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Home My WebLink AboutSerendipity Place Sub RZ RZ 04-016 MERIDIAN PLANNING 8. ZONING MEETING APPLICANT Susan Howard February 17,2005 ITEM NO. 13 REQUEST Public Hearing - Request for a Rezone of .27 acre from R-4 to O-T zone for Serendipity Place Subdivision - 1305 West 1 sf Street AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY See aHached Staff Comment CITY SEWER DEPT: CITY PARKS DEPT: No Comment 'ftCÞVY\ yyw(l ol A-r¡P(()J~ tò vlú 5-û CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: ~ affidavit of postlr Contacted: . HAl\.) tJ\pL(þ-¡ / Date:~ Phone: ~.&'1C¡(jÎ Emailed: :;)t1V\()\ldr./ð..,z,1-@ J~N. tDMJ Staff Initials: ~ Material. prNenled at public me8llngs shaD become plOpe"" oIlhe CI 01 eridlan. MAYOR Tammy de Ween! Æ cMorldi!M\ IDAHO CITY HALL (208) 888-4433 - Fax 8874813 CITY COUNCIL MEMBERS Keith Bird Christine Donnell Shaun Wardle Charles M. Rountree PUBLIC WORKS BUILDING DEPARTMENT (208) 887-2211 - Fax 898-9551 LEGAL DEPARTMENT (208) 466-9272 - FAX 466-4405 STAFF REPORT: P&Z Hearing Date: February 17, 2005 Transmittal Date: February 14, 2005 From: Mayor, City Council and Planning & Zoning Commission Bruce Freckleton, Development Services Manager ~ Craig Hood, Associate City Planner (IN RECEIVED FEB 1 4 2005 To: Subject: Serendipity Place Subdivision City Of Meridian City Clerk Office . Request to Rezone 0.27 Acres from R-4 to O-T (Old Town), by Susan Howard (File #RZ-O4-016) . Request for Preliminary & Final Plat Approval for Four (4) Single-Family Residential Lots on 0.27 Acres in a Proposed O-T Zone, by Susan Howard (File #PFP-O4-009) We have reviewed the above-mentioned submittals and offer the following conditions of the applicant. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY The applicant, Susan Howard, has requested preliminary/final plat (PFP) and rezone (RZ) approval on 0.27 acres. The RZ application proposes to rezone the property from R-4 (Low Density Residential) to O-T (Old Town). The subject PFP application proposes to divide the existing 0.27 acre parcel into four buildable lots. The subject property has not been previously platted. Currently, there is a single-family home on the subject site that the applicant is proposing to remove. This property is currently designated "Old Town" on the Comprehensive Plan Future Land Use Map. The site is located on the northwest comer of Cherry Avenue and West First Street, approximately 325 feet west of Meridian Road. The subject infill development is eligible for a combined preliminary/final plat application because the proposed subdivision does not exceed four lots, there are no new streets being dedicated or widened, and this development is not located within a floodplain, hillside or the like (MCC 12-3-3). The proposed lots range in size from 2,331 square-feet to 4,050 square-feet. The applicant has shown on the submitted preliminary plat how the site will redevelop. Each of the proposed buildable lots contains one single-family (townhouse) residence that will be a minimum of 1,100 square-feet. The future single-family homes on Lots I and 2 are attached to each other, and the homes on Lots 3 and 4 are RZ-O4-0 I6iPFP-04-009 Serendipity Place.RZ.PFP.doc Mayor, Council, and P&Z Commission Hearing Date: February 17,2005 Pagel attached. The units on Lots 2 and 3 will share a common driveway to Cherry Lane. The home on Lot I will have a private driveway to Cherry Avenue and Lot 4 will have a private driveway to West First Street. All of the units face Cherry Avenue. The gross density of the development is 14.8 dwelling units per acre. Because MCC 11-9-1 does not establish minimum lot size, setback or street frontage requirements for the O-T zone, the zoning district for the corresponding proposed use is used (see MCC 11-9-1). In this case the closest district for the proposed use is the R-15. This parcel is considered infill and if approved, the new lots will meet the minimum lot size and frontage requirements of the R-15 zone. The applicant is not requesting any deviations from the City adopted minimum lot size, frontage requirements, or setbacks of the R-15/0- T zones. It appears that the legal description submitted with the application is accurate and meets the requirements of the City of Meridian and the State Tax Commission. The subject applications (RZ and PFP) were submitted concurrently to the Planning and Zoning Department for review. Staff is recommendinf! aooroval of the subiect aoolications, with the conditions outlined in this reoort. LOCATION The subject property is located on the northwest comer of Cherry Avenue and West First Street, approximately 325 feet west of Meridian Road and 1,200 feet south of Cherry Lane, in Section 12, Township 3 North, Range I West. SURROUNDING PROPERTIES North - Duplex, zoned R-4 South - Single-family home, zoned R-4 East - Single-family home, zoned R-4 West - Single-family home, zoned R-4 OWNERS OF RECORD The property owners of record are Mark and Darcy Manwaring, who have provided notarized consent for Susan Howard to submit the subject applications. REZONE ANALYSIS According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment. " The following is the list of standards found in 11-15-11 and analysis by staff: 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; RZ-04-0 I6!PFP-04-009 Serendipity Place.RZ.PFP.doc Mayor, Council, and P&Z Commission Hearing Date: February 17, 2005 Page 3 The 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Old Town". In Chapter Vll of the Comprehensive Plan, Old Town uses will include a variety of residential uses including reuse of existing buildings for residential uses, new construction of multi-family residential over ground floor retail or office uses. Further, the purpose of the requested 0- T district is to accommodate and encourage further expansion of the historical core of the community; to delineate a centralized activity center and to encourage its renewal, revitalization and growth as the public, quasi-public, cultural, financial and recreational center of the City. A variety of theses uses integrated with general business, medium-high to high density residential, and other related uses is encouraged in an effort to provide the appropriate mix of activities necessary to establish a truly urban City center (MCC 11- 7-2.L). Staff finds that the requested 0- T zoning generally conforms to the stated purpose and intent of the Old Town designation within MCC and the Comprehensive Plan. In addition, in the applicant's cover letter several Comprehensive Plan policies are listed, which support the rezone and proposed residential use of the property. Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan to be applicable to this application (staff analysis is in italics below policy): . "Encourage infill development in vacant/underdeveloped areas within the City over fringe area development to halt the outward progression of urban development." (Chapter V, Goal I, Objective A.3) This is an infill parcel that is currently receiving city services. Redevelopment of this parcel will allow for additional housing units close to established schools, commercial services, and the downtown core. . "Promote and strengthen high density residential development in and around downtown" (Chapter V, Goal 11, Objective A, Action item 5) Staff is supportive of the proposed higher density residential development in downtown. . "Develop standards for integrating medium-to-high density residential into existing subdivision development." (Chapter V11, Goal I, Objective C, Action item 2) The applicant is utilizing a common driveway to meet the street frontage requirements for two of the proposed lots, a common method of getting higher density residential projects approved in existing residential areas or subdivisions. e "Support a variety of residential categories (low-, medium-, and high-density single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities." (Chapter V11, Goal IV, Objective C, Action item 10) Staff is supportive of the higher density development proposed for this area. The proposed housing type (single-family attached), provides a greater variety of housing opportunities RZ-04-0 I 6!PFP-04-O09 S,,'endlpity PIace.RZ.PFP.doc Mayor, Council, and P&ZCommission Hearing Date: February 17, 2005 Page 4 than currently exists in this area. . "Locate high-density development, where possible, near open space corridors or other permanent major open space and park facilities, Old Town, and near major access thoroughfares." (Chapter VII, Goal V, Objective A, Action item 14) The subject development lies within the Future Land Use Map boundaries of 'Old Town '. The subject site is approximately 500-feet north of Meridian Elementary, which has open space and playground facilities. Meridian Road, a major access thoroughfare, is approximately 325-feet to the east. . "Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all land use decisions." (Chapter VI, Goal II, Objective A, Action item 3) This publication encourages jurisdictions to establish bikeway and walkway facilities in new construction and reconstruction projects. in a manner that is safe, accessible and convenient. First Street is included in the ACHD Five Year Work Program to be improved in 2007 with curb, gutter and sidewalk. ACHD is requiring the applicant to road trust for sidewalk on West First Street abutting the site. Sidewalk currently exists on Cherry Avenue abutting the site. Staff finds that zoning this property to 0- T y,'ill be harmonious with and in accordance with the Comprehensive Plan. B. Is the area included in the zoning amendment intended to be rezoned in the future; If the subject rezone application is approved, staff does not anticipate that the applicant intends to rezone the subject property in the future. c. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning - for example, a residential area turning into commercial area by means of conditional use permits; In the applicant's submittal letter, it is stated that the subject property is intended to be used for residential purposes. Currently, the only (principally) permitted uses in the O-T zone are single- family homes, libraries, churches, and museums. All other uses in the O-T zone, that are not prohibited, require separate Conditional Use Permit approval. Staff finds that the area included in the subject zoning amendment is planned for development in a fashion that will be allowed under the new zoning (single-family). D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; RZ-O4-0 I6!PFP-04-009 Serendipity Place.RZ.PFP.doc Mayor, Council, and P&Z Commission Hearing Date: February 17, 2005 Page 5 The general vicinity of this project is changing rapidly. In this area there are several other parcels that have/are/will be converting from single-family residential to multi-family, office and retail commercial uses. On Cherry Lane, between Meridian Road and Linder Road, and along Meridian Road in this area, there are many sites that have converted to office and commercial uses. Although the major arterials in this vicinity (Cherry Lane, Meridian Road, Main Street) have not been widened recently, improvements are expected once the Downtown Transportation Management Plan is adopted, implemented and funds are available through ACHD. Staff finds that rezoning this site to O-T is consistent with other land uses and anticipated facility changes in the area. E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use wiU not change the essential character of the same area; Staff finds that the proposed O-T zoning and subsequent single-family residential uses proposed in the preliminary/final plat application are consistent with the intended character of the vicinity, as depicted on the Future Land Use Map. Staff also finds that the proposed zoning/uses can be designed and constructed in a manner that will be harmonious with and appropriate in appearance with the existing and intended character of the surrounding area. Although there will be an impact of the subject development on the existing character of the area, staff finds that the impact is consistent with the intended character of the area; a mix of single-family, multi-family and commercial uses. F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; If all the conditions outlined in this report are complied with and construction traffic and house construction is conducted in a manner consistent with City Code, staff finds that the use of this site for four residential dwellings should not be hazardous or disturbing to existing or future neighboring uses The Commission and Council should rely on public testimony (oral or written) to determine whether the proposed 0- T zoning will be disturbing or hazardous to the neighboring residential uses. G. Will the area be served adequately by essential public facilities and services such as highways, streets, police and ftre 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; All essential public facilities and City services listed above currently serve this site. The applicant will be responsible for the extension of utilities for this proposed development. Sizing and routing shall be coordinated with the Public Works Department. Staff finds that the current configuration of the adjacent streets and the anticipated widening of Meridian Road in this area should be adequate to serve this site into the future. The applicant and/or future property owners will be required to pay park and highway impact fees. RZ-O4-0 I 6/PFP-04-009 Serendipity Place.RZ.PFP.doc Mayor, Council, and P&Z Commission Hearing Date: February 17, 2005 Page 6 H. I. J. On February 8, 2005, ACHD staff approved this development with site-specific and standard conditions. Please review the ACHD report and comments at the end of this report for additional information regarding this finding. On January 28, 2005, a joint agency/department comments meeting was held with representatives of key service providers to this property. The Meridian Fire Department has concerns with serviceability of this site, as fire hydrants near this site may not be located in accordance with the International Fire Code (all of the detailed conditions from the Fire Department and other agencies/departments are at the end of this report). Based on the joint agency/department meeting and other comments received from agencies/departments, staff finds that the public services listed above can be made available to accommodate the proposed development. The Commission and Council should reference any written and/or verbal testimony submitted by any public service provider, regarding their ability to adequately service this project. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; If approved, the developer will be financing the extension of sewer service, water service, local street infrastructure, and all utilities to serve the project. Other required site improvements will be funded and constructed by the developer through the platting process. The primary public costs to serve the future residents will be fire, police and school facilities and services. Staff finds that changing the zoning of this site and allowing four homes to be constructed will not cause excessive additional requirements at public cost. Staff also finds that the rezoning of this site to O-T will not be detrimental to the community's economic welfare. 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 rezone and the development of single-family homes on this site will not involve uses that will create nuisances that would be detrimental to the general welfare of the surrounding area. ACHD projects this development will generate 18 additional vehicle trips per day. Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision; however, staff does not believe that the amount generated will be detrimental to the general welfare of the public. Staff does not anticipate the proposed annexation and subsequent uses will create excessive traffic, noise, smoke, fumes, glare, or odors. 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; Three vehicular access points are proposed for this development. One driveway is proposed to West First Street and two driveways are proposed to Cherry Avenue. Both Cherry Avenue and RZ-04-0 I6iPFP-O4-009 Serendipity Place.RZ.PFP.doc Mayor, Council, and P&Z Commission Hearing Date: February 17, 2005 Page 7 West First Street are local roads. If vehicular approaches are approved to the site that are designed and constructed in accordance with ACHD policies, staff finds that the approaches will.not create an interference with traffic on the surrounding public streets. Please review any comments from ACHD for additional information regarding this finding. K. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and Any existing trees larger than 4" caliper that are removed from this site should be mitigated for, per the Landscape Ordinance. If the on-site trees are protected and mitigated for, as required by the Meridian Parks Department, staff finds that the proposed development will not result in the destruction, loss or damage of any natural feature(s) of major importance. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) ofrnajor importance of which staff is unaware. L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592, 11-17-1992)" For the reasons listed in the findings above, staff [mds that the rezoning of this propertv would be in the best interest of the City. ADDITIONAL REZONE COMMENTS 1. The submitted legal description prepared by Wayne K. Barber, dated December 15, 2004, appears to meet the requirements of the City of Meridian and State Tax Commission. 2. The subject property is within the Urban Services Planning Area. 3. All future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. PRELIMINARY/FINAL PLAT ANALYSIS Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: A. The conformance of the subdivision with the Comprehensive Development Plan; Staff finds that the proposed application is in substantial compliance with the adopted Comprehensive Plan. (See Rezone Analysis "A" above for more infonnation.) B. The availability of public services to accommodate the proposed development; Staff finds that public services are available to accommodate the proposed development. (See finding "G" under Rezone Analysis for more detail.) RZ-O4-0 I6/PFP-Q4-009 Serendipity Place.RZPFP.doc Mayor, Council, and P&Z Commission Hearing Date: February 17, 2005 Page 8 c. The continuity of the proposed development with the capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their cost, staff finds that the subdivision will not require the expenditure of capital improvement funds. D. The public fmancial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e. - police, fire, ACHD, etc.) to determine this finding. (See finding "G" under Rezone Analysis above, and the Agency Comments and Conditions at the end of this report for more detail.) E. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff is not aware of any health, safety or environmental problems associated with the development of this subdivision that should be brought to the Councilor Commission's attention. ACHD considers road safety issues in their analysis; ACHD staff has approved this subdivision, with conditions. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. PRELIMINARY/FINAL PLAT SPECIAL CONSIDERATIONS I. Common Drives: MCC allows up to four (4) dwelling units to access a common driveway. Common drives serving two dwelling units shall be a minimum of sixteen feet (16') in width. Common drives less than one hundred and fifty feet (150') in length shall be constructed of at least six inches (6") of well-compacted, two-inch (2") minus crushed gravel and two and one half inches (2.5") of asphaltic concrete paving (MCCI2-4-14). MCC 11-9-1 allows street frontage for up to two lots sharing a common driveway to be reduced to 15 feet each. The applicant is proposing to utilize a common driveway for Lots 2 and 3, Block I. On the submitted preliminary plat, Lots 2 and 3, Block I, each have 31.5-feet of frontage on Cherry A venue. Staff is supportive of the proposed common driveway, but has recently run into problems with narrow common driveways. It is often difficult for vehicles to maneuver (back- up, turnaround, etc.) in a 16-foot wide driveway that may have fences, cars or other obstructions adjacent to the pavement. To ensure that 16-feet of pavement width is maintained for the common driveway, fences, parked cars and any other obstruction should not be allowed within the common driveway easement shown on the preliminary and final plats. A note should be placed on the face of the final plat stating the purpose of the depicted common driveway easement for Lots 2 and 3, Block 1, and who is to be responsible for maintenance thereof. A note should be placed on the face of the final plat restricting fencing, parked cars or any other obstruction within the common driveway easement. Said common driveway should be constructed a minimum of 16-feet wide with crushed gravel and asphaltic concrete paving, as required by MCC 12-4-14. See Site Specific Condition #2 below. RZ-O4-0 16!PFP-O4-009 Serendipity Place.RZ.PFP.doc 6. Mayor, Council, and P&Z Commission Hearing Date: February 17,2005 Page 9 2. Existing Structure(s): There is an existing single-family home on this site that spans across proposed lot lines and does not meet the setback requirements of the requested zone. The applicant is proposing to remove the existing structure currently on this site. Prior to signature of the final plat by the City Engineer, all building(s) on this site should be removed, as proposed. See Site Specific Condition #3 below. 3. Pressure Irrigation: Underground year-round pressurized irrigation must be provided to all lots within this development (MCC 12-5-2.N). The applicant has not indicated who will own and operate the required pressurized irrigation system within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with MCC 12-13-8 and MCC 9-1-28. See Site Specific Condition #4 below. 4. Tree Mitigation: There are some large trees on this site. 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 (MCC 12-13-13-3). The applicant should coordinate a tree protection/mitigation plan with Elroy Huff at the Meridian Park Department. See Site Specific Condition #5 below. 5. Fencing: A fencing plan was not submitted with the application. If permanent fencing is not provided around the perimeter, temporary construction fencing to contain debris must be installed prior to issuance of building permits. All fences shall taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing shall be installed in accordance with MCC 12-4- 10. See Site Specific Condition #6 below. Fire Hvdrants: 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 500' apart. International Fire Code Appendix C. Unless otherwise allowed bv the Meridian Fire Department. provide a hvdrant at the comer ofCherrv Avenue and First Street. See Site Specific Condition #7 below. PRELIMINARY/FINAL PLAT SITE-SPECIFIC CONDITIONS 1. All comments of the Rezone (RZ-04-016) application shall also be considered conditions of the Preliminary/Final Plat (PFP-04-009). 2. Utilize a common driveway for Lots 2 and 3, Block I. The public street frontage for Lots 2 and 3, Block I, may be reduced to 15-feet (31.5-feet proposed). A note shall be placed on the face of the final plat restricting fencing, parked cars or any other obstruction within the common driveway easement. Said common driveway shall be constructed a minimum of 16-feet wide with crushed gravel and asphaltic concrete paving, as required by MCC 12-4-14. RZ-O4-0 16/PFP-O4-009 Serendipity Place.RZ.PFP.doc 9. Mayor, Council, and P&Z Commission Hearing Date: February 17,2005 Page 10 3. Prior to signature of the final plat by the City Engineer, all structure(s) (excluding perimeter fencing) on this site shall be removed. 4. Underground vear-round pressurized irrigation must be provided to all lots within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant shall be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. 5. 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 (MCC 12-13-13-3). 6. If permanent fencing is not provided or is not existing around the perimeter, temporary construction fencing to contain debris must be installed prior to issuance of building permits. All fences shall taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing shall be installed in accordance with MCC 12-4-10. 7. Unless otherwise allowed by the Meridian Fire Department, provide a hydrant at the corner of Cherry Avenue and First Street. 8. Sanitary sewer service to this site shall be via service line extensions from the existing mains located adjacent to the project. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. Cover over sanitary sewer mains shall be no less than 3-feet from finish grade to the top of the pipe. If cover is less than 3-feet from the sub-grade to the top of pipe, alternate pipe materials shall be used per the Meridian Public Works Department's Standard Specifications. Domestic water service to this site shall be via service line extensions from the existing mains located adjacent to the project. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. 10. The following notes on the plat dated 12/16/04, prepared by Briggs Engineering, Inc., need to be revised or added: (3.) (11.) Remove second sentence regarding minimum house size (no longer required on plat). Include "fencing" and "any other obstruction" to the list of things prohibited within the common drive easement. 11. Street signs are to be in place, water system shall be approved and activated, fencing installed, RZ-û4-û 16/PFP-O4-009 Serendipity Place.RZ.PFP.doc Mayor, Council, and P&Z Commission Hearing Date: February 17, 2005 Page 11 12. 13. drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. All development improvements, including sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 14. Complete the Certificate of Owners and accompanying Acknowledgment. 15. Coordinate with the Meridian Public Works Department and the Meridian City/Rural Fire Department to determine fire flow requirements. 16. No variances, exceptions or reductions to the City adopted dimensional standards or uses are approved with this preliminary/final plat application. All minimum lot sizes, structure setbacks, and street frontages shall be maintained. PRELIMINARY/FINAL PLAT STANDARD CONDITIONS OF APPROVAL 1. All grading of the site shall be performed in conformance with MCC ll-12-3H. 2. 3. 4. Sidewalks shall be installed on the perimeter of the subdivision pursuant to MCC 12-13-10-8. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 5. The applicant shall coordinate mailbox locations with the Meridian Post Office. 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 may be used for non-domestic purposes such as landscape irrigation. 7. 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. 8. The applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat per Resolution 02-374. 9. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. RZ-04-016/PFP'{)4.{)O9 Serendipity Place.RZ.PFP.doc Mayor, Council, and P&Z Commission Hearing Date: February 17, 2005 Page 12 10. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 11. Staffs failure to cite specific ordinance provisions or terms of the approved annexation/conditional use does not relieve the applicant of responsibility for compliance. 12. Final plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4. AGENCY COMMENTS AND CONDITIONS MERIDIAN FIRE DEPARTMENT 1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500' apart. International Fire Code Appendix C. Unless otherwise approved. provide a hvdrant at the comer ofCherrv Avenue and West First Street. 2. Acceptance of the water supply for fire protection will be by the Meridian Water Department and water quality by the Meridian Water Department for bacteria testing. 3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 Y2" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works spec. d. Locations with fire hydrants shall have the curb painted red 10' to each side of the hydrant location. e. Fire Hydrants shall be placed on comers when spacing permits. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. g. Fire hydrants shall be placed 18" above finish grade. 4. Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 5. Building setbacks shall be per the International Building Code for one and two story construction. 6. 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). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. 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 m). RZ-04-0 16!PFP-04-009 Serendipity PIace.RZ.PFP.doc Mayor, Council, and P&Z Commission Hearing Date: February 17, 2005 Page 13 7. All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building. MERIDIAN PARKS DEPARTMENT I. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance will be followed. 2. Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance will be followed. ADA COUNTY HIGHWAY DISTRICT Site Specific Conditions of Approval 1. No dedication of right-of-way will be required with this application. 2. Relocate any existing irrigation facilities and/or utilities outside of the right-of-way. 3. Provide a $3,500 deposit to the Public Rights-of-Way Trust Fund for the cost of the roadway improvements on I st Street prior to District approval of a final plat. 4. Construct one residential common driveway, 16-feet wide, on West Cherry Avenue located 63- feet west ofthe east property line and a second driveway, 9-feet wide, located 19-feet east of the west property line as proposed. 5. Construct one driveway, 20-feet wide, on 1st Street located 46-feet north of the edge of pavement on W. Cherry Avenue. 6. Pave the driveways their full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers with I5-foot radii abutting the existing roadway edge. Standard Conditions of Approval I. 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. RZ-Q4-0 16!PFP-04-O09 Serendipity Place.RZ.PFP.doc Mayor, Council, and P&Z Commission Hearing Date: February 17, 2005 Page 14 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 #200, 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 waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. RECOMMENDATION Staff recommends approval of the proposed Rezone (RZ-O4-016) and Preliminary/Final Plat (PFP-O4-009) applications with the conditions listed herein. RZ-04-O16lPFP-04-009 Serendipity PIace.RZ.PFP.doc .L ( ~ CV>1.. r/I ~ po štPØ /32.J W, :} £! ~ mJÛù ~iL , .AM-' ( r- ð C C c;f(l cL~ u¡)c:r;; L 0& ~ ~. F~~ ~f ZOos--- ;]JJJ (þ¡ j,~! ...'Ÿ".. ..ø.'}:---~I{i.. :~~OTÞ.i¿J. y\ . I , . : ! : : . . , . . , I . . \ ,. - . " A_.:\!C,,"" - ..d'.l>.':Ul:I¡' ,~.,.v- --11iõFfur..- --....' 1ft úØ f{ V1J:.{J tJ.~ I JGtdt() tJ<:pVlØ I!~ :;J-/-flq 'C' C-c'l\TE D RJ'J ¡J;.I. f'é.ß - î 10\}1) {.Mtirictl3.1J City 0 . : :11 OIftce CMCI(.l . " Page I ofl Kristy Vigil '---' - ..---------.-- . --.-----. From: S Howard [sahoward22@msn.com] Sent: Friday, February 04, 2005 9:47 AM To: vigilk@meridiancity.org Subject: signs at serendipity place Kristy, Attached are the new photos for Serendipity Place. Thanks for your help! Have a great weekend. Sue Howard 870-9228 cell p.s. give me a call if you have trouble receiving the photos and I can ,run them down to you. ~JI facing cherry aye facing w. 1st 2/4/2005 MAYOR Tammy de Weerd BUILDING DEPARTMENT (208) 887-2211 . Fax 887-1297 PLANNING & ZONING (208) 884-5533 . Fax 888-6854 LEGAL DEPARTMENT (208) 466-9272 . FAX 466-4405 PARKS & RECREATION (208) 888-3579 . Fax 898-5501 PUBLIC WORKS (208) 898-5500 . Pax 887 - 1297 CITY COUNCIL MEMBERS Shoun Wardle William L. M. Nary Charles M. Rountree Keith Bird '"I. TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridiàn Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: February 10, 2005 Transmittal Date: January 20, 2005 Hearing Date: February 17, 2005 File No.: RZ 04-016 Request: Rezone of .27 acre from R-4 to 0- T zone for Serendipity Place Subdivision By: Susan Howard Location of Property or Project: 1305 West 1st Street David Zaremba, P/Z (No FP) Meridian School District (No FP) David Moe, P/Z (No FP) Meridian Post Office (FP/PP only) Wendy Newton-Huckabay, P/Z (NoFP) Ada County Highway District Michael Rohm, P/Z (No FP) Ada County Development Services Keith Borup, P/Z (No FP) Central District Health Tammy de Weerd, Mayor Nampa Meridian Irrig. District Charlie Rountree, C/C Settlers Irrigation District Christine Donnell, C/C . . ~Idaho Power CO. (FP, PP, CUP). Keith Bird, C/C ~ECE Qwest (FP/PP only) Shaun Wardle, C/C Intermountain Gas (FP. 1 r.J?Water Department Bureau of Reclam Iy) -)I' Sewer Department JAN 2 \ 2eu';) Idaho Transport De nt (No FP) Sanitary Service (No VAR. VAC. FP) ERIDIANAda County Land Reco Building Department CITY OF M ~eridian Developme Co Ion Fire Department WASTEWATER D~J:" istorical Preservation Commission Police Department City Attorney Your Concise Remarks: City Engineer City Planner Parks Department 33 EAST IDAHO AVENUE. MERIDIAN, IDAHO 83642 . (208) 888-4433 City Clerk Office Fax (208) 888-4218 . Human Resources Fax (208) 884-8723 . Finance & Utility Billing Fax (208) 8S7-48J3 CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET RECEIVED FEB 11 2005 C1tY of Meridian city Clerk Office February 17, 2005 ITEM # 13 DATE RZ 04-016 PROJECT NUMBER Serendipity Place Subdivision PROJECT NAME NAME (PLEASE PRINT) FOR AGAINST NEUTRAL K~\/JN UA~ ~~ )< RvS-kr f~te/ ><-- }f< a-~ >( (¡t., ,~---- " '-...) ~ J ,/ ./