HomeMy WebLinkAboutHacienda Subdivision PP
PP 04-043
January 20, 2005
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Javo Construction ITEM NO. 9
REQUEST Public Hearing: Preliminary Pial approval for 98 building lols & 27 common lots
on 19.63 acres in a proposed R-8 zone for Hacienda Subdivision -
6000 North Meridian Road
AGENCY
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Comments
COMMENTS
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CITY CLERK:
CITY ENGINEER:
CITY POLICE DEPT:
CITY fiRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
See affached Comments
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See affached Comments
No Comment
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
See affached Comments
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: RevIsed Plat
Contacted: ~ ,[~
Emailed:
Date: ,fJrtJó..<: Phone: q~¥~3q/~ lff-J
StOff Irfitials: JR
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Malellals presented al public meetings shall become property 01 the City 01 Meridian.
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MAYOR
Tammy de Weerd
ctre;;di an
CITY HALL
(208) 888-4433 - Fax 8874813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211- Fax 898-9551
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
MEMORANDUM:
P&Z Hearing Date: January 20,2005
Transmittal Date: January 18, 2005
To:
Mayor, City Council and Planning & Zoning Commission
Brad Hawkins-Clark, Principal City Planner -1Y!L
Bruce Freckleton, Development Services Manager ~
Hacienda Subdivision
'RECEIVED
JA.U 1 B 2005
From:
Re:
City Of Meridian
City Clerk Office,
. Annexation and Zoning of 19.63 Acres fÌ"om RUT (Ada County) to R-8 Zone,
by Doug Jayo (File No. AZ-04-034).
.
Preliminary Plat Approval of Ninety-eight (98) Building Lots and Twenty-
seven (27) Other Lots on 19.63 Acres in a Proposed R-8 Zone, by Doug Jayo
(File No. PP-04-043).
.
Conditional Use Pennit Approval for a Planned Development for a
Residential Subdivision with Reduced Lot Frontages, Reduced Lot Sizes, and
Zero Lot Lines, including Clubhouse and Swinuning Pool, by Doug Jayo (File
No. CUP-04-052).
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:
[1/6/05 Revision Note: This staff report is based on the revised Preliminary Plat/Site Plan,
dated 1/6/05, which accommodated ACHD conditions. The original Preliminary Plat/Site Plan
was dated 11/10/04. ACHD required the applicant to add two (2) stub streets to the plan - one to
the north and one to the east - and to add a landscape island at the mid-block within Rio Colinas
Street. These modifications resulted in the applicant addinf! one (1) detached unit and losing one
(1) attached unit. Even though the number of common lots increased by one (1), since the
number of buildable lots remained the same the City did not require the applicant to re-notice
the hearing. (See below for further explanation.) }
AZ-O4-034, PP-O4-043, CUP-O4-052
Hacienda Subdivision. AZ.PP.CUP
Planning & Zoning ComrnissionlMayor & City Council
Transmittal Date: January 18, 2005
Page 2
APPLICATIONS SUMMARY
The applicant, Doug Jayo, has applied for Annexation and Zoning, Preliminary Plat and
Conditional Use Permit (CUP) approval of a Planned Development (PD) consisting of 125 lots
(98 buildable) on 19.63 acres of land generally located on the east side of N. Meridian Road,
approximately \4rnile south of Chinden Blvd. There is an existing residence with a detached
garage and other amenities in the middle of the site. The north boundary of the property abuts
approximately 10 acres of undeveloped land owned by the Holy Apostles Catholic Church. The
subject property is presently zoned RUT in Ada .County and the applicant has requested the
entire 19.63 acres be zoned R-8. The CUP/PD application proposes reductiòns to the R-8 zone
dimensional standards (see further description below). The 2002 Future Land Use Map
designates all of the property as Medium Density Residential.
The preliminary plat application is for 61 single family detached and 37 single family attached
residential lots and 28 common lots on 64.48 acres. It is a single phase development. The
buildable lots range in size from 2,851 to 10,410 square feet. The common lots include a linear
open space lot to accommodate a private pathway through the center block (being extended
along the North Slouth), a lot for the clubhouse and pool, a 35-foot street buffer along N.
Meridian Road, and several landscaped lots. The total amount of open space (excluding street
buffers) is 2.85 acres, or 14.5% of the site. The plat proposes reduced street sections for the
majority of the subdivision (except for the entry and Rio Vista Dr.). The gross density of the
proposed subdivision is 4.99 dwelling units (du) per acre. No net density was provided in the
application.
The CUP/PD application includes requests to allow reduced development standards including
reduced lot sizes, reduced street ftontages, and zero side lot line building lots for townhomes.
There are three (3) different types of townhouse structures - 4-attached, 5-attached and 6-
attached. MCC 12-4-6.D.1. allows only one zero-lot line interior side yard per lot. Since the
applicant is proposing two zero-lot lines on several lots, the CUP/PD is required. No use
exceptions or other reductions are proposed. (See chart below for a comparison and summary of
the proposed reductions and allowances.)
Min. Lot Size- City Requirement (R-8)
6,500 sq. ft. per lot
Proposed Lot Size
2,850 sq. ft. per lot (attached units only)
Lot Frontage- Citv Requirement
65' minimum
Proposed Minimum Frontage
30' minimum
Zero
Lot Lines-
Citv Requirement
I per lot (max.)
Proposed Standard
2 per lot
The applicant has proposed the following amenities as part of the PD: 14.5% open space, a
clubhouse with restrooms, and a swimming pool.
AZ-O4-034, PP--Q4-043, CUP-O4-052
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 18,2005
Page 3
There are three (3) planned stub streets shown on the revised preliminary plat. The
development's only ftontage on an existing roadway is Meridian Road (approx. 1,330 feet). The
applicant is proposing to construct two new public streets off Meridian Road (Rio Vista and Rio
Palmara) to serve the project. The ACHD Commission is scheduled to hear the subject
application at their 1119/05 meeting. The application states that a Transportation Impact Study
was to be prepared by Washington Group International. However, to date, it was not submitted to
the City of Meridian.
There are two (2) corrections to the application of which the Commission and Council should be
aware:
a. The Preliminary Plat application (Item #15.f) states there are multi-family dwelling
units within the project. However, only single family units are proposed.
b. The Preliminary Plat application (Item #15.g) states a I5-foot ftont yard setback is a
"special set back requirement" for the project. However, MCC 11-9-1 allows l5-foot
ftont yard setbacks for living areas outright, by code.
Staff has provided a detailed analysis and recommended conditions of approval for the requested
annexation/rezone, preliminary plat and conditional use pennit applications below. We are
recommending approval of all three applications with conditions.
CURRENT OWNERS OF RECORD
Mr. Michael Adkins is the current property owner of record and he has submitted an affidavit of
legal interest to allow Doug Jayo to submit the subject applications.
LOCATION
The current property address is 6000 N. Meridian Road. It is located within the NW \4of Section
30, T4N, RIB, the square mile bordered by Chinden Blvd, Meridian, Locust Grove and
McMillan Roads. The land is designated as "Medium Density Residential" on the Future Land
Use Map of the 2002 Comprehensive Plan.
SURROUNDING PROPERTIES
North: An undeveloped, lO-acre parcel of land owned by the Holy Apostles Catholic Church,
zoned RUT (Ada Co.).
South: A 20-acre parcel with an existing single family residence, barn and small
grazing/ranching operation, zoned RUT (Ada Co.)
East: Saguaro Canyon Estates Subdivision (unconstructed phases), zoned R-4 (Meridian) and a
lot in Blythe Estates Subdivision (a large lot, Ada County subdivision).
West: Several single family residences on 1 +/- acre lots, zoned RUT (Ada Co.). Future
Paramount Subdivision phases, zoned R-40, CoG and L-O (Meridian)
AZ-O4-034, PP...(J4-043, CUP-O4-052
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
Transmittal Date: January 18,2005
Page 4
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 fmd 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;
Staff finds that the requested 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 Hacienda's gross density is 4.99
du/acre. The Future Land Use Map shows a potential public park site, regional pathway,
and future school site in this section. A lO-foot wide regional path was recently approved
in Saguaro Canyon and Ventana Subdivisions to the south and east. Also, Joint School
District No.2 has purchased a 41 acre site in the section (two parcels to the south) and
they are not pursuing any further land acquisitions in Section 30 at this time (according to
Wendell Bigham, Facilities Director). P&Z Department staff is not aware of any efforts
the Meridian Parks & Recreation Department is undertaking to acquire land within this
section for a public park.
The Comprehensive Plan contains policies which encourage development to be phased in
accordance with their connection to the sewer system (see policy #8, page 108) and
similar policies aimed at controlling growth. The parcel is planned to be served with the
North South Trunk, which is not yet constructed to Meridian Road. The Public Works
Department has been coordinating with property owners to the west and south on the
extension and alignment of the trunk line. Paramount Subdivision is currently
constructing the sanitary sewer and will stub to Meridian Road.
Below are some of the 2002 Comprehensive Plan policies which generally support the
annexation request (Staff analysis is shown in italics). The application also lists several
other policies which support the annexation:
"Promote the design of attractive roadway entryway areas throughout Meridian
that will clearly identify the community." (Ch. V, Goal III, Obj. B. #7)
Ventana is proposing a 35-foot wide landscape buffer lot on Meridian Road with
a substantial amount of new landscaping and hardscaping therein.
AZ-04-034, PP-O4-043 , CUP-O4-052
Hacienda Subdivision AZ.PP.Cup
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 18, 2005
Page 5
"New development should not rely on cul-de-sacs since they provide poor fire
access, walkability and neighborhood social life. New development and streets
should be designed to encourage walking and bicycling." (Ch. VI, Bullet #2, pg.
71)
There are no new cul-de-sacs planned within the development.
"Coordinate with irrigation districts to provide multiple use of existing irrigation
easements." (Ch. VII, Goal III, Obj. B, #3)
The applicant is proposing a pathway facility adjacent to the North Slough
Lateral through the majority of the project. They are also proposing to keep the
facility open as an amenity to the subdivision, which staff supports.
"Require usable open space to be incorporated into new residential subdivision
plats." (Ch. VII, Goal N, Obj. C, #3)
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. This is only the fourth urban-scale development and annexation application in
Section 30, T4N, RIB. Upon extension of the North Slough Trunk into this square mile,
additional rezone requests are anticipated.
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, with a Planned Development to allow the
reduced ftontages, reduced lot sizes and zero lot lines.
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 east and south has been recently annexed and approved for
single-family residential lots in Saguaro Canyon and Ventana Subdivisions. Saguaro
Canyon has a gross density of 3.29 d.u./acre. Paramount Subdivision was annexed in
2003 and land immediately west of Ventana is zoned for professional office and single
family uses. Larkwood Subdivision east of Saguaro has lot sizes that run approximately 2
acres each. The proposed density-4.99 d.u./acre gross-is higher than both Saguaro
Canyon and Ventana yet is within the allowable 3-8 units per acre targeted by the
Comprehensive Plan. Thus staff finds that surrounding developments are mixed
AZ-04-034, PP-O4-043, CUP-O4-O52
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
Transmittal Date: January 18, 2005
Page 6
densities-either the same or less, but the proposed density is within the anticipated range
for a medium density project. ACHD has also reviewed the adjacent street capacity and
has approved the proposed subdivision (with conditions).
Meridian Road (between Chinden and McMillan) is not programmed within ACHD's
Five Year Work Program. McMillan Road is in ACHD's Capital Improvement Program
and is anticipated to be reconstructed in 2018. The property is designed to sewer into a
portion of the North Slough Trunk that is not yet constructed.
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 change the existing rural
character of the subject property. There is an estate-type property south of Hacienda
Subdivision. However, according to public testimony issued at the Ventana Subdivision
City Council hearings, the owner is expected to redevelop in the near future. The
intended character of the vicinity is a mix of urban and suburban scale developments on a
generally gridded street system with a focus on single family and multi-family housing at
3 to 8 d.u./acre. The proposed use is compatible with the Future Land Use Map. The
design and density confonns to most of 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
deten:nine 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. However,
staff finds that the new residences may be disruptive to existing agricultural practices to
the north. It should be noted, however, that the Commission and Council made this
finding in the affirmative during the Saguaro Canyon and Ventana Subdivision hearings
for the same rural properties.
G.
Will the area be served adequately by essential public facilities and services such as
Wghways, 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. 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
AZ-O4-034, PP-O4-043, CUP-04-052
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
Transmittal Date: January 18, 2005
Page 7
properties. The applicant and/or future property owners will be required to pay park and
highway impact fees as well as construct on-site stonnwater drainage facilities.
Please review ACHD, Police and the Fire Department's comments concerning this
subdivision for further infonnation 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;
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 pennit 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 significantly upon build-out of the
proposed subdivision. The Commission and Council should refer to the ACHD staff
report for specific details on traffic impacts. The traffic engineer for Ventana Subdivision
detennined that, even at project build-out in 2009, Meridian Road will function at an
LOS C or better. Staff does not feel that the amount generated will be detrimental to the
public welfare if all City and ACHD conditions of approval are met.
Staff finds that the proposed subdivision will not involve uses that would create other
nuisances that would be detrimental to the general welfare of the surrounding area.
J.
Will the area have vehicular approaches to the property which shall be so designed
as not to create an interference with traffic on surrounding public streets;
Staff finds that the subdivision's two vehicular approaches off of Meridian Road are
aligned with existing property lines on the west side of Meridian Road and comply with
the turn lane and intersection control conditions imposed by ACHD. The other proposed
roadways will need to be improved in compliance with ACHD requirements in order to
alleviate interference with the existing and proposed intersections. We do find that. as
pro1;Josed. the Rio Colinas Street stub to the east is shown as a 32-foot wide street section.
The standard public street section is 36 feet. Upon future redevelopment of the parcel in
Blythe Estates Subdivision (to east). this four (4) foot discrepancv may create an
interference with future traffic. Staff is recommending this street be designed to a
standard 36-foot section in this area.
The Commission and Council should review ACHD comments concerning vehicular
approaches and traffic generation. The ACHD Commission has approved the Ventana
Subdivision preliminary plat application.
AZ-O4-034, PP-O4-O43, CUP-04-052
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 18, 2005
Page 8
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 re-zone. The North Slough does bisect the property and
is proposed to be piped underground for short segments through the project. However,
this facility is not considered to be a feature of "major importance" for the community.
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 [rods that sewer, water, irrigation, solid waste, library, fire and street services are
available to the site. Existing elementary school capacity remains an important but
undetermined factor for this subdivision. The school district has stated in the past (for
other North Meridian developments) that additional students will further compound the
current overcrowded situation and residents cannot be assured of attending the
neighborhood school. Both Havasu Creek and Paramount Subdivision have been
approved for new elementary schools, although neither of these sites has a construction
date at this time.
Long-range planning in the North Meridian area has been underway since 2001. This
area is a part of the North Meridian Area Plan. The proposed use and density generally
comply with this plan. Staff finds that the annexation of this property is largely in the
best interest of the City.
ANEXATION AND ZONING COMMENTS
1. The legal description submitted with the application (stamped by Clinton W. Hansen on 11-
08-04) appears to meet the requirements of the City of Meridian and State Tax Commission
and places the parcel contiguous to existing city limits.
2. Any existing domestic wells and/or septic systems within this project will have to be
removed ftom their domestic service, per City Ordinance Section 5-7-517, when services are
available ftom 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.
AZ-O4-034, PP-Q4-043, CUP-O4-052
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning CommissionIMayor & City Council
Transmittal Date: January 18,2005
Page 9
4. Any future subdivision, planned development, uses and construction shall comply with the
City of Meridian ordinances in effect at the time.
PRELIMINARY PLAT FINDINGS AND REQUIREMENTS
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 the subdivision to be in substantial confonnance with the Comprehensive
Plan, as noted in Finding "A" under Annexation and Zoning above.
b. The availability of public services to accommodate the proposed development;
As noted under Findings G and L under "Annexation and Zoning," Staff finds that public
services are available to accommodate the proposed development
c. The continuity of the proposed development with the capital improvement
program;
The proposed subdivision would not create any more additional requirements or demands
to the City than other standard residential uses. The Public Works Department CIP
includes the North Slough Trunk extension, which this property will drain to. The
developer will need to construct off-site sewer and water improvements in N. Meridian
Road, in accordance with the Master Facility Plan.
d. The public fmancial capability of supporting services for the proposed
development;
Staff frods that the development will require public expenditures for extending the North
Slough Trunk. Specifically, the Public Works must enter into a contract with a private
finn to acquire easements, design and construct the line. The funding for this extension is
budgeted in the FY04 budget, with a preliminary estimated schedule of construction
completion by June 2005.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Other than previously noted, staff does not find any other health, safety or environmental
problems associated with this subdivision that need to be brought to the Councilor
Commission's attention.
SPECIAL CONSIDERATIONS - PRELIMINARY PLAT
AZ-O4-034, PP-o4-043, CUP-04-052
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 18, 2005
Page 10
A. Clarification of North Sloul!b. Easement: The Preliminary Plat does not call-out/label an
easement for the N. Slough Lateral. However, the legal description map submitted with the
Annexation application notes a 40-foot wide easement claimed by the North Slough Lateral
User's Association. In addition, Settler's Irrigation District claimed a prescriptive, 40-foot
easement for this facility in Ventana Subdivision to the south. Who holds and/or claims the
easement - the User's Association or Settler's J.D.? Will the easement width change where
the slough is piped? Will trees be permitted within the easement? The aPDlicant will need to
clarify these outstandin!! easement issues at the P &Z Commission hearing..
B. Gravitv 1rri!!ation Pipe Location: A gravity irrigation line is shown on Lot 13, Block 6, which
appears to be extended to the future Saguaro Canyon Subdivision. However, the approved
plat for Saguaro Canyon does not have an irrigation line in this location. The applicant
should clarify the location of this line and, if a relocation is necessary, reflect the correct
location on the revised Preliminary Plat.
C. North Stub Street Location: As noted above, ACHD required a new stub street to the north
property line. Staff agrees with this addition. In fact, MCC 12-4-5 prohibits block lengths in
excess of 1,000 feet - which this new stub street rectifies. However, staff believes the stub
street would be better placed at the mid-block rather than at the west end where it is cUITently
shown, especially if the parcel to the north develops as a residential subdivision. Our opinion
would likely change if the parcel developed as a church parking lot or other non-residential
use. We recommend the applicant be prepared to address this issue at the P&Z Commission
hearing.
D. Street Section Widths: The Preliminary Plat proposes reduced street sections (32 feet) for all
streets except Rio Vista Dr. and the first 530 feet of Rio Palmara St. east of Meridian Road.
The Meridian Fire Department requires parking on only one side of the street for all sections
below 33 feet. There will be no on-street parking on either side of Lot 1, Block 9 (the island
in Rio Colinas St.) or in fÌ"ont of Lots 16-19, Block 5 and Lots 18-22, Block 6. The applicant
should clarify for the record whv reduced street sections are bein!! proposed.
As noted under AZ Finding J, staff does not support the 32-foot street section on Rio Colinas
Street at the eastern boundary stub due to potential future conflicts as Blythe Estates
Subdivision redevelops. We recommend Rio Colinas be constructed as a 36-foot street
section.
E. Townhouse Drivewav Locations: No common driveways are cUITently identified for the eight
(8) townhouse buildings on the south and east boundaries. Each townhouse will have a two
(2) car garage, including a 20-foot wide driveway. The townhouse elevation submitted with
the CUPIPD application appears to show common driveways for two (2) units. Staff does not
support separated, individual driveways for each townhouse lot and we recommend common
driveways be designated on the plat for Blocks 6 and 7.
F. Club House Parkin!! Lot: Lot 24, Block 5 is cUITently proposed as an off-street parking lot for
the club house. It is situated between two single family detached homes and across the street
fÌ"om two (2) townhomes. Staff questions the location of this lot and the potential negative
AZ-04-034, PP-O4-043. CUP-O4-052
Hacienda Subdivisioo AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 18,2005
Page 1 I
impacts on the adjacent residents. Lot 2, Block 5 is the only building lot on the east side of
Rio Vista Drive and is located between two common lots. We recommend the applicant
consider shifting the location of the club house parking lot to Lot 2, Block 5 and request the
applicant address this issue at the P&Z Commission hearing.
SITE SPECIFIC CONDITIONS OF APPROVAL I PRELIMINARY PLAT
1.
Sanitary sewer service to this site shall be via main line extensions fÌ"om the North Slough
Trunk that is cUITentIy in the design stage by the City of Meridian. The applicant will be
responsible for constructing the lateral sewer and water mains to and. through this
proposed development, thereby making them available to adjacent properties. The
subdivision designer is responsible for coordinating main sizing and routing with the
Public Works Department. This development shall be subject to latecomer fees, to
reimburse those responsible for bringing sanitary sewer service to the area, when and if
the Latecomers Fee Agreement is established. Latecomer's fees shall be due and payable
prior to signature on the final plat for each phase.
This proposed development is cUITentIy not serviceable by the City of Meridian's sanitary
sewer system. Proceeding through the approval process is strictly the risk of the
applicant. The City of Meridian does not guarantee sewer service within the
development time fÌ"ames outlined in Meridian City Ordinance.
2.
Water service to this site shall be via a l6-inch main line extension fÌ"om a main cUITently
being designed by the City of Meridian. The City's project will extend water service up
N. Meridian Road to McMillan. The applicant will be responsible for constructing the
l6-inch diameter water mains to the mid-section line, and a l2-inch main to the north
boundary line extended in Meridian Road. All other mains through this proposed
development shall be 8-inch diameter. The subdivision designer is responsible for
coordinating main sizing and routing with the Public Works Department. This
development shall be subject to latecomer fees, to reimburse those responsible for
bringing water service to the area, when and if the Latecomers Fee Agreement is
established. Latecomer's fees shall be due and payable prior to signature on the final plat
for each phase.
3.
The applicant has not indicated who will own and maintain the pressurized irrigation
system within this development. If the system remains private, 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 must be
submitted prior to plan approval, and the applicant shall be subject to irrigation plan
review fees. 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. 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
AZ-04-034. PP-O4-043, CUP-O4-052
Hacienda Subdivision AZ.PP.CUP
10.
II.
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 18,2005
Page 12
Meridian City Engineer.
4.
Prior to the City Council public hearing on this application, the applicant shall submit a
written request to waive MCC 12-4-13 to not pipe the North Slough Lateral. If the
request is approved, for all unpiped (open) sections of the North Slough Lateral, slopes
shall not be steeper than 4:1. A "typical" detail of the cross-section of these sections shall
be submitted to the P&Z Department with the final plat landscape plan.
5.
Prior to City Council approval of the final plat, the applicant shall submit a written
statement fÌ"om Settlers Irrigation District (SID) to the P&Z Department clarifYing the
required easement width for the North Slough drain. Applicant shall meet the conditions
of SID.
6.
The applicant should confirm the location of the gravity irrigation line currently shown in
Lot 13, Block 6 and, if a relocation is necessary, reflect the correct location on the revised
Preliminary Plat.
7.
Revise the Preliminary Plat to show Rio Colinas Street as a 36-foot street section.
8.
Revise the Preliminary Plat to graphically depict common driveways for the townhouse
lots in Blocks 6 and 7.
9.
The conceptual landscape plan submitted with the preliminary plat (Sheets PPL-C and
PPL-l, dated 11/03/04 by The Land Group) is approved with the following changes:
a. Revise Sheet PPL-I to show the landscape island in Rio Colinas.
b. Revise Sheet PPL- I to remove the fence currently shown encroaching on Lot 18,
Block 4.
c. No trees will be allowed within sanitary sewer or irrigation easements, except as
approved through a separate License Agreement. Relocate any trees show within
easements to other locations within the development.
Unless otherwise waived by the City Council, all irrigation ditches, laterals or canals
intersecting, crossing or lying adjacent and contiguous to the parcel shall be tiled per
MCC 12-4-13. Plans will need to be approved by Settlers Irrigation District, or lateral
users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department. Iflateral users association approval can't be obtained, plans
will be reviewed and approved by the Meridian City Engineer prior to final plat
signature.
Meridian City Code l2-4-13-B requires that tiled ditches have a sloped bar-grated inlet
structure and access/cleanout boxes at a maximum of four hundred foot (400') spacing
and at all angle points of the pipeline. The applicant shall address the access to each of
these required structures, as some will fall within the back yard of several lots.
Applicant shall construct a minimum 5-foot wide, detached sidewalk along the entire
subdivision fÌ"ontage of Meridian Road and adjacent to the designated collector roadways.
AZ-O4-034, PP-o4-043, CUP-O4-O52
Hacienda Subdivision AZ.PP.CUP
7.
8.
9.
Planning & Zoning CommissionlMayor & City Council
Transmittal Date: January 18, 2005
Page 13
Coordinate sidewalk location with ACHD.
12.
All areas being counted toward the 10% open space amenity shall be fÌ"ee of "wet ponds"
or other such nuisances. All stonnwater detention facilities incorporated into the required
open space are subject to MCC 12-13-14 and shall be fully vegetated with grass and
trees, as depicted on the submitted landscape plans. Any ACHD-required access
driveways to serve stonnwater areas that are located within required open space lots shall
be shown on the detailed landscape plans with each final plat.
STANDARD PRELIMINARY PLAT CONDITIONS
1.
Please submit 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
confonn.
2.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
3.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
4.
All micropaths within the proposed subdivision shall be designed in accordance with
MCC 12-13-15 "Micropath Landscaping".
5.
A detailed landscape plan, in compliance with the landscape ordinance shall be submitted
for the subdivision with the final plat application, the landscape plan shall include the
location and design of any proposed playground equipment.
6.
Sidewalks within the proposed subdivision shall be built in accordance with MCCI2-13-
10-8.
250 and 100-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 pennit fÌ"om
the Public Works Department prior commencing installations.
Please submit up to date groundwater/soils monitoring data to the Public Works
Department for review. Any drainage areas (detention/retention basins) must be designed
to ensure that water will percolate within a period of time not to exceed 24 hours for all
stonns up to and including a laO-year stonn event. Side slopes within drainage areas
shall not exceed 3:1.
Any tree over 4" in caliper that is removed fÌ"om the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
AZ-04-034, PP-O4-043. CUP-O4-052
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 18, 2005
Page 14
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be removed.
10.
Developer shall coordinate mailbox locations with the Meridian Post Office.
11.
Any existing domestic wells and/or septic systems within this project will have to be
removed fÌ"om 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.
12.
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.
13.
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 nonnal groundwater elevation.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in tenns of the following and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (I 1-17-3):
A.
B.
C.
D.
E.
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;
Staff finds that the subject property is large enough to accommodate the requested use
and all other required features as noted above.
That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
See Finding "A" under Annexation and Zoning.
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 of the same area;
See Findings "D" and "E" under Annexation and Zoning.
That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
See Finding "F" under Annexation and Zoning.
That the proposed use will be served adequately by essential public facilities and
AZ-O4-034, PP-O4-043, CUP-Q4-052
Hacienda Subdivision AZ.PP.CUP
H.
I.
Planning & Zoning CommissionlMayor & City Council
Transmittal Date: January 18, 2005
Page 15
services such as highways, street, police, and fIre protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
See Finding "0" under Annexation and Zoning.
F.
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 ofthe community;
See Finding "H" under Annexation and Zoning and Finding "D" under Preliminary Plat.
G.
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;
See Finding "I" under Annexation and Zoning.
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;
See Findings "I" and "J" under Annexation and Zoning.
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 Finding "K" under Annexation and Zoning.
SPECIAL CONSIDERATIONS - CUP/PD
A. Townhouse Elevation: Thirty-seven (37) townhomes are proposed within the development.
Only one (1) building elevation was submitted with the CUPIPD application. It appears the
same color and material scheme is planned for all 37 units. Since the townhome units are all
in a contiguous block, staff recommends some color and/or building material variation be
considered to help break-up the aesthetic appearance of Blocks 6 and 7. The applicant should
address this issue at the P&Z Commission hearing.
B. Clubhouse Wall: The existing residence (future community clubhouse) on Lot 1, Block 5 has
a decorative wall (approx. 5-6') around the western edge of the lot. A portion of this wall is
within two (2) feet of the right-of-way line of Rio Vista Dr. MCCI2-4-10.0.3 sets a
maximum fence height of four (4) feet in the fÌ"ont setback. The CUP/PD application did not
propose any deviation fÌ"om Meridian City Code. In addition, the Meridian Police Department
expressed some concern with the lack of surveillance opportunity into the site. Staff
recommends the applicant present photos of the fence and address the Police Department's
AZ-O4-034, PP-Q4-043, CUP-Q4-052
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 18,2005
Page 16
concerns at the P&Z Commission hearing. If the Commission supports an exceotion to MCC
12-4-10.0.3.. the applicant shall submit a revised CUPIPD aDPlication that requests said
exceotion. (See Site Specific Condition #4.)
AZ-O4-034, PP-D4-043, CUP-O4-O52
Hacienda Subdivision AZ.PP.CUP
8.
9.
Planning & Zoning CommissionlMayor & City Council
Transmittal Date: January 18, 2005
Page 17
SITE SPECIFIC CONDITIONS (Conditional Use Permit)
I.
Applicant shall meet all of the requirements of the preliminary plat as a condition of the
Conditional Use Pennit.
2.
Applicant shall submit details of the proposed bridge across the North Slough Lateral
shown on Lot 20, Block 5 of the Landscape Plan with the final plat application. Said
bridge shall comply with any applicable ADA design specifications.
3.
A condition of the CUP/PD shall be that the applicant participates in any road
inftastructure agreements in the North Meridian Planning Area negotiated with ACHD
and shall faithfully perfonn the terms of such agreement or agreements.
4.
If the P&Z Commission supports an exception to MCC 12-4-10.0.3. (Fence setbacks),
the applicant shall submit a revised CUP/PD application prior to the City Council hearing
that requests said exception.
5.
All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act, including the community clubhouse.
6.
The applicant shall provide/construct the following amenities within the subdivision:
a. Over 10% of the gross area as open space; and
b. A community clubhouse with restrooms and a swimming pool.
7.
The following deviations fÌ"om the Zoning and Subdivision Ordinance (MCC Title 11 and
12) are approved as part of this application:
Min. Lot Size- City Reauirement (R-8)
6,500 sq. ft. per lot
Proposed Lot Size
2,850 sq. ft. per lot (attached units
only)
Lot Frontage- Citv Requirement
65' minimum
Proposed Minimum Frontage
30' minimum
Zero
Lot Lines-
City Requirement
I per lot (max.)
Proposed Standard
2 per lot
All areas being counted toward the 10% open space amenity shall be free of "wet ponds"
or other such nuisances. All stonnwater detention facilities incorporated into the required
open space are subject to MCC 12-13-14 and shall be fully vegetated with grass and
trees, as depicted on the submitted landscape plans.
A Certificate of Zoning Compliance must be obtained for the clubhouse and swimming
AZ-O4-034, PP-O4-043, CUP-O4-052
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
Transmittal Date: January 18, 2005
Page 18
pool prior to applying for building pennits.
FIRE DEPARTMENT CONDITIONS
I. The existing residence (future clubhouse) shall be brought up to "Assembly" occupancy and comply
with the IFC.
2. No parking is allowed within any of the "knuckle" areas of the plat.
3. All roofing materials on the attached dwelling units shall be a non-combustible material.
4. 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
5. Acceptance of the water supply for fire protection will be by the Meridian Water Department.
6. Final Approval of the fife hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 y," outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
7. 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.
8. All entrance and internal roads shall have a turning radius of28' inside and
48' outside radius.
9. Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
10. Operational fire hydrants and temporary or pennanent street signs are required before combustible
construction begins.
II. 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 applicant shall provide a stub street to
the property to the (westleastlnorthlsouth). The two entrances shall be separated by no less than y,
the diagonal measurement of the proj ect.
12. Building setbacks shall be per the Building Code for one and two story construction.
13. 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.
14. Maintain a separation 0[5' ftom the building to the dumpster enclosure.
AZ-O4-034, PP-O4-043, CUP-O4-052
Hacienda Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 18, 2005
Page 19
IS. All portions of the buildings located on this project must be within ISO' of a paved surface as
measured around the perimeter of the building.
16. 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 CONDITIONS
1. The pedestrian access to the proposed clubhouse/community entrance is not well-deified. The
applicant shall submit a revised landscape plan that uses walkway paving IlliIterials and
landscaping to alert motorists to the pedestrian traffic.
2. The proposed landscaping creates a hiding spot near and south of Lot 20, Block 5 and Lot 24,
Block 5. The applicant shall submit a revised landscaping plan that affords greater visibility of the
area from public areas such as a street or parking lot.
3. Any interior fencing shall allow visibility from the street or shall not exceed four feet in
height if solid fencing is used (pertaining to Lot 1, Block 5).
PARKS DEPARTMENT CONDITIONS
1. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (MCC 12-13-13-6) will be followed.
2. 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.
SANITARY SERVICES CO. CONDITIONS
I. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your Certificate of Zoning Compliance application.
RECOMMENDATION
Staff finds the proposed Hacienda Subdivision to substantially comply with the existing
Comprehensive Plan and ordinances and we recommend approval of the applications. However,
before the Commission makes anv recommendation for approval. condition #3 of the Police
Department conditions and the "Special Considerations" of the Preliminary Plat should be
resolved.
AZ-O4-034, PP-O4-043, CUP-O4-052
Hacienda Subdivision AZ.PP.CUP
J oint School District No.2
911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
RECEIVED
JAN 11 20DS
January 4, 2005
City of Meridian
City Clerk Office
City of Meridian
33 East Idaho
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 Hacienda Subdivision will have a significant impact on school enrollments
at Discoverv Elementary. Sawtooth Middle. and Eagle High School.
We can predict that these homes, when completed, will house thirty-four (34) elementary
aged children, twenty-six (26) middle school aged children, and nineteen (19) 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 Bigham
Supervisor of Facilities and Construction
SETTLERS'
IRRIGATION
DISTRICT
COP'fJ
PO BOX 7571
PHONE. 344-2471
BOISE. IDAHO 83707-1571
FAX 343-1642
January 4, 2005
RECEIVED
JAN ~ 6 2005
City of Meridian
City Clerk Of',>,
Shawn Nickel
Land Consultants
52 N. 2'd Street
Eagle, Id 83616
- --~------.----
---.-------
---~~-_._----- -
Re: PP 04-043 Preliminary plat for Hacienda Subdivision
Dear Mr. Nickel:
After review of the Preliminary plat of the above-mentioned application Settlers Irrigation
District requests the following:
I. All irrigation/drainage facilities along with their easements must. be protected and
continue to function. The facilities involved are the North Slough Lateral (40' easement),
and the N.S. #2 Lateral (30' easement). All pipe must be RCP.
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.LD.
facilities, or within its easements.
4. Any changes to the existing irrigation system such as relocation, tiling, and landscaping
must be approved by Settlers lITigation 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. If 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 yo II have any questions please call 343-527f.
~Ð~
Nathan Draper, Manager
Settlers lITigation District
Enclosures
Cc: Will Berg, City of Meridian (w/o enclosures)
Bruce Freckleton (w/o enclosures)
Scott Campbell (w/o enclosures)
(I CENTRAL
.. DISTRICT
ßit~~ð!-!~
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Division
RECEIVED
DEe 7 R 2004
COt! øf M.,jøi~ \
c.Ìty 0efI¡. Olllçe
Return to:
0 Boise
0 Eagle
Q,.Garden City
~Meridian
0 Kuna
OACZ
0 Star
Rezone #
Conditional Use #
~m~/Final/Short~ (f. ð~- t!/!J
(!/EYOA o<)cl O/'~(5/o.
,
01. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
0 4. We will require more data concerning soil conditions on this Proposal belore we can comment.
05.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6. This office wili require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
0 7. This project shali be reviewed by the Idaho Department 01 Water Resources concerning weli construction and
water availability.
"'Øa. After writt~ approval from appropriate entities are submitted, we can approve this proposai for:
central sewage ~community sewage system 0 communitywaterweli
interim sewage central water
0 individual sewage individual water
d 9. The loliowing plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
p- Division~f . . nvironmental Quality:
. central sewage Q.,community sewage system 0 community water
sewage dry lines rntral water
Run-off is not to create a mosquito breeding problem.
;ø.10.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
012. "restroom facilities are to be instalied, then a sewage system MUST be instalied to meet Idaho State
Sewage Regulations.
0 13. We wili require plans be submitted for a plan review lor any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
,Ø 14. Please see attached stormwater management recommendations
0 ~ :Gl~;tl#7Jt:;: ~¿:;~p
0 child care center
Date:~ &~
Reviewed By: m /fc--
15726-0O1EH0904
Review Sheet
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE January 20, 2005 ITEM # 9
PROJECT NUMBER PP 04-043
PROJECT NAME Hacienda Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
- U I J 1 IU/\ 1< oj A Å/Ji;[¡¡ V
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January 11, 2005
~~~i.~~
~
{k......wt:rd1õ s:.w.:-
Doug Jayo
13235 Five Mile Road
Boise, Idaho 83709
To:
Hacienda Subdivision
6000 North Meridian Road
98-lot single-family subdivision
Subject:
John S. Franden, President
Sherry R. Huber, 1st VIce President
David Bivens, 2nd VIce President
Carol A. McKee, Commissioner
Rebecca W. Arnold, Commissioner
RECEIVED
JAN 18 2005
City of Meridian
City Clerk Office
On January 12, 2005, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6177.
Andrea N. Tuning
Planner III
Right-of-way & Development Services, Planning Division
CC:
Project file, Construction Services, Drainage, Utilities
City of Meridian
Bailey Engineering
1500 East Iron Eagle Drive
Eagle Idaho 83616
.....:.õi1II1It"',
. ~ Ada County Highway District
Right-of- Way & Development Department
Planning Review Division
This application requires Commission action due to the fact that this development is located within the norlh
Meridian Area. This item is scheduled to be on the consent agenda on January 12, 2005 at 6:30 pm. Tech
Review for this item was held with the applicant on Thursday December 30, 2004. Please refer to the
attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177-
phone, 208-387-6393-fax, atuninaCâ1achd.ada.id.us
File Numbers:
Hacienda Subdivision f MPP-O4.043 f MAZ-O4-034 f MCUP-O4-052
Site address:
6000 North Meridian Road
Owner:
Michael Adkins
6000 North Meridian Road
Meridian, Idaho 83642
Applicant:
Doug Jayo
13235 Five Mile Road
Boise, Idaho 83709
Representative:
Bailey Engineering
1500 East Iron Eagle Drive
Eagle, Idaho 83616
Application Information:
The applicant has submitted an application to the City of Meridian requesting annexation, rezone, conditional
use and preliminary plat approval to construct a 98-lot single-family residential subdivision on 19.63-acres.
The site is currenUy zoned RUT and is proposed to be rezoned to R-8. The site is located on the east side of
Meridian Road just south of Chinden Boulevard.
Acreage: 19.63-acres
Current Zoning: RUT
Proposed Zoning: R-8
Buildable Lots: 98-lots
Common Lots: 27-lots
Vicinity Map
~II
11 .
CC-_~~~~7' .
9t
~}
. J.:1l..;
A.
2.
3.
4.
5.
6.
7.
8.
Findings of Fact
1.
Trip Generation: This development is estimated to generate 980 additional vehicle trips per day (10
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
Traffic Impact Study: A traffic impact study was not required with this application.
Site Information: The site currently has one existing single-family dwelling.
Description of Adjacent Surrounding Area:
a. North: 23.998-acres (Church with a portion that is undeveloped)
b. South: 18. 17-acres zoned RUT
c. East: 60.89-acres zoned R-4
d. West: 4.8-acres, 1.0-acres, 0.92-acres, 0.92-acres and 1.42-acres zoned RUT
Impacted Roadways
Meridian Road:
Frontage: 1,330-feet
Functional Street Classification: Minor Arterial
Traffic count: South of Chinden Boulevard was 2,839 on 1-22-03
Level of Service: Better than C
Speed limit: 50 MPH
An acceptable Level of Service for this segment of roadway is a Level of Service D based on
COMPASS Planning Thresholds
Roadway Improvements Adjacent To and Near the Site
Meridian Road is improved with 2-traffic lanes with NO curb, gutter or sidewalk abutting the site.
There is sidewalk that is located to the north of this site that was constructed with the Roman Catholic
Church.
Existing Right-of-Way
Meridian Road has a total of 50-feet of right-of-way (25-feet from centerline).
9.
Existing Access to the Site
The site has an existing 12-foot wide driveway that intersects Meridian Road approximately 95-feet
south of the north property line.
Site History
This District has not previously reviewed a development application for this site.
10.
B.
Findings for Consideration
1.
Meridian Road. Right-of-Way and Sidewalk
District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks
and bike lanes.
Typically, the District requires all arterial roadways to accommodate for 5-traffic lanes. As a part of
the North Meridian Traffic Study, Meridian Road was identified as being a future 3-lane minor arterial.
Meridian Road is not listed as a proposed project in the District's currently adopted Five-Year Work
Program or in the currently adopted 20-year Capital Improvements Plan. As such, the applicant
cannot receive reimbursement for dedicated right-of-way from available collected impact fees. The
applicant shall do one of the following:
a. Dedicate by donation a total of 35-feet of right-of-way along Meridian Road, and construct a
minimum 5-foot wide concrete sidewalk along Meridian Road, located a minimum of 28-feet
from the centerline ofthe right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Meridian Road, located a minimum of 28-feet from the centerline of the right-
of-way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Meridian Road, located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
2.
Roadway Offsets
Local Streets Intersecting Meridian Road
District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an
arterial roadway (measured centerline to centerline).
The applicant is proposing to construct Rio Vista Drive to intersect Meridian Road approximately 55-
feet south of the north property line. Although this location meets District policy in regard to location,
it does not serve the area well in terms of access to Meridian Road. Currently, there is a large portion
of the church site to the north that is undeveloped. If the applicant to this parcel were to construct Rio
Vista Drive in the location that is proposed, the church would not be able to construct a public
roadway to access Meridian Road that would meet the minimum roadway offsets that are required by
District policy. Staff recommends that the applicant shift Rio Vista Drive to the north property line.
The applicant should construct Rio Vista Drive at the north property line for approximately 150-feet.
By constructing Rio Vista Drive at the north property line, multiple parcels may utilize the public right-
of-way to access Meridian Road. This will eliminate multiple access points to the arterial
transportation system and will provide additional connectivity within the area.
be allowed. depending on traffic volumes forecast to be generated by the development. Concrete
sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-feet or
more in which case the sidewalk shall be a minimum of 4-feet in width.
District policy 7204.4.3 states, "a developer may construct a local urban residential street with a
reduced width of 29-feet from back-or-curb to back-of-curb with curb, gutter and sidewalk. Although
some parking is allowed, the District will further restrict parking on a reduced width street if curves or
other physical feature causes problems, if actual emergency response experience indicates that
emergency vehicles may not be able to provide service. or if other safety concerns arise. The right-
of-way width of a 29-foot street section will be in accordance with Section 7204.4.1.
Parking is allowed on one side of a reduced width street when the following criteria are met:
. Traffic volumes on the street are not forecast to exceed 1,000 vehicle trips per day.
. There must be no possibility that the street will be extended in the near future, or that another
street may be connected to it in a manner that would allow more than 1,000 vehicle trips per
day.
. The developer is required to install "no parking signs" on one side of the street, as specified by
the District."
. Vertical curbs with attached 5-foot minimum wide sidewalks or rolled curbs with 4-foot
minimum wide detached sidewalks and a 5-foot minimum wide planter strips are required.
The applicant is proposing to construct some altemative street sections within the subdivision.
The applicant is proposing to construct Rio Vista Drive (from meridian Road to Rio Parlmara Street)
as a 36-foot street section with curb, gutter and a 6-foot wide planter strip and a 4-foot wide detached
concrete sidewalk within 60-feet of right-of-way. Although this street section is not specifically
approved by District policy, this street section includes each of the standard components that are
required by District policy and should be approved with this application.
The applicant is proposing to construct Rio Palmara Street (from Meridian Road to Rio Vista Drive) as
a 36-foot street section with rolled curb. gutter and 5-foot attached concrete sidewalk within 50-feet of
right-of-way. This street section meets District policy and should be approved with this application.
The applicant is proposing to construct Rio Palmara Street (from Rio Vista Drive to Rio Lomas
Street), Rio Lomas Street, Rio Colinas Street and Rio Sierra Avenue as a 32-foot street section with
rolled curb, gutter and 5-foot attached concrete sidewalk within 50-feet of right-of-way. Although this
street section is not specifically approved by District policy, this street section includes each of the
components that are required for a reduced street section and should be approved with this
application. The District requires that the applicant submit documentation showing the review and the
approval of the reduced street section from the appropriate Fire Department. The District also
restricts parking on one side of the roadway.
4.
Stub Streets
District policy 7203.5.1 states that the street design in a proposed development shall cause no undue
hardship to adjoining property. An adequate and convenient access to adjoining property for use in
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2. The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
The applicant is proposing to construct a stub street (Rio Vista Drive) to the south property line
approximately 51 O-feet east of the west property line. The proposed stub street will provide a
vehicular connection to 18.17-acre parcel that is located directly to the south. Staff is supportive of
the applicant's proposal to construct a stub street in this location. Due to the fact that the proposed
stub street is less than 150-feet in depth, the applicant will not be required to provide a temporary turn
around at the terminus of the roadway. The applicant will be required to install a sign at the terminus
of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is not proposing to construct a stub street to the east property line. Staff is
recommending that the applicant extend Rio Colinas Street to the east property line. This stub street
would provide the 10.060-acre site to the east with a stub street and will provide additional
connectivity within this square mile. Due to the fact that the proposed stub street is less than 150-feet
in depth, the applicant will not be required to provide a temporary turn around at the terminus of the
roadway. The applicant will be required to install a sign at the terminus of the stub street stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE".
Staff believes that if the applicant shifts Rio Vista Drive to the north property line for a minimum of
150-feet, the property to the north will have a quasi-stub street that may be utilized in the future when
the remainder of the church parcel is redeveloped.
5.
Knuckles
District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island
within a knuckle to be constructed with the island being a minimum of 4-feet wide with a minimum
area of 1 OO-square feet and designed to safely channel traffic. The roadway around the traffic island
should maintain a minimum of a 29-foot street section. The design should be reviewed and approved
by ACHD's Development staff.
The applicant is proposing to construct three knuckles with islands located within them. District staff
is supportive of the location of the knuckles. The applicant should construct the islands to be a
minimum of 4-feet wide with a minimum area of 1 OO-square feet and designed to safely channel
traffic. The applicant should also maintain a 29-foot street section on either side of the island within
the knuckles. Any proposed landscape islands/medians within the public right-of-way dedicated by
this plat should be owned and maintained by a homeowners association. Notes of this should be
required on the final plat.
6.
Islands/Medians
District policy 7202.7 and 7207.5 require islands to be constructed a minimum of 4-feet wide with a
minimum area of 1 OO-square feet and designed to safely channel traffic. The roadway on either side
of the traffic island should maintain a minimum of a 21-foot street section. District policy also requires
any proposed landscape islands/medians within the public right-of-way dedicated by this plat should
be owned and maintained by a homeowners association. Notes of this should be required on the
f;",,1 "I"t Th", rI",cõn" "h"..lrI h", ."",;",...",rI ,,"rI """."",,,rI h" Arl-ln'" n""""I""m,,,"t "t<>ff
7.
C.
Other Access
Meridian Road is classified as a minor arterial. Other than the two public roadways that have
specifically been approved with this application, direct lot access to Meridian Road is prohibited. A
note should be placed on the plat stating the access restriction to Meridian Road.
Special Note to the City of Meridian
The applicant is proposing to construct reduced street sections within the subdivision. With
the reduced street section, the District restricts parking on one side of the roadway. With
each ofthe narrow lots located on the south property line and the east property line having a
20.foot wide driveway, on street parking will be Y!D! limited within the subdivision.
D.
Site Specific Conditions of Approval
1.
The applicant shall do one of the following:
a. Dedicate by donation a total of 35-feet of right-of-way along Meridian Road, and construct a
minimum 5-foot wide concrete sidewalk along Meridian Road, located a minimum of 28-feet
from the centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Meridian Road, located a minimum of 28-feet from the centerline of the right-
of -way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Meridian Road, located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
2.
Shift Rio Vista Drive to the north property line. Construct Rio Vista Drive at the north property line for
a minimum of 150-feet. There shall be no separation between the property line and the new right-of-
way line.
3.
Construct Rio Vista Drive (from meridian Road to Rio Parlmara Street) as a 36-foot street section with
curb, gutter and a 6-foot wide planter strip and a 4-foot wide detached concrete sidewalk within 60-
feet of right-of-way, as proposed.
4.
Construct Rio Palmara Street (from Meridian Road to Rio Vista Drive) as a 36-foot street section with
rolled curb, gutter and 5-foot attached concrete sidewalk within 50-feet of right-of-way, as proposed.
5.
Construct Rio Palmara Street (from Rio Vista Drive to Rio Lomas Street), Rio Lomas Street, Rio
Colinas Street and Rio Sierra Avenue as a 32-foot street sections with rolled curb, gutter and 5-foot
attached concrete sidewalk within 50-feet of right-of-way, as proposed. Parking is restricted to one
side of the roadway. Submit a letter from the Meridian Fire Department showing the review and
approval of the reduced street section.
9.
traffic. Maintain a 29-foot street section on either side of the island within the knuckles. Any
proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be
owned and maintained by a homeowners association. Notes of this shall be required on the final plat.
Construct an island within Rio Vista Drive at the main entrance, as proposed. Construct the island to
be a minimum of 4-feet wide with a minimum area of 1 OO-square feet and designed to safely channel
traffic. Maintain a 21-foot street section on either side of the island. Any proposed landscape
islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained
by a homeowners association. Notes of this will be required on the final plat.
10.
Other than the two public roadways that have specifically been approved with this application, direct
lot access to Meridian Road is prohibited. A note should be placed on the plat stating the access
restriction to Meridian Road.
11.
Comply with all Standard Conditions of Approval.
D.
Standard Conditions of Approval
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2.
All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
5.
6.
The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
7.
Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8.
Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
11.
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E.
Conclusions of Law
1.
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2.
ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1.
2.
3.
Vicinity Map
Site Plan
Request for Reconsideration Guidelines
Request for Reconsideration of Commission Action
1.
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or infoITnation establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
Development Process Checklist
II
II
I8ISubmit a development application to a City or to the County
I8IThe City or the County will transmit the development application to ACH D
I8IThe ACHD Planning Review Division will receive the development application to review
I8IThe Planning Review Division will do Q!!.!! of the following:
OSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
OSend a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of
a previous development application and that the site specific requirements from the previous development also apply
to this development application.
OWrlte a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the
proposal for Its conformance to District Policy.
OWrite a Commission Level report analyzing the Impacts of Ihe development on the Iransportation system and
evaluating the proposal for its conformance to District Policy.
OThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
OFor ALL development applications, including those receiving a "No Review" or "Comply With" letter:
The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Review
Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD,
then architectural plans may be submitted for purposes of impact fee calculation.)
The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, including,
but not limited to, driveway approaches, street improvements and ulillty cuts.
OPay Impact Fees prior to issuance of building permit Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
0 Driveway or Property Approach(s)
Submit a "Driveway Approach Requasf' form to Ada County Highway Dislrlct (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week tumaround for this approval.
0 Working in the ACHD Right-of-Way
Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to
ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Conlrol Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrele.or asphalt.
Cons/ruenon (Subdivisions)
0 Sediment & Erosion Submittal
At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division.
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