HomeMy WebLinkAboutP & Z Item PacketAZ 04-011 REVISED
MERIDIAN PLANNING & ZONING MEETING February 3, 2005
APPLICANT Lonnie Johnson ITEM NO. if (�✓
REQUEST Public Hearing: Annexation and Zoning of 9.8 acres to R-8 zone for
Alexandria Subdivision - 4205 North Locust Grove Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: �ry
Contacted: Q L/ id
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Emailed:
COMMENTS
See attached staff report
No comment
See attached comments
See attached comments
No comment
Materiab preserded at public
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Date: C�-1-057 Phone: Z3�3
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Staff Initials:
I soma property of the c(ty of Meddiam
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
CrrY OF
ll IDAHO
CITY HALL
(208) 888-4433 — Fax 887-4813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 — Fax 898-9551
LEGAL DEPARTMENT
(208) 466-9272 — FAX 466-4405
STAFF REPORT: P&Z Hearing Date: February 3, 2005
Transmittal Date: January 31, 2005
To: Mayor, City Council and Planning & Zoning Commission
From: Brad Hawkins -Clark, Principal City Planner /W_
Bruce Freckleton, Development Services Manager
Re: Alexandria Subdivision - REVISED
• Annexation and Zoning of 9.8 Acres from RUT (Ada County) to R-8
(Medium Density Residential), by Lonnie Johnson (File No. AZ -04 -011 -
revised)
• Preliminary Plat Approval of 33 Single -Family Residential & Four (4)
Common Lots on 9.8 Acres in proposed R-8 zone, by. Lonnie Johnson (File
No. PP -04 -017 -revised)
• A Conditional Use Permit for a Planned Development Consisting of 33
Residential Building Lots for Reductions to the Minimum Requirements for
Lot Area, Rear Building Setbacks, Street Side Setbacks and Street Frontage,
by Lonnie Johnson (File No. CUP -04 -015 -revised)
We have reviewed the aforementioned applications and now 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:
(11129/04 Revision Note: This updated staff report is based on the revised Preliminary Plat
dated 11129104 and the accompanying Preliminary Landscape Plan dated 12110104. It is also
based on a new Annexation and Zoning application, which eliminated the original request for
C -N (Neighborhood Commercial) zoning and is now proposing all R-8 zoning. All f le numbers
remain consistent with the original applications. The last preliminary plat submitted with the
original Alexandria application (and the plat remanded by City Council) was stamp dated
8118104 by the engineer and proposed off ce%ommercial lots along Locust Grove Rd. As a result
of the 9121104 City Council hearing where the council remanded the preliminary plat back to
the P&Z Commission, the applicant has eliminated the four (4) non-residential lots at the east
end and replaced them with ten (10) alley -loaded residential lots, among other changes. (See
below for further explanation.) J
AZ -04-011, PP -04-017, CUP -04-015 Alexandria Subdivision -Revised
Page 1 of 17
BACKGROUND / PRIOR ACTIONS
On July 29, 2004, the Planning & Zoning Commission recommended approval of the original
Alexandria Subdivision to the City Council (including the Annexation & Zoning and
CUP/Planned Development applications). At their August 24th meeting, the City Council closed
the public hearings and ordered staff to prepare Findings for Denial of the applications. The
applicant then submitted a letter dated S,Xtember 9, 2004 requesting the City Council
reconsider their decision. On October 12 , at a Pre -Council Meeting, the City Council discussed
the applicant's concerns about a lack of clear direction and reasoning and agreed to reconsider
their denial. At their regular meeting on October 21 s`, the City Council heard testimony from
Mr. Mike Wardle (representing the applicant) and ordered staff to prepare an Order of Remand
to the P&Z Commission (see below for their reasons). All three (3) applications were re -noticed
by the City Clerk for a new P&Z Commission public hearing on February 3, 2005.
Reasons for Remand of Preliminary Plat
Below are the reasons listed in the Order to Remand for the preliminary plat application, as
ordered by City Council at their 10/21/04 meeting. Staff s comments are provided in italics
below each item.
1. "The 2.17 acres at the east end of the property is proposed as a Neighborhood
Commercial (C -N) zone and contains four non-residential building lots. The City
has previously approved three other mixed-use developments on the west side of
N. Locust Grove Road that include either commercial or office uses. The City
Council is concerned with strip, non-residential development along Locust Grove
Road and the additional traffic generated by these uses."
The applicant has amended the proposed zoning, use and design of this 2.17
acres to include 100% single-family, detached residential uses, thereby
eliminating potential strip, non-residential development along Locust Grove
Road.
2. The City Council finds this parcel is not close enough to the half section line —
which is where neighborhood centers are to be located based upon the
Comprehensive Plan Future Land Use Map — to warrant non-residential uses.
Medium density residential uses are preferred. It is recommended that the
applicant re -design the development to incorporate all residential uses and
zoning.
Same comment as #1 above.
3. The City Council recognizes the concerns of the public with the proposed C -N
zoning and, specifically, the hours of operation as compared with office or
residential type uses.
The new proposed zoning is R-8 (Medium Density Residential); no commercial
or office zone or use is being proposed. It is expected that the residential use
AZ -04-011, PP -04-017, CUP -04-015 Alexandria Subdivision -Revised
Page 2 of 17
would address the concerns voiced by neighbors at the first P&Z Commission
and City Council public hearings regarding noise, light and hours of operation.
Data Comparison of Original & Revised Plat & PD
Data Type
Original
Revised
Total Site Area
9.80 ac.
9.80 ac.
Residential Area/Zone
7.63 ac.
9.80 ac.
Non-residential Area/Zone
2.17 ac.
0 ac.
Open S ace
1.00 ac.
1.07 ac.
# of Buildable Lots
24 residential & 4
officelcommercial
33 residential
10 alle -loaded
Gross Density2.76
du/ac
3.36 du/ac
APPLICATIONS SUMMARY (Revised)
The Applicant, Lonnie Johnson, has requested the annexation and zoning of 9.80 acres of land
located approximately 1,700 feet south of McMillan Road. The land is presently zoned RUT
(Ada County) and is located within the existing Crestwood Subdivision No. 1 (Lot 11), which
was platted in 1972. A single-family residence and accessory buildings currently occupy the
site. The subject property is located at the north end of an area designated by Meridian's
Comprehensive Plan as a Mixed Use — Neighborhood Center. The Applicant has requested the
subject property be zoned to R-8 (Medium Density Residential) to allow for a residential
subdivision.
The preliminary plat request is for 33 single family detached building lots and four (4) other
lots. The common lots include a street buffer lot on Locust Grove Road and Bright Angel and
two (2) open space/stormwater lots in the center of the project. Reduced street sections (29 -feet)
with parking on one side are proposed throughout the development. The proposed gross density
for the residential area is 3.36 d.u./acre. The plat includes 1.07 acres of open space, or 10.92%
of the gross land area.
The Applicant also requests approval of a Conditional Use Permit (CUP) for a Planned
Development (PD) in order to allow alternative development standards, including reduced
residential building setbacks (rear and street sides), reduced lot sizes, and reduced lot frontages.
The applicant is providing 10.92% open space and two gazebo / picnic areas and a tot lot as
amenities.
Following is a comparison of the City's minimum R-8 requirements and the reduced
requirements that have been proposed by the Applicant through the PD application.
Setbacks- City Requirements (R-8)
Rear: 15'
Street side: 20'
Lot Size- City Requirements (R-8)
6,500 sq.ft.
Lot Frontage -City Requirements
65'minimum
AZ -04-011, PP -04-017, CUP -04-015
Page 3 of 17
Proposed Setbacks
Rear: 10' (for the ten alley -loaded lots)
Street side: 12'
Proposed Lot Sizes
5,300 sq. ft.
Proposed Frontage
45' min.
Alexandria Subdivision -Revised
Staff recommends approval of the subject Annexation and Zoning, Preliminary Plat and
CUP/Planned Development applications with the conditions noted below.
LOCATION
The property is located on the west side of N. Locust Grove Road, approximately 1,700 feet
south of McMillan Road. The land is within T. 4N, R. 1 E, Section 31.
SURROUNDING PROPERTIES
North: Razzbeny subdivision, a subdivision approved with 3.31 acres of property zoned L -O
sits directly to the north of the subject property.
South: Rural Residential lots located in Crestwood Subdivision No. 1 sit directly to the south of
the subject property.
East: Single family residential property with R-4 zoning is located directly to the east of the
subject property.
West: Locust Grove Road is located directly to the west of the subject property. Summerfield
Subdivision, a residential subdivision with R-4 is located to the west of Locust Grove
Road.
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and
circumstances of each proposed zoning amendment in terms of the following standards and
shall find adequate evidence answering the following questions about the proposed zoning
amendment. "
The following is the list ofstandards 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 of R-8 is harmonious with and
in accordance with the adopted Comprehensive Plan and Generalized Land Use
Map, which designates the land to be "Mixed Use Neighborhood." The Special
Considerations section of the staff report discusses the issues surrounding the
Neighborhood Center. Pages 4-6 of the applicant's supplement narrative (dated
12/21/04 by B&A Engineers) cite several policies from the 2002 Comprehensive
Plan that pertain to and support the annexation. Staff agrees with the policies and
statements. The main Comprehensive Plan policy not achieved with this
development is the target density of eight (8) d u /acre within Neighborhood
AZ -04-011, PP -04-017, CUP -04-015 Alexandria Subdivision -Revised
Page 4 of 17
Centers Und para., pg. 97). Alexandria Subdivision is proposing only half of the
desired density within neighborhood centers.
B. 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;
The area has been designated as a Mixed -Use Neighborhood area in Meridian's
Comprehensive Plan. The Comprehensive Plan designations in combination
with the subject property's location on an arterial roadway with existing
commercial and residential development helps to make the proposed
development compatible with surrounding land uses and the City of Meridian's
plan for the development of the area. Recently approved developments in the
vicinity of the subject property include Heritage Commons, Havasu Creek,
Razzberry Crossing, and Brockton Subdivisions.
C. 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 uses are compatible with the existing and intended
character of the area. The Comprehensive plan designates the area as Mixed Use
— Neighborhood; the proposed residential uses (both standard and alley -loaded
product) are compatible with the Comprehensive Plan designation, which
encourages short blocks and radiating densities. Staff finds that the proposed uses
can be designed and constructed in a manner that will be harmonious with and
appropriate in appearance with the existing and intended character of the
surrounding area.
D. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony to determine
whether or not the proposed use will be disturbing or hazardous to the
neighboring uses.
Staff does not anticipate that the proposed uses will be hazardous or disturbing to
future or existing neighbors.
E. Will the area be served adequately by essential public facilities and services
such as highways, streets, police and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the
establishment of proposed zoning amendment shall be able to provide
adequately any of such services;
Staff finds that the subject property can be served adequately by most essential
public facilities and services. The one potential exception is emergency fire
AZ -04-011, PP -04-017, CUP -04-015 Alexandria Subdivision -Revised
Page 5 of 17
services. The Meridian Fire Department (Deputy Chief Silva) does not allow any
on -street parking where the driveable surface of a street is below 29 feet (back -
of -curb to back -of -curb). As currently proposed, the driveable surface is 27 feet
(center -of -gutter to center -of -gutter — as measured by the MFD). So, while the
applicant is planning to allow parking on one side of the street, the Meridian Fire
Department's policy will not allow parking on either side (see MFD condition #1
below). If the Commission and Council uphold the Fire Department's condition
(as included in this staff report under "Agency Comments) this subdivision
would not be adequately served with emergency fire service unless the street
section is widened.
Sanitary sewer service will be via mainline extensions from Razzberry Crossing
subdivision. Please review ACRD, Police and the Fire Department's comments
concerning this subdivision for further information regarding public services and
facilities.
F. 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 additional requirements at public cost and that
the annexation and zoning will not be detrimental to the community's economic
welfare.
G. Will the proposed uses not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive production
of traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed uses will create additional traffic, especially on
Locust Grove Road. However, staff does not believe that the increase in traffic
will be excessive. ACHD staff approved the revised plat (with conditions) on
January 25, 2005. Staff does not anticipate that the proposed development will
generate traffic, noise, smoke, odors or other nuisances that would be detrimental
to the general welfare of the surrounding area.
H. 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 proposed vehicular approach to Locust Grove Road and the
extension of the two stub streets from Razzberry Crossing Subdivision to the
north should not appreciably interfere with traffic on the surrounding streets. The
proposed closure of E. Green Haven Street where it connects to Locust Grove
Road should have a positive impact on traffic flow on that arterial.
Ada County Highway District's comments should be considered when making
this finding.
AZ -04-011, PP -04-017, CUP -04-015 Alexandria Subdivision -Revised
Page 6 of 17
I. 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 approval of this annexation request.
J. Is the proposed zoning amendment in the best interest of the City of
Meridian. (Ord. 592, 11-17-1992)"
Staff finds that the annexation of this property would be in the best interest of the
City by providing a diversity of housing types and lot sizes in one of Meridian's
designated Neighborhood Centers.
ANNEXATION AND ZONING COMMENTS
1. The legal description submitted with the application (stamped by Joseph Canning, dated 5-4-
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. The requested zoning designation of R-8 is compatible with the City Comprehensive Plan
and Meridian's Zoning Ordinance.
3. The subject property is within the Urban Service Planning Area. Essential City services are
available to the subject property.
4. 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. Wells may be
used for non-domestic purposes such as landscape irrigation.
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;
As noted above in the staff report, staff finds that the subdivision conforms with the
intent of the Comprehensive Plan.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services are, or will be available to accommodate the proposed
subdivision. The developer will pay for the construction of all services to the proposed
development.
AZ -04-011, PP -04-017, CUP -04-015 Alexandria Subdivision -Revised
Page 7 of 17
c. The continuity of the proposed development with the capital improvement
program;
Staff finds that the subdivision will not require the expenditure of capital improvement
funds. The developer will extend all services to the subject property.
d. The public financial capability of supporting services for the proposed
development;
Staff finds that the development will not require major expenditures for providing
supporting services. The developer will extend all services to the subject property.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds there is one public safety problem that may arise with this development as
proposed, regarding the street widths and Meridian Fire Department policy. See further
explanation under Annexation and Zoning Finding E.
SPECIAL CONSIDERATIONS — PRELIMINARY PLAT
A. Clarification of the Common Green Easement: The Preliminary Plat calls -out a 10 -foot wide
"common open green easement" in Block 3 to enhance the open space of Lots 1 and 14 (the
primary common lots). This area must not be included in the 5% open space acreage
required for the subdivision. Staff also recommends the purpose and maintenance of this
easement be clearly described in the CC&R's for the subdivision. Specifically, if it is
recorded as a "common easement" but located on private property, what rights and/or
privileges will be granted to other lot owners within Alexandria Subdivision? In addition,
the applicant should clarify all fencing plans around Lot 1 and Lot 14, Block 3 for the P&Z
Commission.
B. Landscape Easement on Lot 2. Block 3: The Preliminary Plat calls -out a landscape easement
on Lot 2, Block 3 which is also proposed to contain a subdivision entry sign. Staff supports
the concept of a berm in this location to help screen the residence from westbound
headlights on E. Star Drive. However, we question if an easement is the most appropriate
platting method to use since the property owner will not have full use of the lot and the sign
would be located on a private residential lot. We recommend the applicant consider creating
a common lot in the northeast corner of Lot 2, Block 3 to accommodate the entry sign and
landscaping. The applicant should address this issue at the P&Z Commission hearing.
C. E. Green Haven Street (information onlyl: ACHD policy requires a minimum of 40 -feet of
right-of-way for a half street. The applicant's proposal indicates a plan to incorporate 15 -
feet of an existing access easement for the purpose of constructing East Green Haven Street.
The District cannot require that the 40 -feet of new road right-of-way encompass the existing
15 -foot access easement. The applicant can either coordinate with the property owner to the
south to utilize and dedicate the 15 -feet of the access easement for half of East Green Haven
Street, OR the applicant can place the entire half -street and 40 -feet of right-of-way north of
the south property line. It is staff s understanding that the applicant is pursuing the first
option — coordinating with the property to the south.
AZ -04-011, PP -04-017, CUP -04-015 Alexandria Subdivision -Revised
Page 8 of 17
D. Common Driveway Easements: The application text notes that common driveways are being
proposed for Lots 2 and 3, Block 3 and for Lots 1 — 3, Block 4 (see page 2 and 3 of B&A's
12-21-04 letter). However, the easements are not graphically shown on the plat. The
applicant should revise the plat to show all common lots.
E. Flag Lot Design: Lot 2, Block 4 is proposed as a flag lot and, as noted above, is proposed to
share a common driveway with Lots 1 and 3. The flag portion is shown as 20 feet in width.
However, MCC 12-4-14 requires all common driveways serving 3 or 4 dwelling units to be
a minimum of 24 feet wide. In addition, common driveways greater than 150 feet in length
must be constructed to ACHD standards for materials and loading. The CUP/PD application
has not proposed any exceptions to these standards. (See Site Specific Condition #7 and #8.)
SITE SPECIFIC CONDITIONS (Preliminary Plat)
1. All conditions of the Conditional Use Permit (File CUP -04-015) for Alexandria
Subdivision shall be complied with as part of the subject Preliminary Plat (File PP -04-
017).
2. The subdivider/developer shall ensure that the recorded CC&R's for Alexandria
Subdivision clearly describe the purpose, fencing, access rights, and maintenance
responsibilities of the "Common Open Green Easement" shown within Block 3.
3. No parking shall be allowed on N. Heritage View Place and it shall be signed as "No
Parking."
4. Sanitary sewer and water service to this development shall be via mainline extensions
from mains in the adjacent Razzberry Crossing Subdivision. Applicant will be
responsible for constructing the sewer and water mains to and through this proposed
development. Subdivision designer to coordinate main sizing and routing with the
Public Works Department.
a. Extend the water main on Madison Avenue, north, to the subdivision boundary and
install a blowoff for future connection to Razzberry Crossing water main.
b. Extend the water mains on Madison and Reiterman Avenues, south, to the
subdivision boundary or southern edge of an easement provided as described in
Item 4.c. below.
c. Provide a standard 20' City of Meridian water/sewer easement (from the property
owner to the south) to allow the sewer main and water main extensions shown along
Green Haven Lane to be constructed.
5. The applicant has indicated that the pressurized irrigation system within this
development is to be owned and operated by Settlers Irrigation District.
AZ -04-011, PP -04-017, CUP -04-015 Alexandria Subdivision -Revised
Page 9 of 17
Underground year-round pressurized irrigation must be provided to all lots within this
development (MCC 12-5-2.N). The City of Meridian requires that pressurized irrigation
systems be supplied by a year-round source of water (MCC 12-13-8.3). The Applicant
shall be required to utilize any existing surface or well water for the primary source. If a
surface or well source is not available, a single -point connection to the culinary water
system shall be required. If a single -point connection is utilized, the developer shall be
responsible for the payment of assessments for the common areas prior to signature on
the final plat by the Meridian City Engineer. If the system is to remain private, a draft
copy of the pressurized irrigation system O&M manual must be submitted prior to plan
approval.
6. The applicant shall be responsible for payment of and the actual physical sanitary sewer
and domestic water connection for the existing house on Lot 4, Block 4.
Prior to the next public hearing, the applicant shall either submit a revised preliminary
plat that complies with MCC 12-4-14 (Common Drive Design) for Lot 2, Block 4 OR
submit an addendum to the CUP/PD application requesting the necessary deviations
from the required standards for common driveways (if supported by the P&Z
Commission).
8. Since the driveway for Lot 2, Block 4 is greater than 150 feet in length, the applicant
shall submit details for an approved fire truck turnaround on Lot 2, Block 4 with the
final plat application.
9. Applicant shall revise the preliminary plat as follows:
a. Show set-aside areas for street drainage retention/detention;
b. Create a common lot in the northeast comer of Lot 2, Block 3 to accommodate
the entry sign and landscaping, not an easement as shown;
c. Graphically depict the common driveway easements being proposed for Lots 2
and 3, Block 3 and for Lots 1 — 3, Block 4 and provide a plat note explaining the
easement;
d. Revise the "Setback Table" to re -label "Rear Setback (Garage)" as "Alley Rear
Setback.
e. Correct the proposed minimum street frontage and lot area figures to accurately
coincide with the CUP/PD application.
f. Revise the "Setback Table" footnote to reflect the correct lot and block numbers.
g. Revise the title box to show this plat is a "Resubdivision" of Lot 11, Crestwood
Subdivision No. 1.
10. Fencing details shall be submitted with the Final Plat application. Fencing adjacent to
pathways or the common area lots shall not be over four feet in height if constructed of a
solid material. In addition, a solid, 6 -foot high perimeter fence shall be installed prior to
any building permits being issued, unless agreed to otherwise in writing by the Planning
Director.
11. All adjacent agricultural uses shall be protected and a note added to the face of the plat
regarding the Right to Farm Act.
AZ -04-011, PP -04-017, CUP -04-015 Alexandria Subdivision -Revised
Page 10 of 17
12. The preliminary landscape plan submitted with the preliminary plat (Sheet 1, dated
12/10/04 by B&A Engineers) is approved with the following changes:
a. Revise the plan to reflect the applicable changes listed in condition #9 above.
b. Show a minimum 3 -foot high berm or other features to screen westbound
automobile headlights from the residence on Lot 2, Block 3.
c. Show all proposed fencing types, heights and locations.
13. The required landscaping and irrigation system shall be installed prior to the issuance of
a Certificate of Occupancy for any building on any lot created by the subdivision.
Landscaping and fencing must be bonded for prior to applying for building permits.
14. No phasing lines were shown on the preliminary plat. If phasing is planned, applicant
shall submit a revised plat prior at least 10 days prior to the next public hearing showing
the proposed phase lines.
15. Underground pressurized irrigation must be provided to all landscape areas on site. The
applicant has indicated that the pressurized irrigation system within this development is
to be owned and maintained by the Nampa & Meridian Irrigation District.
16. The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water. If a creek 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 Meridian City Engineer.
STANDARD CONDITIONS (Preliminary Plat)
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
conform.
2. 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.
3. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-
10-8.
4. 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 are removed.
5. Developer shall coordinate mailbox locations with the Meridian Post Office.
AZ -04-011, PP -04-017, CUP -04-015 Alexandria Subdivision -Revised
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6. 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 94-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
7. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
8. 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 permit from the Public
Works Department prior commencing installations.
9. 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
City Ordinance 12-4-13. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association (ditch owner's), 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.
10. Please submit all updated groundwater/soils monitoring data to the Public Works
Department for review. All drainage areas (detention/retention basins) must be designed
to ensure that water is retained only during 100 -year storm events, and for a period of
time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1.
11. Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation. This is to ensure that the bottom
elevation of the structural footings of homes are at least 1 -foot above groundwater.
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. Graphically depict any FEMA flood plain boundaries. Note restrictions associated with
the flood zone on the face of the preliminary plat.
14. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
15. Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
16. Performance specifications for the common area pressurized irrigation system shall be
submitted with each Final Plat application.
AZ -04-011, PP -04-017, CUP -04-015 Alexandria Subdivision -Revised
Page 12 of 17
STANDARDS FOR CONDITIONAL USES
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. 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's size of 9.8 acres is large enough to accommodate
the proposed residential development and all other required amenities and features.
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The current Comprehensive Plan Land Use Map designates the property as Mixed Use -
Neighborhood. The proposed residential uses are harmonious with and in accordance
with the Comprehensive Plan. The project meets the requirements and objectives of the
Planned Development Ordinance.
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 of the same area;
Staff finds that the proposed uses will be compatible with other uses in the general
neighborhood and the existing and intended character of the general vicinity.
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 project will have an adverse impact on the
surrounding property; however, the Commission and Council should consider any
testimony given at the public hearings before making this finding.
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 that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
Staff finds that the proposed development can be adequately served by essential public
facilities including: streets, police and fire protection, drainage structures, refuse
disposal, water and sewer.
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 of the community;
AZ -04-011, PP -04-017, CUP -04-015 Alexandria Subdivision -Revised
Page 13 of 17
Staff finds that the proposed use would not be detrimental to the economic welfare of the
community, nor would it create the need for any new facilities or services to be paid for
by the public.
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;
Staff finds that no excessive traffic, noise, smoke, fumes, glare or odors will result from
the proposed commercial and residential uses.
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 finds that the proposed use will not create significant interference with any traffic
on the surrounding public streets. To prevent traffic hazards and interference on Green
Have no parking should be permitted until the street is constructed to the ultimate width.
The Council and Commission should refer to the ACHD report for additional
information concerning 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.
Staff does not find that any natural or scenic feature will be lost, damaged or destroyed
by issuance of this conditional use.
SPECIAL CONSIDERATIONS — CUP/PD
Alley -Loaded Garages: As part of the CUP/PD application, the applicant is proposing 10 -foot
rear setbacks for the alley -loaded garages. This design will not allow for off -alley, 90 -degree
parking in front of the garage and ACED does not allow parking within public alleys. Staff
believes a 10 -foot long apron in front of the garages will encourage people to park in these areas
but will also create a potential hazard with cars encroaching into the alley. We recommend the
alley -loaded garage setbacks be no less than 18 feet. (See Site Specific Condition 43.)
SITE SPECIFIC CONDITIONS (Conditional Use Permit/Planned Development)
Applicant shall meet all of the requirements of the Preliminary Plat (File PP -04-017) as a
condition of the Conditional Use Permit/Planned Development (CUP -04-015).
2. At least 10 days prior to the next public hearing, the Applicant shall submit a detailed
plan for the proposed park and tot lot.
The alley -loaded rear setbacks for garages shall be a minimum of 18 feet.
AZ -04-011, PP -04-017, CUP -04-015 Alexandria Subdivision -Revised
Page 14 of 17
4. A condition of the CUP/PD 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.
5. The applicant shall provide/construct the following amenities within the subdivision:
a. Over 10% of the gross area as useable open space,
b. A tot lot; and
c. Two covered picnic areas with a gazebo.
6. The following deviations from the Zoning and Subdivision Ordinance (MCC Title 11
and 12) are approved as part of this application:
Setbacks- City Requirements (R-8) Proposed Setbacks
Rear: 15' Rear: 15'
18'(for the ten alley -loaded lots)
Street side: 20' Street side: 12'
Lot Size- City Requirements (R-8) Proposed Lot Sizes
6,500 sq.ft. 5,300 sq. ft.
Lot Frontage -City Requirements Proposed Frontage
65'minimum 42' min.
7. All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act, including all pathways in the common lots.
8. No building permits shall be issued within the development until a Final Plat has been
recorded for the subdivision.
AGENCY COMMENTS
1. The Meridian Fire Department requires a minimum of 29 feet of free -and -clear driving
surface for all street sections (center -of -gutter to center -of -gutter). As proposed, only 27
feet is provided. No parking is allowed unless a 29 -foot street section (measured center -of -
gutter to center -of -gutter) is provided.
2. 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)
3. Acceptance of the water supply for fire protection will be by the Meridian Fire Department
and water quality by the Meridian Water Department for bacteria testing.
AZ -04-011, PP -04-017, CUP -04-015 Alexandria Subdivision -Revised
Page 15 of 17
4. 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.
5. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %" 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 corners.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
6. All entrance and internal roads shall have a turning radius of 28' inside and
48' outside radius.
7. Provide a 20' wide Fire Lane for all internal & external roadways.
8. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
9. 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.
10. The proposed 33 -lot subdivision with an estimated 2.9 residents per household would have
a total estimated population of 96 residents at build out.
11. Where applicable, paint the curb red and provide signage "No Parking Fire Lane".
12. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire
hydrants and mains shall be provided where required by the code official. For buildings
equipped throughout with an approved automatic sprinkler system installed in accordance
with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
SANITARY SERVICES
1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and
submit stamped (approved) plans with your final plat application.
RECOMMENDATION
Staff recommends approval of the Annexation and Zoning, Conditional Use Permit/Planned
Development and Preliminary Plat applications with the conditions noted above. We believe the
AZ -04-011, PP -04-017, CUP -04-015 Alexandria Subdivision -Revised
Page 16 of 17
applicant has adequately addressed the City Council's three (3) reasons for remanding the
applications with the revised layout.
The P&Z Commission will need to resolve the current discrepancy in on -street parking
standards between the Meridian Fire Department and ACHD prior to making a final
recommendation to the City Council.
AZ -04-011, PP -04-017, CUP -04-015 Alexandria Subdivision -Revised
Page 17 of 17
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SUPERINTENDENT
Dr. Linda Clark
January 4, 2005
City of Meridian
33 East Idaho
Meridian, Idaho 83642
Dear Planners:
RECEIVED
JAN 11 2005
City of Meridian
City Clerk Office
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of Alexandria Subdivision will have a significant impact on school enrollments
at Discovery Elementary, Sawtooth Middle, and Eagle High School.
We can predict that these homes, when completed, will house ten (10) elementary aged
children, eight (8) middle school aged children, and six (6) senior high aged students.
Additional students will further compound the current overcrowded situation. Residents
cannot be assured of attending the neighborhood school, as it maybe 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 888-6701.
Sincerely,
Wendel Bigham
Supervisor of Facilities and Construction
ACHD
�iom.wr�'ad�o �vico
January 25, 2005
To: Lonnie Johnson
4205 N. Locust Grove Road
Meridian, Idaho 83642
Subject: MPP04-017/MAZ04-01 1/MCUP04-01 5—Revised
Alexandria Subdivision (Revised)
4205 N. Locust Grove Road
John S. Franden, President
Sherry R. Huber, 1st Vice President
David Bivens, 2nd Vice President
Carol A. McKee, Commissioner
Rebecca W. Amold, Commissioner
RECEIVED
JAN 2 5 2005
City of Meridian
City Clerk Office
On January 25, 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 208-387-6174.
Sincerely,
Lori Den Hartog
Planner II
Right-of-way & Development Services, Planning Division
CC: Project file, Construction Services, Drainage, Utilities
City of Meridian
B&A Engineering, Joe Canning
5505 W. Franklin Road
Boise, Idaho 83705
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us
lio�«.vYfiad_o 5"'_"
Right -of -Way & Development Department
Planning Review Division
This application requires Commission action due to the fact that it is located within the North Meridian
Planning Area. This item was approved on the consent agenda on June 23, 2004 at 6:30 p.m. Tech Review
for this item was held with the applicant on June 11, 2004. Please refer to the attachment for request for
reconsideration guidelines. Staff contact: Lori Den Hartog, Phone: 387-6174, E -Mail:
ldenhartog(cDachd. ada. id. us
Revised Preliminary Plat. On January 3, 2005, the District received a revised preliminary plat. The
report has been modified to address the proposed changes. The changes are approved at the staff
level as of January 25, 2005.
File Numbers: Alexandria Subdivision/MPP04-017/MAZ-04-011/MCUP04-015
Site address: 4205 N. Locust Grove
Applicant: Lonnie Johnson
4205 N. Locust Grove Road
Meridian, Idaho 83642
Representative: B & A Engineers, Inc., Joseph Canning
5505 W. Franklin Road
Boise, Idaho 83705
Application Information:
The Ada County Highway District (ACHD) staff has received the above referenced application requesting
preliminary plat, conditional use, and rezone and annexation approval for the development of 33 residential
lots and 4 common lots on 9.8 -acres. The site is located at 4205 N. Locust Grove Road approximately'/.
mile south of McMillan Road.
Acreage: 9.8
Current Zoning: RUT
Proposed Zoning: R-8
Lots: 33 single family residential lots
4 common lots
Vicinity Map
A. Findings of Fact
Trip Generation: This development is estimated to generate 320 additional vehicle trips per day (10
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2. 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.
3. Traffic Impact Study: A traffic impact study was not required with this application, but staff has
included the executive summary of the North Meridian Traffic Study.
The proposed 12 -square mile study area between US 20/26 and Ustick Road and between
McDermott Road and Eagle Road has been examined by the Ada County Highway District (ACHD)
for anticipated development build out. The following are the principal findings and recommendations
of the study:
♦ The study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of
office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2
junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park, at full
build out.
♦ The build out scenario of the study area is projected to generate an average daily traffic (ADT) of
276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per
hour (vph). Out of these trips approximately 10% of the trips remain internal within each section,
and 6% of the trips are pass -by trips.
♦ The distribution of the traffic from all of the study area sections indicate that approximately 30%
traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic directed
towards west and north. The remaining 22% of the traffic is distributed within the study area.
♦ At build out, traffic on the arterials is expected to significantly increase.
♦ All of the arterial intersections in the study area are currently operating at acceptable level of
service of "C" or better.
The majority of study intersections are projected to meet the peak hour traffic signal warrants at full
build out of the area.
Several mid -mile intersections may warrant traffic signals due to the heavy left turn traffic volume.
At full build out, the following improvements may be anticipated within the study area:
0 5 -lane road section with right turn lanes at some arterial and access intersections:
Chinden Boulevard, McMillan east of Black Cat, Ustick east of Black Cat, Linder, Ten
Mile, Meridian south of McMillan, and Locust Grove at Ustick.
0 3 -lane road section with right turn lanes at some arterial and access intersections:
McMillan west of Black Cat, Ustick west of Black Cat, McDermott, Black Cat, Meridian
north of McMillan, and Locust Grove.
Due to the large number of inquiries and submitted development applications in this area, staff and
the development community realized that the potential for development in this area is significant and
the traffic impact studies that each individual developer was submitting did not include the major
surrounding developments that are "in the works".
Based on development patterns in this area, and the concern surrounding the abutting roadways,
ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area
from Ustick Road to Chinden Boulevard, and from McDermott Road to Eagle Road. The study was
necessary to determine what types of roadway improvements, especially at intersections, would be
needed to accommodate the traffic in this area at full build out.
One option for funding improving these roadways is the implementation of an extra -ordinary impact
fee overlay district. This applicant will be subject to extraordinary fees, should an overlay district be
implemented in this area.
4. Site Information: The site currently has a single-family residence, and the balance of the property
is a pasture.
5. Description of Adjacent Surrounding Area:
Direction
Land Use
Zoning
North
Razzberry Crossing Subdivision(Preliminary plat)
R-8 & L -O Meridian
South
Crestwood Subdivision 5 -acre +parcels)
RUT Ada County)
East
Heritage Subdivision
R-1 Ada County)
West
Havasu Creek Subdivision (under construction)
R-4 (Meridian)
3
6. Impacted Roadways
Roadway
Frontage
Functional
Traffic Count
Level of
Speed
Nearest
Classification
Service
Limit
Intersection
Locust Grove
332'
Minor Arterial
4,719 south of
Better
35 MPH
McMillan, a
McMillan Road on
than
stop -
6/28/01
"C"
controlled
intersection
McMillan
None
Minor Arterial
3,598 west of
Better
35 MPH
Locust
Locust Grove Road
than "C"
Grove, a
on 6-20-01
stop -
controlled
5,135 east of
intersection
Locust Grove Road
on 6-20-01
Ustick
None
Minor Arterial
7,640 east of
Better
50 MPH
Locust
Locust Grove Road
than °C"
Grove, a
on 6-20-01
signalized
intersection
7. Roadway Improvements Adjacent To and Near the Site
Locust Grove Road currently has 2 -lanes (no center tum lane) with no curb, gutter or sidewalk
abutting the site.
8. Existing Right -of -Way
There is currently 63 -feet of right-of-way, 33 -feet from centerline abutting the site, for Locust Grove
Road.
9. Existing Access to the Site
Access to the site is currently provided from a private road at the south property line. This private
road also provides access to the single-family residence at 4191 N. Locust Grove Road, immediately
south of this site.
10. Site History
The District has not reviewed this site within the last year.
11. Capital Improvements Plan/Five Year Work Program
Locust Grove is not in the Capital Improvements Plan or the Five Year Work Program.
12. Other Development in Area:
ACHD has approved a number of development applications in the north Meridian area.
The following list is a compilation of developments that the District has approved recently within this
identified area:
♦ On October 17, 2001 the Commission approved a rezone and preliminary plat application for an
8 -lot industrial subdivision on 34.6 -acres (Utility Subdivision). Note: Later denied by City of
Meridian.
0
♦ On November 7, 2001 the Commission approved a rezone and annexation application for 370 -
acres. The Commission also approved a preliminary plat for 336 -lots on 175 -acres and
conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17
office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision).
♦ On February 6, 2002, the Commission approved a preliminary plat application for a 272 -lot
residential subdivision on 78 -acres (Baldwin Park).
♦ On April 17, 2002, the Commission approved a preliminary plat application for a 285 -lot
subdivision on 75 -acres (Heritage Commons Subdivision).
♦ On May 22, 2002, the Commission approved a preliminary plat application for an 876 -lot mixed-
use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi -family
dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park
(Lochsa Falls Subdivision).
♦ On July 17, 2002, the Commission approved a request for approval for an annexation and rezone
for a 135,000 square foot Middle School within the Meridian School District.
♦ On August 21, 2002, the Commission approved a preliminary plat application for a 144 -lot
residential subdivision on 43 -acres (Sundance Place Subdivision).
♦ On August 28, 2002, the Commission approved a preliminary plat application for a 12 -lot
residential subdivision on 5 -acres (Drawbridge Subdivision).
On October 23, 2002, the Commission approved an 89 -lot residential subdivision on 15.4 -acres
(Cobblefield Crossing Subdivision).
♦ November 6, 2002, the Commission approved a 327 -lot residential subdivision and 1 school site
on 120 -acres (Havasu Creek Subdivision).
♦ On November 6, 2002, the Commission approved a 3 -lot commercial subdivision that is
anticipated to include a new Meridian School District Educational Campus that will include one
elementary school, two senior high charter schools, two senior high professional technical high
schools and one District administration building on 39 -acres (Education Campus Subdivision).
♦ On November 20, 2002, the Commission approved, Burney Glen Subdivision, a 117 -lot single-
family residential subdivision on 36 -acres
♦ On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229 -lot
mixed-use subdivision consisting of 184 -single-family residential lots, 12 -office lots, 32 -common
lots and 1 -lot that is anticipated to redevelop into attached single-family residential lots (town
houses).
♦ On January 8, 2003, the Commission approved Watersong Estates Subdivision, a 125 -lot single-
family residential subdivision located on 39.92.
♦ On January 15, 2003, the Commission approved Silverleaf Subdivision, a 73 -lot mixed-use
subdivision. The subdivision is proposed to contain 72 -single-family residential lots and 1 -
elementary school lots located on 38.65 -acres.
♦ On January 29, 2003, the Commission approved Parkstone Subdivision, a 334 -mixed-use
subdivision proposed to contain 275 -single-family residential lots, 52 -townhouse lots, 4 -office lots,
2 -commercial lots and 1 -mini storage lot.
♦ On February 19, 2003, the Commission approved Setter Cove Subdivision, a 16 -lot single-family
residential subdivision located on 10 -acres.
♦ On March 19, 2003, the Commission approved Paramount Subdivision, an 847 -lot mixed-use
subdivision proposed to contain 764 single-family residential lots, 5 -commercial and office lots,
73 -townhouse lots, 1 multi -family lot (270 apartments), a community center, 1 -elementary school
lot, 1 -high school lot and 2 -church lots on 392 -acres.
♦ On April 23, 2003, the Commission approved Birohstone Creek Subdivision, a 98 -lot residential
subdivision consisting of 89 single-family lots, an elementary school site and 8 common lots on
34.5 -acres.
5
♦ On May 28, 2003, the Commission approved Blooming Meadows Subdivision, a 62 -lot residential
subdivision consisting of 32 -single-family lots, 30 multi -family lots and 8 common lots on 11.3 -
acres.
♦ On July 2, 2003, the Commission approved Kelly Creek Subdivision, a 230 -lot mixed us
subdivision consisting of 216 single-family lots and 14-commercial/office lots.
• On November 7, 2003, the District approved Cobblefield Crossing Subdivision #2, a 39 -lot single-
family residential subdivision on 7.98 -acres.
♦ On November 12, 2003, the Commission approved Saguaro Canyon Subdivision, a 461 -lot
single-family residential subdivision on 140.25 -acres.
♦ On December 3, 2003, the Commission approved Windsong Subdivision, a 66 -lot single-family
residential subdivision on 15.04 -acres.
♦ On December 3, 2003, the Commission approved, Sheridan Place Subdivision, a 46 -lot single-
family residential subdivision on 13.995 -acres.
♦ On December 17, 2003, the Commission approved, Raaberry Crossing, a mixed use subdivision
with 34 residential, 4 office lots, and 2 common lots on 11.31 -acres.
If staff examines each one of these developments individually, the roadway system appears
adequate, but when staff adds each approved development, the traffic capacities of the surrounding
roadways reach their 2020 planning thresholds.
One option for funding improving these roadways is the implementation of an extra -ordinary impact
fee overlay district. This application may also be subject to any extraordinary fees that the District
may impose.
B. Findings for Consideration
Riaht-of-Way and Sidewalk for Locust Grove Road
District policy requires 96 -feet of right-of-way on arterial roadways (Figure 72-F1B). This right-of-way
allows for the construction of a 5 -lane roadway with curb, gutter, 5 -foot concrete detached sidewalks
and bike lanes.
As a part of the North Meridian Traffic Plan, it was noted that a 3 -lane roadway with curb,
gutter, 5 -foot concrete detached sidewalks and bike lanes within 70 -feet of right-of-way would
be adequate to accommodate the projected traffic volumes on McMillan Road and Locust
Grove Road. Due to the fact that the North Meridian Traffic Plan recommended a 70 -foot right-
of-way on Locust Grove Road and the Commission has supported the recommendations in
the past, staff is recommending that the applicant dedicate 70 -feet of right-of-way (35 -feet
from centerline), as opposed to the 96 -foot standard right-of-way (48 -feet from centerline).
Locust Grove 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 Locust Grove Road, and construct a
minimum 5 -foot wide concrete sidewalk along Locust Grove Road, located 2 -feet within the new right-
of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5 -foot wide concrete sidewalk
along Locust Grove 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 Locust Grove Road, located at the back edge of the existing right-of-way. Accomplish all
necessary adjustments to properly accommodate existing drainage and utilities.
2. Riaht-of-Way
Local Residential
District policy 7204.4.1 and Figure 72-FlA requires 50 -feet of right-of-way on local streets. This right-
of-way allows for the construction of a 2 -lane roadway with curb, gutter and 5 -foot wide concrete
sidewalks.
The applicant has proposed to construct all of the internal local roadways within 50 -feet of right-of-
way with the exception of East Green Haven Street.
Half Streets—E. Green Haven Street
District policy 7203.4.2 states °if a proposed development abuts an unpaved street or streets the
developer shall construct one-half of the full street improvements, including curb, gutter and concrete
sidewalk plus additional pavement widening beyond the centerline established for the street to
provide a minimum 24 -feet wide paved surface. A 3 -foot wide gravel shoulder and a drainage swale
sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. This
street section shall be constructed within a minimum 40 -foot right-of-way."
East Green Haven Street is proposed to be constructed within 25 -feet of right-of-way and a 15 -foot
access easement. This proposal does NOT meet District policy, and the applicant will be required to
construct one-half of the street improvements (including curb, gutter, and sidewalk on the north side),
a minimum of 24 -feet of pavement, a 3 -foot wide gravel shoulder and a drainage swale on the south
side within a minimum of 40 -feet of right-of-way.
NOTE. The District requires a minimum of 40 -feet of right-of-way for a half street. The applicant's
proposal indicates a plan to incorporate 15 -feet of an existing access easement for the purpose of
constructing the half -road, East Green Haven Lane. The District cannot require that the 40 -feet of
new road right-of-way encompass the existing 15 -foot access easement. The applicant can either
coordinate with the property owner to the south to utilize and dedicate the 15 -feet of the access
easement for half of East Green Haven Lane, OR the applicant shall place the entire half -street and
40 -feet of right-of-way north of the south property line.
3. Street Sections
Local Residential Roadways
District policy 7204.4.3 states, "a developer may construct a local urban residential street with a
reduced width of 29 -feet from back -of -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.
7
• 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 5 -foot minimum wide planter strips are required.
The applicant has proposed to construct the following internal local roadways as 29 -feet street
sections with 4 -foot detached sidewalks, 5 -foot landscape strips and parking on one side of the street
only, within 50 -feet of right-of-way: N. Bright Angel Avenue, N. Heritage View Place, and N.
Reiterman Avenue. This design meets district policy.
Local Commercial Street—West Star Lane
District policy requires 54 -feet of right-of-way on industrial/commercial roadways (Figure 72-F1 B).
This right-of-way allows for the construction of a 3 -lane roadway with curb, gutter and 5 -foot wide
concrete sidewalks.
West Star Lane was approved with Razzberry Crossing Subdivision, adjacent to the north of this site,
as a local/commercial roadway. The applicant will be required to complete Star Lane on their site as
one-half of a 40 -foot commercial street section. The construction of W. Star Lane will require the
coordinate between the two developments.
4. Stub Streets
District policy 7205.5 states that stub streets will be required to provide intra -neighborhood circulation
or to provide access to adjoining properties. Stub streets will conform with the requirements
described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if
the stub street has a length no greater than 150 -feet. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub
street must meet the following conditions: 1. A stub street shall be designed to slope towards the
street intersection and drain surface water toward that intersection, unless a satisfactory storm drain
system is installed. 2. The District may require appropriate covenants guaranteeing that the stub
street will remain free of obstructions.
The applicant has proposed to connect to extend Reitierman Avenue into the site. The applicant is
also proposing to construct half of East Green Haven Lane which will serve as an access point to the
property to the south. This proposal meets District policy and should be approved with this
application. If Reitierman Avenue within Razzberry Crossing Subdivision to the north of the site is not
constructed at the time of construction within this site, the applicant should provide a temporary
turnaround at the northern terminus of Reitierman Avenue.
5. Alleys
Right-of-way & Paving
District policy 7204.10.1 requires the minimum right-of-way width for new alleys to be 16 -feet if: the
alley is abutted by residential uses and zoning on both sides; and building setbacks required by the
land use agency having jurisdiction provide sufficient space for the safe backing of vehicles into the
alley; and 20 -feet in all other situations. Dedication of clear title to the right-of-way and the
improvement of the right-of-way, and acceptance of the improvement by the District as meeting its
construction standards, are required for all alleys contained in a proposed development. The alley
shall be improved by paving the full width and length of the right-of-way; provided, that the minimum
width of the right-of-way is 16 -feet and the homeowners association has obtained a license
agreement from the District authorizing the landscaping of a portion of the alley right-of-way, which a
portion abuts the development and does not exceed two feet in width, such licensed area need not be
paved until the license is terminated.
The applicant has proposed to construct an alley within Block 1 of the subdivision. The alley extends
from N. Bright Angel Avenue to E. Green Haven Lane. The applicant has proposed to dedicate 20 -
feet of right-of-way and pave the entire width of the alley. The proposal meets District policy.
Parking
Parking in alley is not allowed (District policy 7204.10.3).
6. Driveways
Residential Widths
District Policy 7207.9.3 restricts residential driveways to a maximum width of 20 -feet.
Paving
Graveled driveways abutting public streets create maintenance problems due to gravel being tracked
onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to
pave the driveway its full width and at least 30 -feet into the site beyond the edge of pavement of the
roadway and install pavement tapers with 15 -foot radii abutting the existing roadway edge.
7. Turnarounds
The applicant is not proposing to construct a standard cul-de-sac turnaround for Green Gable Court.
The District will consider alternatives to the standard turnaround on a case-by-case basis. The
determination to allow a non-standard turnaround will be based on turning area, drainage,
maintenance considerations and the written approval of the emergency fire service for the area where
the development is located. Minimum design standards shall be met for all non-standard turnarounds.
Submit a design of the turnaround for review and approval by District Development Division staff.
Approval of the staff report does not indicate approval of the non-standard turnaround design.
8. Alternative Transportation Program (ATP)
In order to reduce trips to and from this development it is recommended that Tenants occupying the
proposed building be required to provide an Alternative Transportation Program for employees and
provide an annual report to ACHD on employee participation. Commuteride staff will coordinate the
Alternative Transportation Program with the applicant. For more information contact Catherine
Sanchez at 387-6160.
In order to reduce trips to and from this development, it is recommended that the tenants occupying
the proposed building(s) be required to participate in any Transportation Management Association
(TMA) or Transportation Management Organization (TMO) that is formed with a boundary that
includes this site or is adjacent to this development.
A Transportation Management Association (TMA) or Transportation Management Organization
(TMO) is formed with a coordinator that works as a liaison between businesses and private and public
transportation providers to increase the use of alternative transportation and other trip reduction
measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking
enhancements). An annual survey will be required of the TMA/TMO to monitor participation in
alternative transportation programs and forwarded to the ACHD Commuteride Office.
9. Other Access
Locust Grove Road is classified as a minor arterial. Other than West Star Lane, no additional access
points to Locust Grove Road are approved with this application. The northern portion of the existing
N
private drive intersection with Locust Grove Road will be required to be closed. The applicant should
coordinate the closure of the private drive with the property owner to the south due to the shared
access easement in existence for that private road. The District supports the closure of the entire
private road, with the intention that the existing homes would utilize the new public streets for access.
However, the District cannot require the closure of the southern portion of the private drive because
that property is not included in this development application. No direct lot access to Locust Grove
Road will be allowed. A note of the access restriction will be required on the final plat.
C. 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 Locust Grove Road, and construct a
minimum 5 -foot wide concrete sidewalk along Locust Grove Road, located a 2 -feet within the new
right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5 -foot wide concrete sidewalk
along Locust Grove 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 Locust Grove Road, located at the back edge of the existing right-of-way. Accomplish all
necessary adjustments to properly accommodate existing drainage and utilities.
2. Construct W. Star Lane in coordination with the development adjacent to the north (Razzberry
Crossing) as a 40 -foot commercial street section within 54 -feet of right-of-way.
3. Excluding West Star Lane and East Green Haven Street, construct all internal local roadways as 29 -
foot street sections with rolled curb, gutter, 4 -foot detached concrete sidewalks, and 5 -foot landscape
strips within 50 -feet of right-of-way, as proposed. These roadways shall be signed for parking on one
side only.
4. Dedicate 20 -feet of right-of-way for the proposed alley in Block 1 (from N. Bright Angel Avenue to E.
Green Haven Street). Pave the alley its entire width, as proposed.
5. If Reitierman Avenue within Razzberry Crossing Subdivision to the north of the site is not constructed
at the time of construction within this site, the applicant shall provide a temporary turnaround at the
northern terminus of Reitierman Avenue.
6. Construct East Green Haven Lane with one-half of the street improvements on the north side
including curb, gutter, and sidewalk. Construct a minimum of 24 -feet of pavement, and a 3 -foot wide
gravel shoulder and a drainage swale on the south side within a minimum of 40 -feet of dedicated
right-of-way.
7. Coordinate the design of the alternative turnaround on N. Heritage View Place with District
Development Services staff.
8. Direct lot access to Locust Grove Road is prohibited, and a note stating this shall be placed on the
final plat.
9. Comply with all Standard Conditions of Approval.
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D. Standard Conditions of Approval
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.
5. 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.
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 #198, also known as Ada County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
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
waivedvariance 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
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
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2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Razzberry Crossing Subdivision site plan
3. Appeal Guidelines
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13
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Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
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CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE February 3, 2005 ITEM #
PROJECT NUMBER
PROJECT NAME
NAME (PLEASE
AZ 04-011
12
Alexandria Subdivision
FOR I AGAINST I NEUTRAL