HomeMy WebLinkAboutAlexandria Sub REV PP 04-017~~ f
UVIeY1G~lltf? STAFF SUMMARY
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OF
""' s~ PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
P & Z Commission Date of Recommendation: February 3, 2005
Project Name: Alexandria Subdivision
Case No(s): AZ-04-011, PP-04-017, CUP-04-015 (REVISED)
Applicant: Lonnie Johnson
A. Recommendation: Approve with conditions (all ayes -all applications)
B. Summary of Public Hearing:
1. In favor: Mike Wazdle (Applicant's Representative)
2. In opposition: None
3. Commenting: None
4. Staff presenting application: Brad Hawkins-Clark
[Note: On September 21, 2004, a Remand Order was issued by City Council for all three (3) of
the subject applications. For details regarding the P&Z Commission's original Recommendation
to City Council (also for approval), please see the packet for the August 24, 2004 City Council
meeting.]
C. Key Issues of Discussion by Commission:
1. Reasons for City Council remand (related to previous office uses)
2. Commissioner Newton-Huckabay expressed a general concern about including large,
1-acre lots in small-lot subdivisions
D. Key Commission Changes to Staff Recommendation:
1. Preliminary Plat -Modified Site Specific Condition #3 to clarify no parking on only
the "tee portion" of N. Heritage View Place.
2. Conditional Use Permit -Modified Site Specific Condition #S:f. to clarify that there
are two (2) gazebos proposed as project amenities.
E. Outstanding Issue(s) for City Council:
1. Preliminary Plat -Site Specific Condition #7 required the applicant to either submit a
revised plat or submit an addendum to their CUP/PD application to address what staff
believed to be asub-standard common driveway. However, it was clarified in Mr.
Wazdle's testimony at the P&Z Commission hearing that the common driveway is only
intended to serve two lots, not three, as staff believed the plat to depict So, staff
recommends this condition be amended as follows:
"7. ,The applicant shall °~«w°- °~~'--°~« ° -°-~~°°a
compliesy with MCC 12-4-14 (Common Drive Design) for
Lot 2, Block 4.
. A note shall be added to the final plat which
prohibits Lot 3, Block 4 from havine direct access to the common drivewav on Lot
2, Block 4
2. Preliminary Plat -Prior to the P&Z Commission hearing, the applicant met with
the Meridian Fire Department to address their Condition #1 regarding the proposed
29-foot street section widths. On February 2, 2005, Deputy Chief Silva approved
stamped an alternative street section that widened the 29-foot wide streets to 30.5',
back-to-back. So, although the 11-29-04 preliminary plat does not reflect it, the
applicant and Fire Department have agreed to this modification.
Conditional Use Permit -Site Specific Condition #2 required the Applicant to
submit a detailed plan for the proposed park and tot lot prior to the City Council
hearing. To date, staff has not received said plan. However, after reviewing the file
for the 2004 CUP/PD application, we found a letter from Mr. Johnson (dated 8-8-
04) proposing different gazebo and tot lot feature designs. The gazebos would be
approx. 16-20 feet in height. The tot lot would include "a swing or two with a small
slide, for ages 3-5." For Planned Developments, the City typically requires
applicants to provide more detail than this to ensure the amenities meet the size and
scale of the development. Staff recommends the City Council have the Applicant
confirm their intentions for these amenities during the public hearin¢ and provide
details of the ¢azebo and play structure construction materials.
F. Preliminary Plat/CUP Site Plan
1. Date of Revised Preliminary P1aUSite Plan: November 29, 2004
2. Date of Revised Landscape Plan: December 1Q, 2004
G. Recommended Conditions of Approval (as amended by Commission, if applicable)
Exhibit A -Legal Description
Exhibit B -Preliminary Plat/Site Plan
Exhibit C - Annexafion & Zoning Comments
Exhibit D -Preliminary Plat Conditions of Approval
Exhibit E -Conditional Use Permit Conditions of Approval
Exhibit F -Findings of Fact and Conclusions of Law and Decision and Order
Exhibit G -Approved Public Street Sections
EXHIBIT F
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW AND
DECISION & ORDER
In the matter of a request for Annexation and Zoning of 9.8 acres from RUT to R-8 zone
AND Preliminary Plat approval of thirty-three (33) single-family residential and four (4)
common lots on 9.8 acres in a proposed R-8 zone AND Conditional Use Permit approval
for a Planned Development for reductions to the minimum requirements for lot area, rear
building setbacks, street side setbacks and minimum street frontage, for Alexandria
Subdivision, by Lonnie Johnson.
Case No(s): AZ-04-011, PP-04-017, CUP-04-015
For the City Council Hearing Date of: March 8, 2005
A. Findings of Fact
1. Hearing Facts
a. A notice of a public hearing was published for two (2) consecutive weeks prior to
the City Council public hearing, the first publication appearing and written notice
mailed to property owners or purchasers of record within three hundred feet (300')
of the external boundaries of the property. The notice of public hearing before the
City Council was posted upon the property under consideration more than one week
before said hearing. All other noticing was done consistent with Idaho Code §67-
6509.
The matter was duly considered by the City Council at the Mazch 8, 2005, public
hearing(s). The applicant, affected property owners, and government subdivisions
providing services within the planning jurisdiction of the City of Meridian were
given full opportunity to express comments and submit evidence.
b. Written and oral testimony was received on this matter, as reflected in the records
of the City Clerk (for written testimony) and in the official meeting minutes (for
oral testimony).
c. The Planning and Zoning Commission conducted a public hearing and issued a
written recommendation on the subject matter to the City Council.
d. The City Council heard and took oral and written testimony and duly considered the
evidence and the record in this matter.
2. Process Facts
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-04-015, PP-04-017, CUP-04-015 -PAGE 1 of 4
a. There has been compliance with all notice and hearing requirements set forth in
Idaho Code §67-6509, 6512, and Meridian City Code §§ 11-15-5 and 11-17-5 as
evidenced by the Affidavit of Mailing, and the Affidavit of Publication and Proof of
Posting filed with the staff report.
3. Application and Property Facts
a. In addition to the application and property facts noted in the staff report and the
Planning & Zoning Recommendation for the subject application(s), it is hereby
verified that the property owner(s) of record at the time of issuance of these
findings are Lonnie and Karen Johnson.
4. Required Findings per Zoning and Subdivision Ordinance
a. See Exhibit F.1 (Annexation and Zoning), Exhibit F.2 (Preliminary Plat) and
Exhibit F.3 (Conditional Use Permit) for the findings required for this application.
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land
Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. §67-
6503).
The Meridian City Council takes judicial notice of its Zoning, Subdivision and
Development Ordinances codified at Titles 11 and 12, Meridian City Code, and all
current zoning maps thereof. The City of Meridian has, by ordinance, established the
Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was
adopted August 6, 2002, Resolution No. 02-382 and Maps.
The conditions shall be reviewable by the City Council pursuant to Meridian City Code
§ 11-17-9.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning and Zoning Department, the Public Works Department and
any affected party requesting notice.
7. That this approval is subject to the Legal Description in Exhibit A, the Preliminary Plat
in Exhibit B, and the Conditions of Approval in Exhibit C, D and E. The conditions are
concluded to be reasonable and the applicant shall meet such requirements as a
condition of approval of the application.
C. Decision and Order
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-04-015, PP-04-017, CUP-04-015 -PAGE 2 of 4
Pursuant to the City Council's authority as provided in Meridian City Code § 12-3-5 and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat
dated November 29, 2004 is hereby conditionally approved; and
2. The conditions of approval are as shown in Exhibits C, D and E.
D. Notice of Applicable Time Limits (as applicable)
1. Notice of Twelve (12) Month Preliminary Plat Duration
Please take notice that after the date of approval of the preliminary plat, the owner or
developer shall have one year within which to file the request for approval of the final
plat. After approval of final plat, the owner or developer shall have one year to begin
construction of the public utilities and one year thereafter to complete construction of
those public facilities. (MCC 12-2-4.B & C.)
E. Notice of Final Action and Right to Regulatory Takings Analysis
The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed
with the City Clerk not more than twenty-eight (28) days after the final decision
concerning the matter at issue. A request for a regulatory takings analysis will toll the
time period within which a Petition for Judicial Review maybe filed.
2. Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has
an interest in real property which maybe adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Exhibits
Exhibit F.1: Annexation & Zoning Findings
Exhibit F.2: Preliminary Plat Findings
Exhibit F.3: Conditional Use Permit Findings
By action of the City Council at its regular meeting held on the day of
2005.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-04-O15, PP-04-017, CUP-04AI5 -PAGE 3 of 4
COUNCIL MEMBER SHAUN WARDLE VOTED
COUNCIL MEMBER CHRISTINE DONNELL VOTED
COUNCIL MEMBER CHARLIE ROUNTREE VOTED
COUNCIL MEMBER KEITH BIRD VOTED
MAYOR TAMMY de WEERD VOTED
(TIE BREAKER)
Mayor Tammy de Weerd
Attest:
William G. Berg, Jr., City Clerk
Copy served upon Applicant, The Planning and Zoning Department, Public Works Department
and City Attorney.
City Clerk
Dated:
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-04-015, PP-04-017, CUP-04-015 -PAGE 4 of 4
EXHIBIT D
Preliminary Plat
Conditions of Approval
Alexandria Subdivision
(File PP-04-017 -Revised)
(P&Z Commission modifications are shown in "._ and underline format.)
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 the tee portion of 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.
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
Alexandria Subdivision - PP-04-017 (Rev.) -Exhibit D
Page 1 of 9
shall be required to utilize any existing surface or well water for the primary source. If a
surface or well source is not available, asingle-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 azeas 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 sanitazy sewer
and domestic water connection for the existing house on Lot 4, Block 4.
7. 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).
[Note staff s recommended modification to this condition on the P&Z Commission
Recommendation cover sheet.]
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 corner 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 1 ], 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.
Alexandria Subdivision - PP-04-017 (Rev.) -Exhibit D
Page 2 of 9
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 arid 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, asingle-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 tPreliminarv Platl
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.
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.
Alexandria Subdivision - PP-04-017 (Rev.) -Exhibit D
Page 3 of 9
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 9-4-8. Wells
maybe 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/eetention 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.
Alexandria Subdivision - PP-04-017 (Rev.) -Exhibit D
Page 4 of 9
AGENCY CONDITIONS & COMMENTS
FIRE DEPARTMENT
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 afire-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 protecfion will be by the Meridian Fire Deparhnent
and water quality by the Meridian Water Department for bacteria testing.
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.
Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4'/z" 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 fuming radius of 28' inside and 48' outside
radius.
7. Provide a 20' wide Fire Lane for all internal & external roadways.
8. Operafional 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".
Alexandria Subdivision - PP-04-017 (Rev.} -Exhibit D
Page 5 of 9
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 appazatus 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 COMPANY
Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and
submit stamped (approved) plans with your final plat application.
[The following agency/department conditions are for reference only. The City of Meridian
does not enforce these conditions. It is the applicant's full responsibility to understand and
comply with these conditions. In addition, please be aware that there may be other agency or
department conditions or policies that will pertain to this development that are not listed
below]
CENTRAL DISTRICT HEALTH DEPARTMENT
1. This proposal can be approved for central sewage & central water after written approval
from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of Environmental
Quality.
3. Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface
to prevent impact to groundwater and surface water quality.
5. The Engineers and architects involved with the design of the subject project shall obtain
current best management practices for stormwater disposal and design a stormwater
management system that prevents groundwater and surface water degradation.
SETTLERS IRRIGATION DISTRICT
1. All irrigation drainage facilities along with their easements must be protected and
continue to function. The facility involved is the Parkins Nourse Lateral located at the
east property boundary flowing south to north. A 20' easement is required.
2. Aland use change application must be on file prior to any approvals.
Alexandria Subdivision - PP-04-017 (Rev.) -Exhibit D
Page 6 of 9
3. A license agreement must be signed and recorded prior to construction of any S.LD.
facilities.
4. Any changes to the existing irrigation system such as relocation, tiling, and landscaping
must be approved by Settlers Irrigation District.
5. All storm drainage must be retained on-site.
6. The development must supply irrigation access to all lots within the subdivision. If the
developer wishes to have Settlers Irrigation District own, operate, and maintain the
pressure irrigation system and agreement needs to be in place prior to the preconstruction
meeting.
IDAHO POWER COMPANY
The Idaho Power Company's Locust Substation, a major hub, is located north of Alexandria
Subdivision.
2. The company would like to inform all interested parties that IPC has identified the west side
of Locust Grove Road from McMillan Road to Chinden Blvd. as a proposed future power
line corridor. The company's plans call for the installation of additional overhead
transmission lines to be constructed adjacent to the road right of way within this segment of
Locust Grove Road.
3. It may be appropriate to request the inclusion of this proposed corridor on the final plat
maps to ensure disclosure of the company's intenfion.
ADA COUNTY HIGHWAY DISTRICT
Site Specific Conditions of A np royal
1. The applicant shall do one of the following:
a. Dedicate by donation a total of 35-feet ofright-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.
Alexandria Subdivision - PP-04-017 (Rev.) -Exhibit D
Page 7 of 9
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 ofright-of--way, as proposed. These
roadways shall be signed for parking on one side only.
4. Dedicate 20-feet ofright-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.
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.
ACHD 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.
Replace any existing damaged curb, gutter and sidewalk and any that maybe 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
Alexandria Subdivision - PP-04-017 (Rev.) -Exhibit D
Page S of 9
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.
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 ACRD 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 (spaze 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 awaiver/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.
Alexandria Subdivision - PP-04-017 (Rev.) -Exhibit D
Page 9 of 9
EXHIBIT F.2.
Preliminary Plat Findings
Alexandria Subdivision
(File PP-04-017)
The City Council hereby approves the following analysis of required findings by staff
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 in the Annexation and Zoning Findings, 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.
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 are no foreseeable health, safety or environmental problems that
may result from construction of Alexandria Subdivision.
Alexandria Subdivision - PP-04-017 -Findings of Fact, Conclusions of Law & Decision and Order
Page 1 of 1
EXI3IBIT G
Alexandria Subdivision
(PP-04-017, CUP-04-015)
Approved Street Sections
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APPROVE) W7
IIUTAPPflOVE-