is proposing to construct one temporary access to Chinden
Boulevard to serve the northern portion of the development (until permanent access can
be provided from public stub streets in Lochsa Falls Subdivision). The temporary access
to Chinden Boulevard aligns with the entrance to Spurwing Subdivision on the north side
of Chinden Boulevard, and crosses the proposed Lot 12, Block 9. The applicant is
proposing the temporary access to Chinden Boulevard because the northern portion of
this development currently has street frontage only on Chinden Boulevard. ITD has not
yet commented specifically on this access point for compliance with policy. However,
ITD has submitted letters to the City in the past stating that their policy for access to a
Type IV Principal Arterial will be at intersections only, and spaced at one-half mile
intervals in urban areas.
The proposed temporary access to Chinden Boulevard is located approximately one-third
of a mile east of Ten Mile Road. The half mile access to Chinden Boulevard was
approved with Lochsa Falls Subdivision. There are 108 buildable lots that are proposed in
the northern portion of the development that rely on permanent access to be provided by
the developer of Lochsa Falls. If the Lochsa Falls development stalls and construction of
the stub' street(s) 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). Therefore, staff is supportive of a temporary access to Chinden
Boulevard. if ITD approves the location and design as proposed. The temporary road to
Chinden Boulevard should be constructed to ACHD standards and should be removed
once access is provided from either Silverleaf Way or Kingwood Drive. If ITD
approves a temporary access to Chinden Boulevard, a note should be placed on the final
plat stating that Lot 12, Block 9 is a non-build lot until the temporary access to Chinden
Boulevard is abandoned. Further, prior to issuance of the 51" building permit on the
northern section of the development, a secondary emergency access approved by the
Meridian Fire Department should be provided. See Site Specific Conditions #2 and #3
below. NOTE: As of the print deadline for this report, staff has not received comments on
the proposed development from ITD or ACHD.
AZ-O4-O24, "41-031, CUP.O4-033
SiI,~I"r.AZ,PP,CU',d"
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: September 16, 2004
Page 10
Stub Streets: There are four parcels that abut this site that have not been reviewed by the
City for development. There is one unplatted County parcel to the south (church on Ten
Mile Road), and three unplatted County parcels to the north and west (lA-acre Stevenson
parcel on Ten Mile Road, a 37.6-acre parcel owned by Spurwing LTD Partnership on the
southeast comer ofTen Mile Road and Chinden Boulevard, and an 8.l-acre parcel owned
by M. Myers on Chinden Boulevard). The applicant is proposing to construct two stub
streets to the 37.6-acre parcel and one stub street to the 8. I-acre parcel. There are no stub
streets proposed to the church parcel (south) or the Stevenson parcel (north).
The church parcel and the Stevenson parcel are not very large and not particularly deep.
Once right-of-way for Ten Mile Road, right-of-way for the stub street extension, and a
25-foot wide landscape buffer along Ten Mile Road are subtracted from the parcels, there
is only about 80-feet of lot depth that could be achieve with a street bisecting the
properties (i.e. - stub street). Therefore, staff does not believe that a stub street to either
one of these parcels should be required. Staff is supportive of the three proposed stub
streets to the north and west (Nickel Avenue, Kingwood Drive, and Shawn Street) and
extending the stub streets from Lochsa Falls. See Site Specific Condition #4 below.
Satinwood Street: On the submitted preliminary plat the applicant has stated that a
temporary turnaround will be provide at the eastern terminus of Satinwood Street. If
Glade Creek Drive is not constructed east of the site (in Lochsa Falls), construct a
temporary turnaround at the eastern terminus of Satinwood Street that meets the design
and construction standards of the Meridian Fire Department and the ACHD, as proposed.
A temporary turnaround for Satinwood Street will not be required if the stub street from
Lochsa Falls Subdivision, Glade Creek Drive, is constructed abutting this site. See Site
Specific Condition #5 below.
Street Names: There are several proposed streets that align with approved streets in
Lochsa Falls Subdivision. The extension of stub streets and/or streets that align with
existing streets should carry the same name. With the submittal of, the final plat
application, the applicant should submit a copy of the Ada County Street Name
Committee's final approval letter for the street names, subdivision name, and lot and
block numbering. Make any other corrections necessary to conform. See Site Specific
Condition #6 below.
2. Landscaping:
Street Buffers: The Comprehensive Plan designates Chinden Boulevard abutting this site
as an entryway corridor. Ten Mile Road, abutting this site is designated as an arterial
street. Meridian City Code (MCC) 12-13-10-4 requires a 35-foot buffer along all
entryway corridors and a 25-foot wide buffer along arterials. MCC 12-13-10-2 states that
all required street buffers shall be located beyond any street right-of-way and shall be
maintained by the property owner upon which the buffer lies. Meridian City Code 12-13-
10-8 requires detached sidewalks along all arterial streets in new developments. The
minimum width of the parkway area between the curb and the sidewalk is five feet. If
detached sidewalks are provided as per MCC 12-13-10c8, the buffer may be measured
from the back of curb when it can be demonstrated that there is no opportunity for
AZ-04.024, PP-o4-O31. CUP-04.033
Si1,a]~f,AZ,PPCUP,"',
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: September 16, 2004
Page 11
expansion of the street section within the right of way; the buffer width must exclude the
width of the sidewalk. No fences are permitted within required street buffers. Further,
MCC 12-13-10-6 requires street buffers to be planted with trees and shrubs, lawn, or
other vegetative groundcover, with a minimum density of one tree per 35 linear feet.
The submitted preliminary plat shows a 30-foot wide common lotlbuffer along Ten Mile
Road and a 35-foot wide common lot/buffer along Chinden Boulevard. Both of the
buffers contain a detached, meandering sidewalk. Staffis supportive of the width, design
and location of the proposed buffer and sidewalk along Ten Mile Road. In accordance
with MCC the applicant should be required to add an additional 5-foot of width to the
landscape buffer along Chinden Boulevard (40-feet wide. including the detached
sidewalk).
Micropaths: The applicant is proposing to construct several micropaths and pathways
throughout the development. All micropaths within the proposed subdivision shall be
designed in accordance with MCC 12-13-15 "Micropath Landscaping" and MCC 12-4-3
"Pedestrian Walkways." Micropath fencing shall be constructed per MCC 12-13-15-9.
Unimproved Right-of-Wav: Meridian City Code 12-13-10-9 requires a 10-foot wide
gravel shoulder abutting right-of-way where the unimproved portion of the right-of-way
is greater than 13 feet (measured from the edge of pavement to the edge of sidewalk or
property line), and road widening is not in the ACHD Five Year Work Program. The
remainder of the unimproved right-of-way should be landscaped with lawn or other
vegetative groundcover.
On the submitted landscape plan the applicant has shown an 8-foot wide gravel strip on
Ten Mile Road. Ten Mile Road abutting this site meets the warrants for the lO-foot wide
gravel shoulder requirement listed above. Therefore, the applicant should be required to
construct a lO-foot wide gravel shoulder on Ten Mile Road. with the remaining portion
of the right-of-way being landscaped with lawn or other vegetative groundcover.
Landscape Plan: The submitted 4-page landscape plan prepared by The Land Group, Inc.,
dated 6-23-04 is approved as submitted, with the following modifications:
a. Amend the scale to be 1" = 50' (currently shown as 1" = 100') on all sheets.
b. Depict a minimum 40-foot wide (35-foot wide currently shown) landscape
buffer along Chinden Boulevard (including a 5-foot wide detached sidewalk).
c. All micropaths within the proposed subdivision shall be designed in
accordance with MCC 12-13-15 "Micropath Landscaping" and MCC 12-4-3
"Pedestrian Walkways." Micropath fencing shall be constructed per MCC 12-
13-15-9.
d. Construct a minimum lO-foot wide (8-feet currently shown) gravel shoulder
along Ten Mile Road and landscape the remaining portion of the right-of-way
with lawn or other ACHD approved groundcover.
AZ-O4-024.PP-<4-03],CUP-O4-033
Silm]"[AZPP,CUP,d,,
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: September 16, 2004
Page 12
Submit 10 copies of a revised landscape plan. depictilll! the above-mentioned changes. to
the CitY Clerk at least 10 days prior to the next public hearing. See Site Specific
Condition #7 below.
3. Piping of Ditches: 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 Site Specific Condition #8 below.
4. 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 should 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
should 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 #9 below.
5. Fencing: The applicant is proposing to construct a 5-foot tall solid fence around the
perimeter of the site. The applicant is proposing to construct a 4-foot tall open fence
around the common area lots (micropath lots, drainage lots, park lots, landscape lots)
except for the irrigation pump station lot (Lot 1, Block 1) around which a 5-foot solid
fence is proposed. Staff is supportive of the proposed fencing. A detailed fencing plan
should be submitted upon application of the [mal plat (MCC 12-4-1O.F.3). Ifpermanent
fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter 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 #10 below.
SITE SPECIFIC COMMENTS-PRELIMINARY PLAT
1. All conditions of the accompanying Annexation/Zoning (AZ-04-024) and Conditional
Use Permit (CUP-04-033) application shall also be considered conditions of the
Preliminary Plat (PP-04-031).
2.
The applicant may construct a temporary vehicular access to Chinden Boulevard (SH
20/26), if approved by ITD. The temporary access road shall be constructed to ACHD
standards and shall be removed within two (2) months of access being provided from
either Silverleaf Way or Kingwood Drive in Lochsa Falls. If ITD approves a temporary
access to Chinden Boulevard, a note should be placed on the final plat stating that Lot 12,
Block 9 is a non-build lot until the temporary access to Chinden Boulevard is abandoned.
AZ-04-024. "-04-031. CUP-04-033
Si1,~I~fAZ,PP,CUP"',
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: September 16, 2004
Page 13
3.
A minimum of two points of access will be required for any portion of the project, which
serves more than 50 homes. The two entrances shall be separated by no less than Y> the
diagonal measurement of the project. Prior to issuance of the 51st building permit on the
northern section of the development, a secondary emergency access approved by the
Meridian Fire Department shall be provided.
4.
Provide public stub streets to the north (Nickel Avenue), and west (Kingwood Drive and
Shawn Street) as proposed. Extend the three public stubs streets provided to this property
from the Lochsa Falls development (Glade Creek Drive, Powell Creek Avenue, and
Tango Creek Drive) as proposed.
5.
If Glade Creek Drive is not constructed and accepted by ACHD east of the site (in
Lochsa Falls), construct a temporary turnaround at the eastern terminus of Satinwood
Street that meets the design and construction standards of the Meridian Fire Department
and ACHD.
6.
With the submittal of the final plat application, the applicant shall submit a copy of the
Ada County Street Name Committee's final approval letter for the street names,
subdivision name, and lot and block numbering. Make any other corrections necessary to
conform.
7.
The submitted 4-page landscape plan prepared by The Land Group, Inc., dated 6-23-04 is
approved as submitted, with the following modifications:
. Amend the scale to be 1" = 50' (currently shown as 1" = 100') on all sheets.
. Depict a minimum 40-foot wide (35-foot wide currently shown) landscape buffer
along Chinden Boulevard (including a 5-foot wide detached sidewalk). Said
landscape buffer shall be located beyond any future street right-of-way, as proposed.
. All micropaths within the proposed subdivision shall be designed in accordance with
MCC 12-13-15 "Micropath Landscaping" and MCC 12-4-3 "Pedestrian Walkways."
Micropath fencing shall be constructed per MCC 12-13-15-9.
. Construct a minimum 10-foot wide (8-feet currently shown) gravel shoulder along
Ten Mile Road and landscape the remaining portion of the right-of-way with lawn or
other ACHD approved groundcover.
. All areas being counted toward the 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 plan.
Other than the changes listed above, the approved landscape plan is not to be altered
without prior written approval of the Planning & Zoning Department. Submit 10 copies
of a revised landscape plan, depicting the above-mentioned changes and any other
changes that may be required by the Planning & Zoning Commission, to the City
Clerk at least 10 days prior to the next public hearing.
AZ-04-024. "-<4-OJ] , CUP-O4-OJ3
Si]"~]"rAZ,pp,cup"""
11.
12.
13.
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: September 16,2004
Page 14
8.
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 can not
be obtained, plans will be reviewed and approved by the City Engineer prior to final plat
signature.
9.
The applicant has not indicated who will own and operate the pressurized irrigation
system within this development. 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. If the
pressurized irrigation system within this development is to remain a private homeowners'
association system, complete plans and specifications shall be reviewed by the Public
Works Department as part of the development plan review process. A draft copy of the
pressurized irrigation system O&M manual shall be submitted prior to plan approval.
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.
10.
A detailed fencing plan shall be submitted upon application of the final plat. If permanent
fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter 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.
Maintenance of all common areas shall be the responsibility of the Silverleaf
Homeowners' Association.
Permanent sanitary sewer service to this development is to be provided by the
undeveloped "North" Black Cat service area. Temporary service shall be via a "private"
lift station pumping the sewage generated within the development to a discharge point in
N. Ten Mile Road. The "private" lift station shall be designed to accommodate the
remaining undeveloped area of the NW portion of this section. The developer may enter
into a maintenance contract with the City of Meridian for the operation and maintenance
of the facility. 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.
Municipal water to this site shall be via extensions from existing mains in Ten Mile
Road, and from future mains within Lochsa Falls. Applicant will be responsible to
construct the sewer and water mains to and through this proposed development, thereby
making them available to adjacent properties. Subdivision designer to coordinate main
sizing and routing with the Public Works Department. Applicant shall execute City of
AZ.G4.G24. PP-<I4-O3I, CUP-G4-G33
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: September 16, 2004
Page 15
Meridian standard forms of easements, for any mains that are required to provide service.
14.
Direct lot access to Ten Mile Road and Chinden Boulevard is prohibited. A note shall be
placed on the final plat restricting access to Ten Mile Road and Chinden Boulevard.
AZ-04-024. PM4-031. CUP-O4-O33
Silml~fAZPPCUP""
9.
10.
Planning & Zoning CommissionlMayor & City Council
P &Z Hearing Date: September 16, 2004
Page 16
GENERAL REOUIREMENTS-PRELIMINARY PLAT
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.
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.
4.
A detailed landscape and fencing plan, in compliance with the landscape and subdivision
ordinance and as noted in this report, shall be submitted for the subdivision with the final
plat application.
5.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
6.
Two-hundred-fifty and 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.
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.
8.
Submit any up-dated groundwater/soils monitoring data, as collected and analyzed by a
soils scientist, to the Public Works Department for review. Any drainage areas
(detention/retention basins) must be designed to ensure that water will percolate or
discharge with a period of time not to exceed 24-hours for all storms up to and including
a 100-year storm events. Side slopes within drainage areas shall not exceed 3:1. Any
portion of a drainage area not improved with sod/grass seed (or other approved
landscaping) shall not count towards the required open space area. 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.
The applicant shall coordinate mailbox locations with the Meridian Post Office.
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.
AZ-Q4-Ú24, PP~-OJ I. CUP-O4-033
SiJ,~I~fAZ,Pr,CUP,d",
15.
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: September 16,2004
Page 17
11.
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.
12.
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.
13.
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,
14.
Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for
compliance.
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC
12-2-4.
CONDITIONAL USE ANALYSIS
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A.
B.
That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking, landscaping and other features as may be required by this
ordinance;
As part of the Planned Development (PD) the applicant is requesting relief from the
standard street frontage requirement and lot size of the R-4 zone, as required by Meridian
City Code. See Special Consideration #1 below for detailed analysis.
Staff finds that the subject property is large enough to accommodate the requested use
and all other required features. Although the site is large enough to accommodate all of
the features required by ordinance, the applicant has asked, through the Planned
Development, to modify specific development standards.
That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
Staff finds that the proposed single-family residential subdivision, with a gross density
of 3.0 dwelling units per acre, 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," and "Low Density Residential," near Chinden
Az.Q<I-024,PP-<J4-OJt,CUP-04-033
Sil",]~fAZ,PPCUP",",
F.
G.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: September 16,2004
Page 18
Boulevard (provided the Commission and Council grant the requested planned
development).
c.
That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character ofthe same area;
Staff finds that the general design, construction, operation, and maintenance should be
compatible with other uses in the general neighborhood and with the existing or intended
character of the area.
D.
That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff does not anticipate that the proposed development will have an adverse impact on
the surrounding property. However, staff recommends that the Commission and Council
rely upon public testimony, staffs analysis, and other agency comments when
determining if the proposed uses will adversely affect the other properties in the vicinity.
E.
That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or tbat the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
Please see Annexation and Zoning Analysis "G" and "H" above, the Other
Agency/Department Comments and Conditions at the end of this report, and any
comments that may be submitted to the City Clerk regarding this project.
That the proposed use 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, school facilities and services. Staff
finds there will not be excessive additional requirements at public cost and that the
proposed development will not be detrimental to the community's economic welfare.
That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Please see Annexation and Zoning Analysis "I" above. Staff recognizes that traffic and
noise will increase with the approval of this subdivision; however, staff does not believe
AZ-04-024, ',-<14-0,1. CUP.04-03'
Sil~cr"'rAZPP,CUPdo,
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: September 16, 2004
Page 19
that the amount generated will be detrimental to the general welfare of the public. Staff
does not anticipate the proposed development will create excessive noise, smoke, fumes,
glare, or odors. Staff finds that the proposed residential use will not be detrimental to
people, property or the general welfare of the area.
H.
That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
Staff does not believe that the proposed vehicular approaches will create an interference
with traffic on the surrounding public streets. Please see Annexation and Zoning Analysis
"J" above. However, neither ACHD nor 1TD have provided the City with a detailed
review (staff report) on the proposed vehicular approaches. The Commission and Council
should review any comments the ACHD and/or lTD provide for this project when
determining this finding.
I.
That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
See comments under Annexation and Zoning Analysis "K" above,
SPECIAL CONSIDERATIONS-CONDITIONAL USE PERMIT
1. Reduced Standards: As stated earlier, the applicant is requesting modifications from
standard ordinance requirements for street frontage and lot sizes of the R-4 zone.
Lot Size: There are 85 lots that are between 5,000 square-feet and 7,999 square-feet.
There are 58 lots that are at or above the 8,000 square-foot minimum of the proposed
R-4 zone. Staff is supportive of the requested minimum 5,000 square-foot lot sizes as
they provide a variation in lot sizes throughout the development.
Lot Frontage: The minimum requested street frontage is 50-feet. There are 89 lots that
have between 50-feet and 79-feet of frontage. There are 54 lots that are at or above the
80-foot minimum street frontage requirement of the proposed R-4 zone. Staff is
supportive of reducing the frontage for some of the lots for the same reason staff is
supportive of the reduced lots size; it provides lot diversity.
See Site Specific Condition #2 below.
2. Amenities: MCC 12-6-2.A.3 requires two or more amenities to be provided as part of
each planned development. The proposed amenities for the subject planned development
include: a tot lot area with playground equipment and a gathering area with picnic tables
and BBQ equipment. Staff does not believe that the proposed tot lot area and picnic area
alone provide sufficient amenities relative to the size of the proposed development.
However, not specifically called out as amenities by the developer, but in addition to the
listed amenities, the applicant is proposing to set aside 4.59-acres (9.65%) of the property
AZ-04-024, "-<14-031, CUP-04-033
Sil,~I"rAZ,pp,cUP."
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: September 16,2004
Page 20
in open space and construct a pathway system throughout the development that ties into
the park in Lochsa Falls as well as the future school site (Lot 33, Block 9).
Landscaped open space means land exclusive of street rights-of-way and street buffers,
except for right-of-way specifically dedicated for landscaping within a subdivision. The
applicant states that the total common area for the entire subdivision is 5.46 acres
(11.46%) with the open space areas accounting for 4.59 acres (9.65%). According to the
preliminary plat, the street buffer areas for Chinden Boulevard and Ten Mile Road
account for 40,065 square-feet (0.92-acres). To meet the open space definition in the PD
ordinance, staff believes that the access road in the drainage/pump station lot (Lot 1,
Block I) should not be included in the open space calculation. Staff is generally
supportive of the proposed site design and amenities. However. in order for the
Commission and Council to determine if the proposed amenities are appropriate to the
size and uses of the proposed development. the applicant should provide detailed open
space calculations at the P&Z Commission public hearing:. NOTE: The applicant has not
specifically called out either the open space or the pathway system as an amenity for the
PD. Staff believes that ifthe Commission and Council find that the proposed tot-lot and
BBQ area, the 9-acres (approximate) of open space, and the internal pathway system are
appropriate. See Site Specific Condition #3 below.
3. Housing Types: The applicant has submitted ten (10) front elevations for the proposed
dwelling units. Staff believes that the dwelling units will be compatible with the
adjoining uses, if the buildings are constructed as shown on the submitted elevations.
Construction within SilverleafSubdivision should substantially comply with the ten (10)
elevations submitted by the applicant, prepared by R. Haverfield, Construction materials
used on the structures should be approved by the City of Meridian Building Department
and in accordance with the most recent Uniform Building Code. See Site Specific
Condition #4 below.
SITE SPECIFIC CONDITIONS (Conditional Use Permit)
1. Applicant shall meet all of the requirements of the Annexation/Zoning (AZ-04-024) and
Preliminary Plat (PP-04-031) as a condition of the Conditional Use Permit (CUP-04-
033).
2.
The project shall conform to the R-4 dimensional standards, except as follows:
. Minimum lot size: 5,000 square-feet.
. Minimum frontage: SO-feet (non cul,de-sac lots).
3.
Provide amenities in accordance with the requirements of the City Council. The applicant
shall provide detailed open space calculations at the P&Z Commission public hearing,
clarifying what percentage of the site will be set aside as landscaped open space. If
modifications to the plat/site plan/landscape plan are required by the Commission, said
plan shall be submitted to the City Clerk at least 10 days prior to the public hearing.
Unless otherwise required by the City Council, the proposed amenities (tot-lot, picnic
AZ-04-024, "-<14-031, CUP-O4-033
SiI,~I"f.AZPP,CUP,"',
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: September 16, 2004
Page 21
area, pathways, and open space) shall be installed as depicted on the submitted landscape
plan.
4.
Construction within Silverleaf Subdivision shall substantially comply with the ten (10)
elevations submitted by the applicant, prepared by R. Haverfield. Construction materials
used on the structures shall be approved by the City of Meridian Building Department
and in accordance with the most recent Uniform Building Code,
5.
The applicant shall work with Meridian Planning & Zoning staff, the Meridian School
District, as well as ACHD staff on striping, signage, or other means to create an efficient
crosswalk(s) design for the micropath/pathway crossings to/from the future school site.
Other Al!encv/Denartment Comments & Conditions
SANITARY SERVICES COMPANY (SSe)
1. No comment.
MERIDIAN 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-feet apart, International Fire Code Appendix D.
2. Final Approval ofthe fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Yz" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
3. 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.
4. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside.
5. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
6, To increase emergency access to the site a minimum of two points of access will be required for
any portion of the project, which serves more than 50 homes. The two entrances shall be
separated by no less than Y, the diagonal measurement of the project.
7. The proposed 134-10t subdivision with an estimated 2.9 residents per household would have a
total estimated population of389 residents at build out.
AZ-04-024,PP-<J4-03L,CUP-04-033
Sil,~lrnr.AZ,PP,CUP,d"
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: September 16,2004
Page 22
8. The Fire Department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
9. No parking signs and painted curbs will be required for all Fire Lanes.
MERIDIAN PARKS DEPARTMENT
1. Minimum acreage standard for City Park: The City is willing to develop and maintain
Community Parks, Urban Parks, and Neighborhood Parks. Neighborhood Parks will be
reviewed on a case-by-case basis, The City may choose to maintain neighborhood parks at an
acreage of seven acres or larger. It will be the responsibility of private homeowner groups or
associations to develop and maintain the smaller mini parks and some Neighborhood Parks in
their subdivision that the City does not maintain,
MERIDIAN POLICE DEPARTMENT
1. No comments received.
RECOMMENDATION
Staff recommends approval of the submitted annexation/zoning (AZ-O4-024), preliminary
plat (pP-O4-031), and conditional use permit (CUP-O4-033) applications, with the
conditions listed herein.
AZ-04-024, PP-D4-03', Cùl'-O4-033
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911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
RECEIVED
AUG 2 3 2004
August 20, 2004
City of Meridian
City Clerk Office
City of Meridian
33 EastIdaho
Meridian, Idaho 83642
Dear Planners:
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 Silverleaf Subdivision will have a significant impact on school enrollments
at Ponderosa Elementary. Sawtooth Middle. and Eagle High School.
We can predict that these homes, when completed, will house forty-three (43) elementary
aged children, thirty-nine (39) middle school aged children, and thirty (30) 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 Bigliam
Supervisor of Facilities and Construction
SEP-14-21i:11i:14 1i:13:31
LAND CONSULTANTS INC
21i:18 938 5873
P.1i:I2/1i:13
Land Consultants, Inc.
52 N. 2nd Street. Eagle, Idaho 83616 . Office 208.938.3812 . Fax 208.938.5873
September 14, 2004
RJj}CEIVED
SEP 1 4 2004
City OfMeridian~
City Clerk 0ßicÐ",
r,_,
Meridian Plamring and Zonmg Commission
City of Meridian
660 E. Watertower Lane, Suite 202
Meridian, Idaho 83642
RE:
Silverleaf Subdivision - Planning and Zoning Review Comments
Dear Commission;
With regards to the comments elated September 10, 2004 by the City Staff for the Silverleaf
Subdivision annexation and zoning, preliminary plat and CUP for planned unit development
applications that will be before you on the September 16th P&Z hearing, please except the following
reply to those comments.
All recommended oOIlditìons of approval listed in the staff report are acceptable to the applicant.
Further, the applicant will discuss with the P&Z Commissioo the details regarding the amenities
associated with the planned development application.
Please include our comments as part of the record for SilverleafSubdivision. Please contact me if any
questions may arise.
~-/.~
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Sincerely,
Shawn 1. Nickel
Representing Centennial Development, LLC
SEP 14 '04 15:25
208 938 5873
PAGE. 02
Land Consultants Inc.
52 N. 2ND Street 0 Eagle Idaho 83616 0 Office 208.938.3812 0 Fax208,938-5873
September 9, 2004
RE C E IVE1)
Dear Neighbor,
.:F' 1 , 2!JD~
CiTY OF MERIDIAN
CITY CL ERK OFFlcr
Please accept this invitation to attend a neighborhood meeting to review a new subdivision (Silverleaf)
that is proposed in your area. We will be providing a preliminary plan for your review at this time.
The property being developed is located on the south side of Chinden Road (directly south of
Spurwing Subdivision), west of Linder Road in Meridian, with a portion running west to Ten Mile
Road (see vicinity map below).
For those interested, please join us at 6:00 p.m. on Tuesday, September 14, 2004 at JB' s Restaurant,
located on Meridian Road, south ofI-84 to review and discuss the current development layout.
We look forward to meeting with you.
Sincerely,
~ ;/. nuØ
Shawn L. Nickel
Representing Centennial Development, LLC -~-i~W
--------"
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.-.""_-m""'_'---""-"-'--""""_-"_o--'_,,,"_n.-------.---
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
September 16, 2004
ITEM #
13
DATE
PROJECT NUMBER
AZ 04-024
PROJECT NAME
Silverleaf Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
~\À.J t ~Ae.. ^
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(/ {I
** TX CONFIRMATION REPORT **
AS OF
SEP 14 '04 09: 11
PAGE. 01
CITY OF MERIDIAN
DATE TIME TO/FROM MODE
01 09/14 09: 10 2086886854 MIN/SEC PGS CMD~ STATUS
EC--S 00' 23" 001 081 OK
-------------------------------------------------------------------------------
Land Consultants Inc.
52N.2NDStreet 0 Eagleldah083616 0 Office208.938.3812 0 Fax208.938.5873
Sep1ember'9,20O4
.RECEIVEr~
:f'¿;
CITY OF MERIDIAN
CITY Cl,FR'< OFFIr,F
Please accept this invitation to attend a neighborhood meeting to review a new subdivision (Sìlverleaí)
that is proposed in your area- We Mll be providing a preliminary plan for your review at this time,
The property being developed is loca1ed on the south side ofClUndeJJ Road (directly south of
Spurwing Subdivision), west of Linder Road in Meridian, with a portion running west It! Ten Mile
Road (see vicinity map below),
Dear Neighbor;
For those interested, plcasejoin us at 6:00 p.m, on Tuesday, September 14,2004 at m's Restaurant,
located on Meridian Road, south ofT-84 to review and discuss the cu1Ten1 development layout.
We look lbrward to meeting with you,
Sincerely,
~;1.~
SbawnL. Nickel
Representing Centennial Development, LLC V~
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SEP-14-2ee4 e3: 31.
l.AND CONSUl. TANTS I NC
2e8 938 5873
P. eye3
Jití.CEMí5
AFFIDAVIT OF POSTING OF PUBLIC HEARING NOTlO:"'(t'&~
FOR SEP 1 4 2004
SaVERLEAFSUBDIVßION
City Of Meridian
City Clerk Office
I, Shawn L. Nickel, of Land Consultants, Inc., as authorized representative for
Centel1lùal Development, LLC, do hereby affirm that the said property was posted, ten
days prior to the public hearing.
~ð~
Shawn 1. Nickel
Representing CenteJJnial Development, LLC
'1-/0-0 '1
Date
Acknowledl!:ement
STATE OF Jaw
COUNTY OF Met
)
) 55
)
Subscribed and sworn to before me a notary public in and for the State of lAAfw
~{~Ao4' ~
otary Public
Residing at I to ~31 D"'1
Commission Expires I f ~()o
SEP 14 '04 15:26
208 938 5873
TOTAL P.03
PAGE. 03
SEP-14-21(11(14 1(13:31
LAND CONSULTANTS INC
21(18 938 5873
P.I(IVI(I3
52 N. 2nd Street
Eagle,ldaho 836]6
Office- 208-938-3812
Fax - 208-938-5873
Email: shawn@landtansultanls.net
¡land Consultants Inc. I
Fax
RECEIVED
SEP 1 4 2004
City Of Meridian
,City Clerk Office
To:
Meridian City Clerk
From: Shawn L Nickel
Fax:
8864218
Pages: 3 (including cover page)
Phonr.
Date:
9/1412004
Re:
Silverleaf Subdivision P&Z Comments!
cç:
Craig HoOd
Affidavit of Property Posting
øUrgent
[JFor Review
0 Pleas. Comment
[J Please Reply
[J Please Recycle
Please accept the following P&Z comment letter and property posting affidavit for Silverleaf
Subdivision. Thanks, Shawn
5EP 14 '1(14 15:25
208 938 5873
PAGE. 01
','
/iff;
cMe;;d¡;n
IDAHO
LEGAL DEPARTMENT
(208) 466-9272 . FAX 466-4405
PARKS & RECREATION
(208) 888-3579 . Fax 898-5501
PUBLIC WORKS
(208) 898-5500' Fax 887-1297
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wardle
William L. M, Nary
Charles M, Rountree
Keith Bird
BUILDING DEPARTMENT
(208) 887-2211 . Fax 887-1297
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: September 9, 2004
Transmittal Date: August 17, 2004 Hearing Date: September 16, 2004
File No,: AZ. 04-024
Request: Annexation and Zoning of 47.66 acres from RUT to R-4 zone for proposed
Silverleaf Subdivision
By: Centennial Development, LLC
Location of Property or Project: 2683 West Chinden Boulevard
David Zaremba, P/Z (NoFP)
David Moe, P/Z (No FP)
Wendy Newton-Huckabay, P/Z (No FP)
Michael Rohm, P/Z (NoFP)
Keith Borup, P/Z (No FP)
Tammy de Weerd, Mayor
Bill Nary, CIC
Charlie Rountree, CIC
Keith Bird, CIC
Shaun Wardle, CIC
Water Department
X"" Sewer Department
Sanitary Service (No VAR, VAG, FP)
Building Department
Fire Department
Police Department
: :~';'.::, YO"' CoOO" R'f\,I~
City Planner / ~
îW~,. n ~ .' -RECEIVED
. ~~y AUG 1,6 ~JOIt
CITY u~' i\'iERIDIAN AUG 2 3 2004
WASTEWATER DEPT. (!!ty ~f Meridian
33 EAST IDAHO AVENUE. MERIDIAN, IDAHO 83642 . (208) 8~g~44gerk Office
City Clerk OtTIce Fax (208) 888-42] 8 . Human Resources Fax (208) 884-8723 . Finance & Utility Billing Fax (208) 887-4813
Meridian School District (No FP)
Meridian Post Office (FP/PPonly)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian lnig, District
Settlers Irrigation District
Idaho Power CO. (FP/PP only)
Owest (FP/PP only)
Intermountain Gas (FP/PP only)
Bureau of Reclamation (FP/PPonly)
Idaho Transportation Department (No FP)
Ada County Land Records
Meridian Development Corporation
Historical Preservation Commission
MAYOR
Tammy de Weerd
clferid¡ ~n
IDAHO
~y
LEGAL DEPARTMENT
(208) 466-9272 . FAX 4<56-4405
PARKS & RECREATION
(208) 888-3579. Fax 898-5501
PUBLIC WORKS
(208) 898-5500' Fax 887-1297
CITY COUNCIL MEMBERS
Shaun Wardle
WIlliam L M. Nary
Charles M. Rountree
Keith Bird
BUILDING DEPARTMENT
(208) 887-2211 . Fax 887-1297
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: September 9, 2004
Transmittal Date: August 17, 2004 Hearing Date: September 16,2004
File No.: AZ. 04-024
Request: Annexation and Zoning of 47.66 acres from RUT to R-4 zone for proposed
Silverleaf Subdivision
By: Centennial Development, LLC
Location of Property or Project: 2683 West Chinden Boulevard
David Zaremba, P/Z (NoFP)
David Moe, P/Z (No FP)
Wendy Newton-Huckabay, P/Z (NoFP)
Michael Rohm, P/Z (NoFP)
Keith Borup, P/Z (No FP)
Tammy de Weerd, Mayor
Bill Nary, CIC
Charlie Rountree, CIC
Keith Bird, CIC
Shaun Wardle, CIC
Water Department
Sewer Department
Sanitary Service (No VAR, VAG, FP)
Building Department
Fire Department
Police Department
City Attomey
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FPIPP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig, District
Settlers lITigation District
Idaho Power CO, (FPIPP only)
Owest (FPIPP only)
Intermountain Gas (FPIPPonly)
Bureau of Reclamation (FPIPP only)
Idaho Transportation Department (No FP)
Ada County Land Records
Meridian Development Corporation
Historical Preservation Commission
Your Concise Remarks:
~~.._/-!
~
~
~áð/æ"ý
~
33 EAST IDAHO AVENlÆ. MERIDIAN, IDAHO 83642 . (208) 888-4433
City Clerk OIliee Fax (208) 888-4218 . Human Resources Fax (208) 884-8723 . Finance & Utility Billing Fax (208) 887-4813