HomeMy WebLinkAboutSerendipity Place Sub PFP
PFP 04-009
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Susan Howard
February 17,2005
ITEM NO.
14
REQUEST Public Hearing - Request for Preliminary Final Plat approval of 4 single family
attached residential building lots on .27 acre in a proposed o-r zone for Serendipity
Place Subdivision
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Comments
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
See attached Comments
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
See attached Comments
See attached Comments
IDAHO POWER:
INTERMOUNTAIN GAS:
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Emailed:
Date: J.-/Ç~O:;
Staff Initials:
Phone: r¡;q g ~qqÚ(
Materials presented al public meetings shaD become property oIlI1e City 01 Meridian.
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MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shoun Wardle
Charles M. Rountree
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 17, 2005
Transmittal Date: February 14, 2005
To:
Mayor, City Council and Plarming & Zoning Commission
Bruce Freckleton, Development Services Manager ~
Craig Hood, Associate City Planner (IN
From:
Subject:
Serendipity Place Subdivision
RE C E ¡VEP
FEB t 4 2005
CITY OF MERIDIM
CITY CLERK OF!=I('
e Request to Rezone 0.27 Acres from R-4 to O-T (Old Town), by Susan Howard
(File #RZ-O4-016)
e Request for Preliminary & Final Plat Approval for Four (4) Single-Family
Residential Lots on 0.27 Acres in a Proposed 0- 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
0- 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 1 and 2 are attached to each other, and the homes on Lots 3 and 4 are
RZ-04-0 16lPFP-O4-O09
Serendipity Place.RZ.PFP .doc
Mayor, Council, and P&Z Commission
Hearing Date: February 17, 2005
Page 2
attached. The units on Lots 2 and 3 will share a common driveway to Cherry Lane. The home on Lot 1
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!: approval of the subiect applications. with the conditions
outlined in this report.
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 1 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 ptan
and, if not, has there been an application for a Comprehensive Plan amendment;
RZ-04-0J 6/PFP-04-QO9
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 VII 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 confonns 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.
e
"Promote and strengthen high density residential development in and around downtown"
(Chapter V, Goal II, Objective A, Action item 5)
Staff is supportive of the proposed higher density residential development in downtown.
e
"Develop standards for integrating medium-to-high density residential into existing
subdivision development" (Chapter VII, 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 VII, Goal
N, Objective C, Action item 10)
Staff is supportive of the higher density development proposed for this area. The proposed
housing type (singlejamily attached), provides a greater variety of housing opportunities
RZ.{)4.{) 16fPFP-04.{)O9
Serendipity Place.RZ.PFP.doc
Mayor, Council, and P&Z Commission
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 500jeet north of Meridian Elementary, which has open
space and playground facilities. Meridian Road, a major access thoroughfare, is
approximately 325jeet to the east.
e
"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 trustfor
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 will 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 0- T zone, that are not
prohibited, require separate Conditional Use Permit approval. Staff finds that the area included
in the subject zoning amendment is plarmed 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-04-0 I 6/PFP-04-O09
Serendipity PJace.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 will 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 constmcted in a marmer 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 [rods 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 marmer 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 O-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 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;
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-04-0 16/PFP-04-O09
Serendipity Place.RZ.PFP .doc
Mayor, Council, and P&Z Commission
Hearing Date: February 17, 2005
Page 6
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.
H.
Will not create excessive additional requirements at public cost for public facilities and
services and will not be detrimental to the economic welfare of the community;
If approved, the developer will be financing the extension of sewer 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 constmcted will not
cause excessive additional requirements at public cost. Staff also finds that the rezoning of this
site to a-Twill not be detrimental to the community's economic welfare.
I.
Will the proposed uses not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
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 armexation and subsequent uses
will create excessive traffic, noise, smoke, fumes, glare, or odors.
J.
Will the area have vehicular approaches to the property which shall be so designed as not
to create an interference with traffic on surrounding public streets;
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
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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 infonnation 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 fmds 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
detennine whether or not the proposed development may destroy or damage a natural or scenic
feature(s) of major 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 fmds that. the rezoning of this property
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:
Á.
The conformance ofthe subdivision with the Comprehensive Development Plan;
Staff fmds 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-O 161PFP-04-009
Serendipity Place.RZ.PFP.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 nom 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
1. 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 constmcted 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 (MCC12-4-14). 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 1. On the
submitted preliminary plat, Lots 2 and 3, Block 1, each have 3l.5-feet of frontage on Cherry
Avenue. 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 l6-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 l6-feet wide with crushed gravel and asphaltic
concrete paving, as required by MCC 12-4-14. See Site Specific Condition #2 below.
RZ-04-016/PFP-04-009
Serendipity Place.RZ.PFP.doc
Mayor, Conncil, and P&Z Commission
Hearing Date: February 17,2005
Page 9
2.
Existing Stmcture(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 stmcture 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 l2-5-2.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 constmction 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.
6.
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 of Cherry Avenue and First Street. See
Site Specific Condition #7 below.
PRELIMINARY/FINAL PLAT SITE-SPECIFIC CONDITIONS
1. All comments of the Rezone (RZ-04-0l6) 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 1. The public street frontage for Lots 2 and
3, Block 1, may be reduced to IS-feet (31.5-feet proposed). A note shall be placed on the face
of the fmal plat restricting fencing, parked cars or any other obstruction within the common
driveway easement. Said common driveway shall be constmcted a minimum of l6-feet wide
with crushed gravel and asphaltic concrete paving, as required by MCC 12-4-14.
RZ-O4-0l6/PFP-O4-009
Serendipity Place.RZ.PFP.doc
Mayor, Council, and P&Z Commission
Hearing Date: February 17, 2005
Page 10
3.
4.
Prior to signature of the final plat by the City Engineer, all stmcture(s) (excluding perimeter
fencing) on this site shall be removed.
Underground year-round pressurized irrigation must be provided to all lots within this
development. The City of Meridian requires that pressurized irrigation systems be supplied by a
year-round source of water. 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
constmction 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 comer 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.
9.
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-04-0 16/PFP-04-009
Serendipity Place.RZ.PFP.doc
Mayor, Council, and P&Z Commission
Hearing Date: February 17, 2005
Page 11
12.
13.
14.
15.
16.
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.
Complete the Certificate of Owners and accompanying Acknowledgment.
Coordinate with the Meridian Public Works Department and the Meridian CitylRural Fire
Department to determine fire flow requirements.
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.
Sidewalks shall be installed on the perimeter ofthe 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.
4.
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-04-0\6IPFP-04-O09
Serendipity Place.RZ.PFP.doc
Mayor, Council, and P&Z Commission
Hearing Date: February 17, 2005
Page 12
10.
11.
12.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
Staffs failure to cite specific ordinance provisions or terms of the approved
armexationlconditional use does not relieve the applicant of responsibility for compliance.
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 ofthe fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 y," outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers 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-04-016lPFP-O4-{)09
Serendipity Place.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 1st Street prior to District approval of a final plat.
4.
Construct one residential common driveway, l6-feet wide, on West Cherry Avenue located 63-
feet west of the 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 IS-foot radii abutting the existing
roadway edge.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of,way.
2.
All utility relocation costs associated with improving street ITontages 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 ofthe 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-04-016lPFP-O4-009
Serendipity Place.RZ.PFP .doc
Mayor, Council, and P&Z Commission
Hearing Date: February 17, 2005
Page 14
5.
6.
7.
8.
All design and construction shall be in accordance with the Ada County Highway District
Policy Manual, ISPWC Standards and approved supplements, Constmction 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.
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.
Constmction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
Payment of applicable road impact fees are required prior to building constmction 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 DlGLINE (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 constmction.
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 plarmed use of the property which is the subject ofthis
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 plarmed use of the subj ect
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-04-016/PFP-04-O09
Serendipity Place.RZ.PFP.doc
œ CENTRAL
Gi Bt~Jr~
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health DivisA"ECEIVED
t!J L/ -t!) / ¡; JAN 28 2005
City of Meridian
Clt, {;Ierk of I;,.
PrfJ eY- ()O9
.jl¿Jf(l E < ~ III ;//5'/ () /1/
I
Return to:
0 Boise
0 Eagle
~arden City
~ ~eridian
0 Kuna
DACZ
0 Star
Rezone # ¡¿ Z
Conditional Use #
PreliminarY ! Final! Short Plat
- < ç Ëf<í3¡oJ 7)/ fJ / Fÿ
0 1. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge as to the exact type ot use must be provided betore we can comment on this Proposal.
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
05.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
06. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
~ 8. Alter written approval from appropriate entities are submitted, we can approve this proposai for:
~ ~entralsewage 0 community sewage system 0 community water well
1J interim sewage ~entral water
0 individual sewage /Q individual water
\ell' 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
)I"L Division <~nvironmenlal Quality:
~centralsewage ,Q,c. community sewage system 0 community water
0 sewage dry lines )'L.central water
Run-off is not to create a mosquito breeding problem.
Ji'Í 1 0 .
0 11. This Department would recommend. deferral until high seasonal ground water can be determined if other
considerations indicate approval.
0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho Slate
Sewage Regulations.
0 13. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
0 child care center
~ 14. Please see attached stormwater management recommendations
015.
Date:~ ~~
Reviewed By:lJ!t rKc
Review Sheet
15726-00IEH0904
Joint School District No.2
911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
January 21,2005
RECEIVED
JAN 25 2005
City of Meridian
City Clerk Office
City of Meridian
33 East Idaho Avenue
Meridian, Idaho 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval ofSerendipitv Place Subdivision will have a significant impact on school
enrollments at Lake Hazel Elementary, Lake Hazel Middle, and Mountain View High
School.
Additional students will further compound the current overcrowded situation. Residents
carmot be assured of attending the neighborhood school, as it may be necessary to bus
students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at-855-4500.
Sincerely,
~~
Wendel Bigham
Supervisor of Facilities and Construction
RECEIVED
FEB - 4 2005
City of Meridian
City Clerk Office
~ & ~ 1~ 'Di4tUa
2~, 2005
wi.!l!atJ Í,G. Berg Jr., City Clerk
Cjty pfMerídian
- , . 'eo-
3642
¡ 503 FIRST STREET SOUTH NAMPA. IDAHO 83651-4395
FAX # 208-463-0092
Phones: Areo Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
..--""-
RE:
RZ 04-016 & PFP 04-009/Serendipity Place Subdivision
Dear Will:
RZ 04-016: Nampa & Meridian Irrigation District has no comment on the above
refereneed application for Rezone.
PPP 04-009: Nampa & Meridian Irrigation District has no facilities that would be
ÎIII I8C:tOd in this area. However, storm drainage needs to be addressed. This would be
theoalycoacern that the District would have on this proposed project.
Si8cereIy.
~~
AtIt. .1ItIr tiaperintendent
tfaIIIpA Meridian Irrigation District
BIWtIs
c:
fie - OftieeIShop
APPROXIMATE IRRIGABlE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
RECEIVED
FEB 11 2005
Çity of Meridian
Citý Clerk Office
DATE
February 17, 2005
ITEM #
14
PROJECT NUMBER
PFP 04-009
PROJECT NAME
Serendipity Place Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
KevIN WA~p.¡$ ì<
R5)~¥-I Ktlf-v{ X-
,- '~ X
«": I:- -'-<". .~.__.-
r:~ .I
MAYOR
Tammy de Weerd
C/f1e;¡;;¡/a:N
LEGAL DEPARTMENT
(208) 466-9272 . FAX 466-4405
PARKS & RECREATION
(208) 888-3579. Fax 898-5501
PUBUC WORKS
(208) 898-5500. Fax 887-1297
CITY COUNCIL MEMBERS
Shaull Wardle
William L. M. Nary
Charles M. Rountree
Keith Bird
~
BUILDING DEPARTMENT
(208) 887-2211 . Fax 887-1297
PLANNING & ZONING
(208) 884-5533 . Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk. by: February 10, 2005
Transmittal Date: January 20, 2005 Hearing Date: February 17, 2005
File No.: PFP 04-009
Request: Preliminary Final Plat approval of 4 single family attached residential building
lots on .27 acre in a proposed O-T zone for Serendipity Place Subdivision
By: Susan Howard
Location of Property or Project:
1305 West 1st Street
David Zaremba, PIZ (No JmCEIVE&= Meridian School District (NoFP)
David Moe, PIZ (No FP) Meridian Post Office (FPIPP only)
Wendy Newton-Huckabay, (No FP) Ada County Highway District
Michael Rohm, PIZ (NaP. JAN 2 1 20()~ Ada County Development Services
Keith Borup, PIZ (No FP) Central District Health :'<
Tammy de Weerd, MayorCITY OF MERIDIAN Nampa Meridian Irri strict
Charlie Rountree, CIC WASTEWATER DEPT. Settlers Irrigatio rict
Christine Donnell, CIC Idaho P£W . , CUP)
Keith Bird, CIC Owest ani
~sun Wardle, CIC InteO11o ain Panty)
ater Department Bureau of Re m (FPIPP only)
Sewer Department Idaho Tran ortat' Department (No FP)
Sanitary Service (No VAR. VAC, FP) Ada County Land Records
Building Department Meridian Development Corporation
Fire Department Historical Preservation Commission
Police Department
City Attomey
City Engineer
City Planner
Parks Department
Your Concise Remarks:
~~
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) 887-4813