HomeMy WebLinkAboutBainbridge Subdivision AZ
AZ 05-00 1
MERIDIAN PLANNING & ZONING MEErING
March 3. 2005
APPLICANT Brighton Properties, LLC ITEM NO. 4
REQUEST Continued Public Hearing from February 17.2005: Annexation and Zoning of
156.49 acres to R-8 & L-O zones for Bainbridge Subdivision - SWC of Chinden Boulevard
and North Ten Mile Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
See previous Item packet/mInutes
CITY PLANNING DIRECTOR:
CITY ATTORNEY
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
MeJidian Planning & Zoning
February 17, 2005
Page 74 of 76
irrigation, the applicant will -- or shall enter into a well development fees -- or have well
development fees for each lot. End of motion.
Rohm: Second.
Zaremba: We have a motion and a second. All in favor say aye. Any opposed? That
motion carries.
MOTION CARRIES: ALL AYES.
Item 15:
Item 16:
Item 17:
Public Hearing: AZ 05-001 Request for an Annexation and Zoning of
156.49 acres to R-8 & L-O zones for Bainbridge Subdivision by Brighton
Properties, LLC - SWC of Chin den Boulevard and North Ten Mile Road:
Public Hearing: PP 05-002 Request for Preliminary Plat approval of 429
building lots and 35 common lots on 155.44 acres in proposed R-8 and L-
0 zones for Bainbridge Subdivision by Brighton Properties, LLC - SWC
of Chinden Boulevard and North Ten Mile Road:
Public Hearing: CUP 05-002 Request for a Conditional Use Permit for a
Planned Development consisting of 428 residential building lots, one
church lot and 35 common lots located in a "mixed-use neighborhood
center" designation on the Comprehensive Plan for Bainbridge
Subdivision by Brighton Properties, LLC - SWC of Chinden Boulevard
and North Ten Mile Road:
Zaremba: Thank you. I will open the Public Hearing on Items 15, 16, and 17. This is AZ
05-001, PP 05-002, and CUP 05-002, all within Bainbridge Subdivision and we have a
request from both the applicant and the staff that these items be continued to March 3rd
of 2005.
Borup: Mr. Chair, I would so move.
Newton-Huckabay: Second.
Zaremba: We have a motion and a second to move all three items to March 3rd, 2005.
All in favor say aye. Any opposed? That motion carries on all three items.
MOTION CARRIED: ALL AYES.
Item 18:
Public Hearing: CUP 04-056 Request for a Conditional Use Permit for
two separate drive-up windows in a C-C zone for Jade Plaza by
Sundance Investments. LLP - 3679 East Overland Road:
Zaremba: I will open Public Hearing CUP 04-056, a Conditional Use Permit for two
separate drive-up windows in a C-C zone for Jade Plaza by Sundance Investments and,
Meridian Planning & Zoning
February 17, 2005
Page 75 of 76
again, we have a request from the applicant to delay this to modify it. They have asked
to move it also to March 3rd, but I would like to ask staff has staff received their
modification and we need more time?
Canning: Chairman Zaremba, I believe that they have. This is in -- its in EI Dorado or
Silverstone and I think it was really a very cut and dry application that should be quite
simple for you to handle on the 3rd, so I think this will not be a big item once we get the
revised site plan.
Zaremba: Thank you. Commissioners? I would entertain a motion to continue this Public
Hearing to March 3rd.
Rohm: So moved.
Newton-Huckabay: March 3rd?
Zaremba: March 3rd.
Newton-Huckabay: Oh.
Rohm: Second.
Zaremba: Okay. We have a motion and a second. All in favor say aye. Any opposed?
That motion carries.
MOTION CARRIES: ALL AYES.
Zaremba: One more motion.
Moe: Mr. Chairman, I move we adjourn.
Rohm: Second.
Zaremba: We have a motion and a second to adjourn. All in favor say aye. Any
opposed? That motion carries unanimously.
MOTION CARRIED: ALL AYES.
Zaremba: We are adjourned at 11 :28 by the clock on the wall.
MEETING ADJOURNED AT 10:20 P.M.
(TAPE ON FILE OF THESE PROCEEDINGS.)
APPROVED
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BRIGHTON
CORPORATION
February 14. 2005
Sonya Allen
City of Meridian Planning & Zoning
660 E. Watertower
Meridian. ID 83642
RE:
Bainbridge Subdivision
Neighborhood Meeting
Dear Sonya,
For your information. Brighton Development. Inc. held a Neighborhood Meeting for the
proposed Bainbridge Subdivision on February 3, 2005 ITom 6:00 p.m. - 7:30 p.m. at
Brighton offtces. David Turnbull described the proposed development and requested any
comments or concerns.
There were five (5) attendees: Leon Huber, Ann Huber, Jerry Christensen, Don Brown,
and Kerry Lawson (see attached sign-in sheets).
Mr. Brown expressed concerns about the school capacities and increased traffic on
Chinden and is generally not happy with a neighboring development.
The other attendees asked very general questions such as proposed lot sizes, location of
irrigation and sewer lines, and perimeter fencing, but did not have any real issues with the
development. -
Attachments
Brighton Corporation 12601 W. Explorer Drive. Suite 200, Boise, Idaho 83713
www.brillhtoncoro.com Tel. (208) 378-4000 FAX (208) 377-8962
MAYOR
Tammy de Weerd
ctre;;dldH
CITY HALL
(208) 888-4433 - Fax 887-4813
IDAHO
C.,\.
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PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 - Fax 898-9551
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
STAFF REPORT:
P&Z Hearing Date: March 3, 2005
Transmittal Date: February 28,2005
To:
Mayor, City Council and Planning & Zoning Commission
~RECEIVED
MAR 0 1 2005
From:
Bruce Freckleton, Development Services Manager
Craig Hood, Associate City Planner (II/
.
Ciev Of Meridi:m.
City Clerk Office
Annexation and Zoning of 152.68 Acres ITom RUT (Ada County) to R-8
(Medium Density Residential) (146.83 Acres) and L-O (Limited Office) (5.85
Acres), by Brighton Properties, LLC. (File No. AZ-O5-00l)
Re:
Bainbridge Subdivision
.
Preliminary Plat Approval of Three-Hundred-Eighty-Nine (389) Single-
Family Building Lots, Twenty-Two (22) Other/Common Lots, One (I)
Church Lot, and One (I) Lot to be Developed/Re-Subdivided in the Future on
151.72 Acres in a Proposed R-8 Zone and L-O Zone (Church Lot of 4.46
Acres), by Brighton Properties, LLC. (File No. PP-O5-002)
.
Conditional Use Permit Approval for a Planned Development Consisting of
Single-Family Homes. a Future Neighborhood Park, and a Church on 151.72
Acres. with Reduced Minimum Lot Frontages, Reduced Minimum Lot Sizes,
and Increased Maximum Block Length, by Brighton Properties, LLC. (File
No. CUP-O5-002)
We have reviewed the above referenced submittals and offer the following comments and
conditions of the applicant:
APPLICATIONS SUMMARY
These applications were origjnallv scheduled to be heard on the Februarv 17 , 2005. Planning &
Zoning Commission agenda. Prior to that meeting. and at the reQuest of Citv Planning staff and
the ACHD. the aDPlicant revised the application submittals. Several major changes were made to
the annexation/zoning and preliminary plat aPDlications. In summary, the revised plat has been
modified to delete the sub-standard cul-de-sac length. amend the location of the proposed public
street entrance ITom Ten Mile Road. and omit a 9-acre piece of the proDertv ITom being
developed at this time. The following staff report is based on a revised preliminary plat prepared
bv Engineering NorthWest. LLC. dated November 2004. revised Februarv 16. 2005.
AZ-05~O2. PP-05-OO2, CUP-Oj-~O,
B,;,ocidg' REVISED.AZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: March 3, 2005
Page 2
The site is located on the south side of Chinden Boulevard (SH 20/26) and on the west side of
Ten Mile Road. The subject property is within the Urban Service Planning Area and the current
City of Area Impact. The applicant. Brighton Properties, LLC, has applied for Annexation and
Zoning (AZ), Preliminary Plat (PP) and Conditional Use Permit/Planned Development
(CUP/PD) approval of three-hundred-eighty-nine (389) single-family residential building lots,
twenty-two (22) other/common lots, one (1) church lot, and one (1) lot to be developed/re-
subdivided in the future on 151.72 acres (exclusive of right-of-way to be dedicated). Of the
151.72 acres, 147.26 acres are to be zoned R-8. while the remaining 4.46 acres are to be
zoned L-O for a future church. The applicant is only requesting that a portion of the property
currently under this ownership be annexed at this time. There are approximately 70-acres to
the northeast of the subject subdivision that the applicant is not proposing to annex into the
City with the subject application. There is also a 9-acre piece of the property adjacent to
Chinden Boulevard that is being annexed and zoned, but not. developed with the subject
applications. See staff analysis below for further information regarding this request.
The applicant is proposing to phase the development in five phases. The first phase includes
the 7.5-acre park. the second phase includes the southwest portion the development, the third
phase is the southern portion of the development, the fourth phase includes the Chinden
Boulevard ITontage, and the last phase includes the Ten Mile Road frontage. The gross density
of the proposed development is 2.56 dwelling units per acre. If the proposed church lot (5.85
acres to be zoned L-O) is removed ITom the density calculation. the density of the subdivision
is 2.67 dwelling units per acre. The proposed density is in accord with the proposed R-8
zoning district, and the Future Land Use Map of the Comprehensive Plan (see Annexation &
Zoning Analysis "A" below).
A CUP/PD application is required because Chapter VII of the Comprehensive Plan requires all
new uses within Mixed Use areas to be processed as Planned Developments. The purpose of this
policy is to encourage more collaboration between the developer and the City to help create
neighborhood centers that have unique designs, with regard to both site layouts and structures.
With the subject PD the applicant has requested reduced lot sizes, reduced lot frontages. and
increased maximum block length, as part of the Planned Development. The smallest lot shown
on the preliminary plat is 6,600 squarecfeet. The minimum lot size for the R-8 zone is 6,500
square feet. Therefore, allowing lot sizes that are below the minimum established by ordinance
for the R-8 zone are not necessary for this project. On the submitted preliminary plat, there are
twenty-one (21) lots that are below the 65-foot minimum frontage requirement of the R-8 zone.
On the submitted preliminary plat. there is one block (17) that exceeds the 1,000-foot
maximum established by MCC. The proposed minimum lot size. ITontage and building
setbacks are detailed below.
R-8 Zone:
Lot Size-
Citv Minimum ReQuirement
6.500 sq. ft.
Shown on Preliminarv Plat
6,600 sq. ft. (minimum)
AZ.05.001. PP.O5.00¡ CUp.05.002
Boi"",id,. REVISED AZ PPCUP.do,
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 3. 2005
Page 3
Lot Frontage - City Minimum Reauirement
65-feet (non cul-de-sac)
Shown on Preliminarv Plat
48-feet (minimum, non cul-de-sac)
Residential Building Setbacks -
Front (Living Space) 15-feet
Front (Face of Garage) 20-feet
Rear 15-feet
Rear, side entry garage 5-feet
Interior Side* 5-feet
Street Side 15-feet
* No additional setback per story
NOTE: The applicant states in the submittal letter that all setbacks will be measured ITom
property lines. Staff has no concerns with this statement as long as the detached sidewalks that
the applicant is proposing to construct are contained entirely within the right-of-way, as
proposed. See Preliminary Plat Analysis below.
The proposed PD amenities include: a 7.5 acre open space lot to be potentially dedicated to the
City and a 1.37 acre homeowner park. The proposed open space makes up only 7.6% of the
site, 5% minimum is required. No tot lots, basketball courts, swimming pools. community
center(s). picnic areas, etc. are depicted on the submitted landscape plan. The applicant states
that they .!lli!Y provide a private community center and pool in an area to be determined and
requests specific approval by staff at a later date. See Special Considerations in the
Conditional Use Permit section below for a detailed analysis of the proposed amenities and the
potential city park.
The applicant has submitted five drawings of residential housing types as well as a picture of
how the church may look. A construction materials list has not been submitted. As part of the
development proposal, the applicant is proposing to use a sales and information center in either
a permanent structure or a moveable trailer. With the submittal of the first final plat. the
applicant plans to identify a sales/information center location and submit a site plan for review.
The applicant may move the center, but intends to have each location reviewed and approved
by staff. See Conditional Use Permit Analysis below for more information.
Recently. the City has reviewed and approved annexation/zoning and development applications
for Lochsa Falls Subdivision. Verona Subdivision, and Silverleaf Subdivision. These
developments were all on the east side of Ten Mile Road. If approved, the subject application
will be the first piece of property annexed into the City on the west side of Ten Mile Road,
between McMillan Road and Chinden Boulevard.
This development is currently not serviceable by the City of Meridian's sanitary sewer system.
Sewer service for this development will be via the future North Black Cat lift station. At this
point in time, the Meridian City Council has approved funding for the design, however no
AZ-O5-00l. PP.O5-oO2. CUP.O5-002
B",beid" REVISEDAZPP,CUPdc"
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 3, 2005
Page 4
funding has been approved for the construction. If this development is approved, it shall be
subject to the North Black Cat sewer system being available.
Staff recommends approval of the subject annexation/zoning (AZ-05-001), preliminary plat (PP-
05-002), and conditional use permit (CUP-05-002) for the reasons listed herein.
LOCATION
The subject site is located on the south side of Chinden Boulevard (SH 20/26) and on the west
side of Ten Mile Road, west of Lochsa Falls Subdivision, in Section 27, Township 4 North,
Range I West.
SURROUNDING PROPERTIES
North: Remainder portion of subject property, agricultural. zoned RUT (Ada County);
Unplatted/Agricultural (across Chinden Boulevard), zoned RR (Ada County).
South: Vacant/Agricultural, zoned RUT (Ada County).
East: Lochsa Falls Subdivision, zoned R-4; Church property on 1.8 acres, zoned Rl (Ada
County); Silverleaf Subdivision, zoned R-4.
West: Agricultural, zoned RUT (Ada County); 28-acre parcel in Rambo Subdivision, zoned
RUT (Ada County).
As mentioned in the summary above, there are several City-approved developments in this area
that have recently been approved. Some of the new homes in Verona Subdivision, just southeast
of the current property are already occupied, while construction of homes in Lochsa Falls
Subdivision are rapidly working west toward Ten Mile Road. Further, Silverleaf Subdivision,
directly east of the subject site was recently approved for platting. Staff expects construction of
this subdivision to begin within the next few months. Although a significant portion of the land
on the east side ofTen Mile Road has been approved for development, this site, if approved, will
be the first property in Section 27, Township 4 North, Range I West, annexed into the corporate
limits ofthe city.
OWNER OF RECORD
The property owners of record are Brad and LouAnn Janicek, Brighton Corporation, Boise
Research Center, Inc., Brighton Properties, LLC, and Brighton Investments, LLC. Brad Janicek
and David Turnbull have provided notarized consent for Brighton Properties, LLC, to submit the
subject applications.
ANNEXATION & ZONING ANALYSIS
Because the analysis below applies both to the proposed use and the proposed zoning, staff has
combined the analysis of use with the annexation and zoning findings.
According to Meridian City Code (MCC) 11-15-11, General Standards Applicable to Zoning
Amendments, both the Planning & Zoning 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. "
AZ.o,-OOI. Pf-O,.o02. CUP-O'-DO2
",'"beid" REVISED.AZ.Pf.cuP.d"
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: March 3, 2005
Page 5
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;
The subject property is located in the heart of a Mixed Use/Neighborhood Center
designation on the Comprehensive Plan Future Land Use Map. The 2002 Comprehensive
Plan Future Land Use Map designates approximately 1/3 of this property as 'Mixed Use
- Regional' with a Neighborhood Center. The purpose of this designation is "to provide a
blend of high-density residential, small-scale commercial, entertainment, office and open
space uses that are geared to serve all residents within a one to two square mile area. The
developments are encouraged to be designed according to the conceptual neighborhood
center plan depicted in Figure VII-3. The purpose of these centers is to create a
centralized, pedestrian-oriented, identifiable and day-to-day service oriented focal point
for neighborhood districts. The centers should offer an internal circulation system that
connects with adjacent neighborhoods or regional pathway(s). They will also serve as
public transit locations for future park-and-ride lots, bus stops, shuttle bus stops or other
alternative modes of transportation." (See Chapter VII, pg. 95.)
After evaluating the original preliminary plat submittal and the Comprehensive Plan
policies regarding mixed use areas. staff met with the applicant to discuss omitting the
portion of the site within the mixed use designation. This request was based on the fact
that the original plat did not conform to the purpose statement of the mixed use
designation and staff could not make the findings to recommend approval of the original
applications. The applicant has submitted a revised preliminary plat that includes one 9-
acre lot to be developed in the future (Lot 3, Block 15). Staff believes that by leaving the
9-acre lot undeveloped at this time, the small-scale commercial/office/entertainment
aspect of the mixed-use/neighborhood center option is preserved for the future. Similarly,
if the City decides to amend the Comprehensive Plan, the applicant could develop this
area with single-family homes.
The remainder portion of the subject site is designated 'Medium Density Residential' on
the Comprehensive Plan Future Land Use Map. In Chapter VII ofthe Comprehensive
Plan, medium density is defined as areas including single-family homes at densities of
three to eight dwelling units per acre. Although the proposed density (2.56 d.u./acre) is
below the minimum target density of 3 d.u./acre, staff finds that the revised preliminary
plat generally conforms to this stated purpose and intent. In the applicant's submittal
letter, dated December 22, 2004 several Comprehensive Plan policies are listed (please
see applicant's letter).
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to
this application (staff analysis is in italics below policy):
AZ-05-001. PP-05-DOl. CUP-OS-DO2
B,i,mid" "'V<SED.AUP.CUP.d"
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 3, 2005
Page 6
.
"Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII,
Goal IV, Objective D, Action item 2)
The Idaho Transportation Department (ITD) has previously submitted letters to the
City stating that their policy for access to a Type IV Principal Arterial will be at
intersections only, and spaced at one-half mile intervals in urban areas. ITD allows
approaches (other than intersections) in special cases and on a temporary basis. Staff
finds that the proposed access point to Chinden Boulevard (SH 20-26) meets the
location requirements of lTD. Further, staff finds that Broadbent Way will serve as
the access point to Chinden Boulevard for all the properties in this section. The
revised location of the proposed Broadbent Way/Ten Mile Road intersection now
meets ACHD's requirements, as it aligns with the approved street in Silverstone
Subdivision to the east.
.
"Require appropriate landscape and buffers along transportation corridors (setback,
vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action item
4)
As depicted on the Comprehensive Plan Future Land Use Map, the applicant is
proposing to construct a 35-foot wide landscape berm with dense vegetation along
Chinden Boulevard. The applicant is also proposing to construct a 35-foot wide
landscape buffer along Ten Mile Road. Staff is supportive of these widths, as long as
the entire buffer lies outside the ultimate right-of-way, and the sidewalk is located
outside of the 35-foot wide buffer (or increase buffer to 40-feet). See Site Specific
Condition #5 in the Preliminary Plat section below.
.
"Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended
Approach" ftom the National Center for Bicycling and Walking in all land use
decisions." (Chapter VI, Goal II. Objective A, #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.
.
"On-street bikeways should be incorporated on all future Collector streets." (Chapter
VI, Figure VI-5)
Figure VI-5 on page 57 of the Comprehensive Plan designates a bikeway mid-mile
between Ten Mile Road and Black Cat Road, and between Chinden Boulevard and
McMillan Road. The applicant is proposing a 36-foot street section for Broadbent
Way (collector).
.
"Plan for a variety of commercial and retail opportunities within the Impact Area."
(Chapter VII, Goal I, Objective B)
AZ-05-00I,PP-05-002.CUP.OS-OO2
B,'"b"d" REVlSmAZ.".CUP.d"
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: March 3. 2005
Page 7
Lot 3, Block 15, on the revised preliminary plat is designated for commercial, retail
and multi-family uses on the Comprehensive Plan Future Land Use Map. The subject
application proposes none of these uses, and designates this "future development" lot
as residential. Although staff is recommending that this lot be zoned R-8 with the
majority of the development, development of this lot will require separate conditional
use permit approval.
Staff finds that the proposed zoninl! and subseauent uses (sinl!le-familv homes and a
church) 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;
Staff is hopeful that at least a portion of the 9-acre "future development" lot will be
rezoned for multi-family uses and commercial/office/entertainment uses in the future.
Once there is a residential housing base established in this area that can support non-
residential uses, this area may be rezoned to be consistent with the Comprehensive Plan.
c.
Is the area included in the zoning amendment intended to be developed in the
fashion that would be allowed under the new zoning -for example, a residential area
turning into a commercial area by means of conditional use permits;
Staff finds that the proposed single-family development could be allowed within the
requested R-8 zone, if the accompanying Conditional Use Permit for a Planned
Development is also approved. According to current City Code, churches are required to
obtain CUP approval. The future church, to be zoned L-O. will require separate detailed
CUP approval in the future. See Annexation & Zoning Comment #3 below.
D.
Has there been a change in the area or adjacent areas which may dictate that the
area should be rezoned. For example, have the streets been widened, new railroad
access been developed or planned or adjacent area being developed in a fashion
similar to the proposed rezone area;
Staff finds that a substantial portion of the land to the east has been developed (or
approved for development) in a manner similar to the proposed subdivision, with single-
family dwelling units. Lochsa Falls Subdivision to the east was approved with a gross
density of 2.92 dwelling units per acre and a city park. Silverleaf Subdivision, also to the
east, has a gross density of3.8 dwelling units per acre (minus the future school site).
There have been no recent street improvements in the area. Further. Ten Mile Road is not
currently scheduled within ACHD's Five Year Work Program or Capital Improvements
Plan (CIP) for roadway widening. Chinden Boulevard is not in ITD's current STIP for
roadway improvements (is in corridor preservation).
This development is currently not serviceable by the City of Meridian's sanitary sewer
system. Sewer service for this development will be via the future North Black Cat lift
AZ-05-O01. fP-0;-002. cUP-0;-002
",i,b,"" REVISEDAZPP.CUPd"
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 3, 2005
Page 8
station. At this point in time, the Meridian City Council has approved funding for the
design; however no funding has been approved for the construction. If this
development is approved, it shall be subject to the North Black Cat sewer system being
available. Other urban services, such as water. are near to this site and the applicant
should be able to extend such services to the site. Staff finds that the subject site is
proposed for development in a fashion similar to other properties 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;
The applicant has submitted fourITont elevations for the proposed single-family homes.
If the homes are constructed in substantial compliance with the submitted elevations, they
will be similar in design to other residences in the area. The existing character of the area
will, and is, currently changing. However, this is the first development to apply for
development in the subject square mile. This development will set the tone for how the
rest of this square mile, particularly the Neighborhood Center develops or does not
develop. Staff finds that if Lot 3, Block 15, is not developed with single-family detached
units, the proposed R-8 zoning and subsequent residential use proposed with the
concurrent preliminary plat will be harmonious and appropriate to the intended character
of the vicinity. If this development is approved as proposed, staff finds that it will
significantly change not only the existing character of the area, but will also change the
intended character of the vicinity, as noted on the Future. Land Use Map in the
Comprehensive Plan.
F.
Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
Due to other existing and proposed uses near the site, staff does not anticipate that the
proposed zoning/uses will be physically hazardous to future or existing uses or neighbors
in the area. Staff recommends that the Commission and Council rely on staff analysis,
comments from other agencies, and public testimony to determine whether the proposed
use will be disturbing or hazardous to the existing neighboring uses and future expected
uses in this vicinity.
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;
There is a 2.5-acre outparcel on Ten Mile Road that will be an enclave if the subject
annexation application is approved. This parcel was created in 1988 and does not meet
Ada County's standards for minimum lot size and frontage in the RUT zone. Further.
when sidewalk and landscaping are provided by the subject developer there will be a
AZ-O5-001. PP-O5-0O2- CUP-O5.00'
8ommid" REVJSEDAZPPCUP.OO'
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 3. 2005
Page 9
gap in the facilities. To allow the City to initiate annexation of this outparcel staff
recommends that the applicant provide the City with the . legal description for the
Johnson 2.5-acre outparcel (Parcel No. S0427142323). See Annexation and Zoning
Comment #3 below.
This development is currently not serviceable by the City of Meridian's sanitary sewer
system. Sewer service for this development will be via the future North Black Cat lift
station. At this point in time, the Meridian City Council has approved funding for the
design; however no funding has been approved for the construction. If this
development is approved. it shall be subject to the North.Black Cat sewer system being
available. Other urban services, such as water, are near to this site and the applicant
should be able to extend such services to the site. Water to serve this development is
existing or currently under development with Lochsa Falls Subdivision. The applicant
shall be responsible for the extension of utilities to and through this proposed
development. Sizing and routing shall be coordinated with the Public Works Department.
On January 28, 2005, a joint agency/department comments meeting was held with
representatives of key service providers to this property. The Meridian Police Department
and Parks Department have concerns with no parking (plan) being provided for the two
proposed parks. The nearest on-street parking for the 7.5-acre park would be along a
collector roadway. On-street parking would take up some of the open space that could be
used for "green" useable park area. The detailed comments and conditions ITom the Fire
Department, Police Department, and other agencies/departments are at the end of this
report.
The applicant and/or future property owners will be required to pay park and highway
impact fees as well as construct on-site storm water drainage facilities.
This item is scheduled to be on the ACHD Commission agenda for March 2. 2005.
Please review any comments that may be sent ITom ACHD between the print deadline
and the hearing. Hopefully, an update from the ACHD will be available for the
Commission at the March 3rd public hearing.
Based on the comments received ITom other 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, water, public street
in&astructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police, school facilities and services. Staff
AZ-Oj-OOI. PP-Oj-002. CUP.Oj-DO2
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P&Z Hearing Date: March 3, 2005
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finds there will not be excessive additional requirements at public cost and this
development will not be detrimental to the economic welfare of the community.
I.
Will the proposed uses not involve uses, activities, processes, materials, equipment
and conditions of operation that wiJI be detrimental to any persons, property or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff recognizes that traffic and noise will increase with the approval of a development on
this site; however, staff does not believe that the amount generated will be detrimental to
the general welfare of the public. Staff does not anticipate that annexation and
development in accordance with current city code and the Comprehensive Plan will
create excessive noise, smoke, fumes, glare, or odors. Staff finds that if Lot 3, Block 15,
were to develop similar to the rest of the proposed subdivision then the proposed
residential zoning/uses may be detrimental to people, property and/or the general welfare
of the area because it would not comply with the Comprehensive Plan. However, because
Lot 3, Block 15, is being reserved for future development, the subject applications should
not adversely affect any person or property.
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;
The applicant is proposing to construct one public street entrance into the site ITom Ten
Mile Road and one public street entrance into the site ITom Chinden Boulevard (SH
20/26). The proposed public street entrance to Ten Mile Road (Broadbent Way) aligns
with a previously approved public street entrance into Silverleaf Subdivision (Satinwood
Drive). If all vehicular approaches (streets) are approved and constructed in accordance
with ITD and ACHD policies, staff does not believe that the subdivision will create
interference with traffic on the surrounding public streets. Please review any comments
ITom ACHD or ITD for this project for additional information regarding this finding.
K.
WiJI not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
Staff is not aware of any natural or scenic features that may be lost, damaged or
destroyed with the approval of the subject applications. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
detemrine whether or not the proposed development may result in the destruction, loss
or damage of a natural or scenic feature(s) of importance of which staff is unaware.
Any existing trees larger than 4" caliper that are removed should be mitigated for, per
the Landscape Ordinance.
L.
Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592, 11-17-1992)?
AZ-05-001. "-05-00', CUP-O5-002
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 3, 2005
Page 11
In accordance with the findings listed above. staff finds that the annexation/zoning of this
propertv. as proposed bv the applicant. would be in the best interest of the Citv.
ANEXATION & ZONING COMMENTS
I. The annexation legal description submitted with the application (stamped by James R.
Washburn. PLS) shows the property as contiguous to the existing corporate boundary of the
City of Meridian.
2. Any future subdivision, uses and construction on this property shall comply with the City of
Meridian ordinances in effect at the time.
3. A Development Agreement (DA) will be required as part of an annexation of this property.
Prior to the annexation ordinance approval. a DA shall be entered into between the City of
Meridian, the property owner(s) (at the time of annexation ordinance adoption), and the
developer. The applicant shall contact the Citv Attornev. Bill Nary. at 888-4433 to initiate
this process. The DA shall incorporate the following:
.
That the applicant agrees to provide the City with a legal description for the Johnson
2.5-acre outparcel (Parcel No. 80427142323) prior to annexation.
That the applicant will be responsible for all costs associated with the sewer and water
service extension. Any existing domestic wells and/or septic systems within this project
will have to be removed ITom their domestic service, per City Ordinance Section 5-7-517,
when services are available ITom the City of Meridian. Wells may be used for non-
domestic purposes such as landscape irrigation.
That all future development of the subject property shall be constructed in accordance
with City of Meridian ordinances in effect at the time of development. All future uses
shall 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.
That all future uses on Lots 2 and 3, Block 15, shall be required to obtain conditional use
permit approval ITom the City.
.
.
.
PRELIMINARY PLAT ANALYSIS
Meridian City Code (MCC) 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.
B.
The conformance of the subdivision with the Comprehensive Development Plan;
Please see Annexation and Zoning Analysis" A" above.
The availability of public services to accommodate the proposed development;
Please see Annexation and Zoning Analysis "G" above.
A2-05-00l,"-05-002.CUP-0'.002
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 3, 2005
Page 12
C.
The continuity of the proposed development with the capital improvement program;
Because the developer will be required to install sewer, water, and utilities for the
development at their cost, staff finds that a development on this property will not require
the expenditure of capital improvement funds.
D.
The public fmanciaI capability of supporting services for the proposed development;
The development will not require major expenditures for providing supporting services.
Staff recommends the Commission and Council rely upon comments submitted from the
public service providers (i.e. police, fire, ACHD, etc.) to determine this finding. (See
finding "G" under Annexation and Zoning 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 finds that there should not be any health, safety or environmental problems
associated with this subdivision that should be brought to the Councilor Commission's
attention; no hazardous natural features have been identified on the site. ACHD
considers road safety issues in their analysis. Staff finds the Commission and Council
should rely on any public testimony that may be presented to determine whether the
proposed use may cause health. safety or environmental problems that staff is unaware
of.
SPECIAL CONSIDERATIONS-PRELIMINARY PLAT
1. Public Streets and Access: The applicant is proposing to construct a "loop" road
(Broadbent Way) connecting Chinden Boulevard with Ten Mile Road. Broadbent Way is
shown as a 36-foot wide street with no ITont-on housing. This street will serve as the
collector street in this area and will provide access to Chinden Boulevard for all parcels
in this section. ITD has submitted letters to the City in the past stating that their policy
for access to a Type IV Principal Arterial will be at intersections only. and spaced at
one-half mile intervals in urban areas. The proposed access point meets ITD's policy
for access to Chinden Boulevard. Staff is supportive of the proposed "loop" road
design. as it will provide access to the highway for all parcels in this section. NOTE:
The applicant has shown a landscape buffer on both sides of Broadbent Way. The
landscape buffer on the north and east sides of the road are not part of the annexation or
preliminary plat application. Therefore. either the annexation legal description should
be amended to include this 20-foot wide area, OR the buffer should be constructed
when the area develops. City staff can not regulate landscaping within the County.
2.
Ricl1t-of-wav & Landscape Buffers:
Arterial Streets: Staff recommends that the applicant be required to comply with the
ACHD's and ITD's requirements for right-of-way dedication along Ten Mile Road and
Chinden Boulevard respectively.
AZ-O5-DOI. PP-O5-O02. CUP-OS-DO'
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P&Z Hearing Date: March 3, 2005
Page 13
The Comprehensive Plan designates Chinden Boulevard and Ten Mile Road abutting
this site as entryway corridors and requires sidewalks along both streets. Landscaping
and sidewalks adjacent to Chinden Boulevard and Ten Mile Road should be constructed
in compliance with MCC 12-13-10. A 35-foot wide landscape buffer, located entirely
outside of the right-of-way and not including the width of the sidewalk, should be
provided along both arterial streets. See Site Specific Condition #5 below.
3.
Stub Streets: The applicant is proposing to construct six stub streets to adjacent parcels.
Staff is supportive of the proposed stub street locations, but believes two additional stub
streets should be incorporated into the plat.
The applicant is proposing to construct a micro-path through Block 17 to the 45-acre
parcel to the west. This parcel is a potential school site (elementary and middle schools),
but is not under contract with Joint School District No.2. Staff has spoken with the
facilities manager for the school district and he is agreeable to a vehicular connection to
this site. Should the 45-acres develop for public school use or residential use, staff
believes that a vehicular stub would benefit the general public and adjacent property
owners. Further, this recommendation will break up Block 17, and the plat will be in
compliance with the I,OOO-foot maximum block length. In lieu of a micro-path, a stub to
the 45-acre (potential school site) parcel to the west should be provided.
In order to provide vehicular connectivity between the subject development and the 9-
acres to be developed in the future (Lot 3, Block 15), staff recommends that a stub street
be added north through Block 15 to Lot 3. See Site Specific Condition #2 below.
4.
Unimproved Ri!!ht-of-Wav: Meridian City Code 12-13-10-9 requires a la-foot wide
gravel shoulder abutting right-of-way where the unimproved portion of the right-of-way
is greater than 13 feet (measured from the edge of pavement to the edge of sidewalk or
property line). and road widening is not in the ACHD Five Year Work Program. The
remainder of the unimproved right-of-way should be landscaped with lawn or other
vegetative groundcover. Ten Mile Road abutting this site meets the warrants for the 10-
foot wide gravel shoulder requirement listed above. Therefore, the applicant should be
required to construct a la-foot wide gravel shoulder on Ten Mile Road, with the
remaining portion of the right-of-way being landscaped with lawn or other vegetative
groundcover. See Site Specific Condition #5 below.
5.
Internal Streets: The applicant is proposing to construct all internal streets with either a
33 or 36-foot street section with detached 4-foot wide sidewalks and 5-foot wide
landscape planters between the street and the sidewalk. The entire street, including the
sidewalk is contained within the ACHD right-of-way. Staff is supportive of this design.
To keep cars that park in ITont of garages from blocking the detached sidewalk, all future
face-of-garage setbacks should be 20-feet (measured ITom the property line or the back of
sidewalk, whichever is more restrictive). See Site Specific Condition #3 below.
AZ-05-ool. PP.<J5.<JOJ. CUP-05-()()2
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10.
11.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 3, 2005
Page 14
6.
Micro-oaths: Staff recommends that a micro-path be provided through the center of
Block 11. This recommendation will allow greater pedestrian access to the park ITom the
south. See Site Specific Condition #6 below.
7.
Existing Easement: It is stafPs understanding that there is an easement in favor of the
2.5-acre outparcel across the proposed Lot 17, Block 2, and Lots 2-4, Block 25. Until the
existing access easement is relinquished, Lot 17, Block 2, and Lots 2-4, Block 25, should
not be developed. Prior to the City Engineer's signature of a final plat containing Lot 17,
Block 2, and/or Lots 2-4, Block 25, the applicant should provide evidence that the access
easement has been relinquished OR the lots should be designated non-build in a final plat
note. See Site Specific Condition #4 below.
8.
Lot 3. Block 15: Due to the Comprehensive Plan Future Land Use Map designation, the
preliminary plat reference to Lot 3. Block 15, being developed in the future as residential
should be removed. As stated in the Annexation & Zoning Analysis this lot is designated
for a mix of uses. Some residential may be allowed in the future, but this designation
should not be included on the final plat. A note should be placed on the face of the final
plat requiring all uses on Lot 3, Block 15, to obtain separate conditional use permit
approval. See Site Specific Condition #7 below.
9.
Outoarcels: If the subject plat is approved, the City will be creating 4 parcels in the
County (northeast of the subject site) and a 2.5-acre enclave. The applicant's engineer has
indicated to staff that the current owner of the 2.5-acre parcel has been approached about
being part of the subject subdivision, but was not interested. To allow the City to initiate
the annexation of this parcel, staff recommends that the applicant provide the City with a
legal description for said outparcel (see Annexation & Zoning Comment #3). Staff would
prefer that the entire properties owned by the applicant be included with the subject
applications, at least on a conceptual level. Staff has concerns with creating 4 remainder
parcels in the County that mayor may not meet the Counties dimensional standards for
parcels in the RUT zone. Further, staff has concerns that these parcels may be developed
in the County in a manner that is not consistent with the City's Comprehensive Plan.
Pining of Ditches: All irrigation ditches. laterals or canals, exclusive of natural
waterways, intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled per MCC 12-4-13. Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners), with
written approval or non-approval submitted to the Public Works Department. If lateral
users association approval cannot be obtained, plans will be reviewed and approved by
the City Engineer prior to final plat signature. See Site Specific Condition #8 below.
Pressure Irrigation: 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 shall be
AZ-Oj-OOL PP-Oj-DO'. CUP-OS-DO'
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2.
3.
4.
5.
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: March 3, 2005
Page 15
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 #9 below.
12.
Fencing: The applicant has not proposed to construct any fencing around the perimeter
of the site. A detailed fencing plan should be submitted upon application of the final
plat (MCC 12-4-10.F.3). If permanent fencing is not provided. temporary construction
fencing to contain debris must be installed around the perimeter prior to issuance of a
building permit. All fences should taper down to 3 feet maximum within 20 feet of all
right-of-way. All fencing should be installed in accordance with MCC 12-4-10. See Site
Specific Condition #10 below.
13.
Sanitarv Sewer This development is currently not serviceable by the City of Meridian's
sanitary sewer system. Sewer service for this development will be via the future North
Black Cat lift station. At this point in time, the Meridian City Council has approved
funding for the design, however no funding has been approved for the construction. If
this development is approved, it shall be subject to the North Black Cat sewer system
being available. See Site Specific Condition #12 below.
SITE SPECIFIC CONDITIONS-PRELIMINARY PLAT
1. The preliminary plat prepared by Engineering NorthWest, LLC, dated Nov 04, revised on
2-16-05, is approved, with the conditions listed herein. All comments/conditions of the
accompanying Annexation/Zoning (AZ-05-001) and Conditional Use Permit (CUP-05-
002) application shall also be considered conditions ofthe Preliminary Plat (PP-05-002).
In lieu of a micro-path, a stub street to the 45-acre (potential school site) parcel to the
west shall be provided. Provide a vehicular stub street to the north through Block 15, to
the south property line of Lot 3. Provide public stub streets to the west (Fairborn Drive),
south (Levanham A venue, Dartmouth Avenue, Portsmouth A venue. and Shropshire
Place), and to the 2.5-acre outparcel (Shropshire Avenue), as proposed.
Place a note on the face of the final plat stating that all future ITont garage setbacks shall
be 20-feet as measured ITom the property line or the back of sidewalk, whichever is more
restrictive.
Prior to the City Engineer's signature of a final plat containing Lot 17, Block 2, and/or
Lots 2-4, Block 25, the applicant shall provide evidence that the access easement across
said lots has been relinquished OR the lots should be designated temporary non-build lots
in a final plat note.
The submitted 2-page landscape plan prepared by The Land Group, Inc., dated 12-28-04
is not approved as submitted. The following should be included in a revised landscape
plan:
AZ-05-00l,"-05-0O2_CUP-05-002
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P&Z Hearing Date: March 3, 2005
Page 16
.
Provide a 35-foot wide landscape buffer adjacent to Chinden Boulevard and Ten
Mile Road. In accordance with MCC 12-13-10, the 35-foot wide landscape
buffers shall be located entirely outside of the ultimate right-of-way for the
adjacent street and shall not include the width of the sidewalk. If the required
sidewalk is placed outside of the right-of-way and within the landscape buffer, the
buffer width shall be increased to 40-feet.
Depict and construct a 10-foot wide gravel shoulder on Ten Mile Road abutting
the site, with the remaining portion of the right-of-way being landscaped with
lawn or other vegetative ground cover.
The landscaping proposed on the north and east sides of Broadbent Way do not lie
within the boundaries of the preliminary plat. Staff is supportive of this proposal,
but is concerned about maintenance responsibilities once constructed.
All micropaths within the proposed subdivision shall be designed in accordance
with MCC 12-13-15 "Micropath Landscaping" and MCC 12-4-3 "Pedestrian
Walkways." Micropath fencing shall be constructed per MCC 12-13-15-9.
All areas being counted toward the open space requirement shall be ITee of "wet
ponds" or other such nuisances. All stormwater detention facilities incorporated
into the required open space are subject to Ordinance 12-13-14 and shall be fully
vegetated with grass and trees, as depicted on the submitted landscape plan.
Any tree over 4" in caliper that is removed ITom 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.
.
.
.
.
.
Other than the changes listed above, the approved landscape plan is not to be altered
without prior written approval of the Planning & Zoning Department. Submit 10 copies
of a revised landscape plan, depicting the above-mentioned changes and any other
changes that may be required by the Planning & Zoning Commission, to the City
Clerk at least 10 days prior to the next public hearing.
6.
Construct a micro-path centrally located through Block 11. connecting Vanderbilt Drive
to Lancaster Drive.
7.
Place a note on the face of the final plat requiring any future use(s) on Lot 3, Block 15, to
obtain separate conditional use permit approval.
8.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
MCC 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage
district, or lateral users association (ditch owners), with written approval or non-approval
submitted to the Public Works Department. If lateral users association approval can not
be obtained, plans will be reviewed and approved by the City Engineer prior to final plat
signature.
AZ"O5"001",","^>02,COp.O5"002
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13.
14.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 3, 2005
Page 17
9.
The applicant has not indicated who will own and operate the pressurized irrigation
system within this development. 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. If the
pressurized irrigation system within this development is to remain a private homeowners'
association system, complete plans and specifications shall be reviewed by the Public
Works Department as part of the development plan review process. A draft copy of the
pressurized irrigation system O&M manual shall be submitted prior to plan approval.
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.
10.
A detailed fencing plan shall be submitted upon application of the final plat. If permanent
fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter 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.
11.
Maintenance of all common areas shall be the responsibility of the Bainbridge
Homeowners' Association.
12.
Permanent sanitary sewer service to this development is to be provided by the
undeveloped "North" Black Cat Lift Station. At this point in time, the Meridian City
Council has approved funding for the design; however no funding has been approved for
the construction. Subdivision designer to coordinate main sizing and routing with the
Public Works Department to be in accordance with the master sewer plan. Applicant shall
execute City of Meridian standard forms of easements, for any mains that are required to
provide service.
If this development is approved, it shall be subject to the North Black Cat sewer system
being available.
Municipal water to this site shall be via extensions ITom existing mains in Ten Mile
Road. Applicant will be responsible to construct the sewer and water mains to and
through this proposed development, thereby making them available to adjacent
properties. 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.
Other than the public street accesses approved by ACHD and ITD, direct lot access to
Ten Mile Road and Chinden Boulevard is prohibited. A note shall be placed on the final
plat restricting access to Ten Mile Road and Chinden Boulevard.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
AZ-05-001. PP-<J5-002, CUP-OS-002
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9.
10.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 3, 2005
Page 18
1.
All grading of the site shall be performed in conformance with MCC ll-l2-3H.
2.
Sidewalks shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to MCC 12-13-10-8.
3.
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.
A detailed landscape plan, in compliance with the landscape and subdivision ordinance
and as noted in this report, shall be submitted for the subdivision with the final plat
application.
5.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
6.
Two-hundred-fiftyand one-hundred-watt, high-pressure sodium streetlights will be
required at locations designated by the Public Works Department. All streetlights shall be
installed at subdivider's expense. Typical locations are at street intersections andJor fire
hydrants. Final design locations and quantity are determined after power designs are
completed by Idaho Power Company. The street light contractor shall obtain design and
permit ITom the Public Works Department prior commencing installations.
7.
Any tree over 4" in caliper that is removed ITom 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 have to be mitigated.
8.
Submit any up-dated groundwater/soils monitoring data, as collected and analyzed by a
soils scientist, to the Public Works Department for review. Any drainage areas
(detention/retention basins) must be designed to ensure that water will percolate or
discharge with a period of time not to exceed 24-hours for all storms up to and including
a lOa-year storm events. Side slopes within drainage areas shall not exceed 3:1. Any
portion of a drainage area not improved with sod/grass seed (or other approved
landscaping) shall not count towards the required open space area. The project engineer
should pay close attention to the results of field studies determining the groundwater, soil
type & and characteristics during the design and construction phases. The engineer shall
be required to certify that the street centerline elevations are set a minimum of 3-feet
above the highest established normal groundwater elevation. This is to ensure that the
bottom elevation of the crawl spaces of homes is at least I-foot above groundwater.
The applicant shall coordinate mailbox locations with the Meridian Post Office.
Any existing domestic wells and/or septic systems within this project will have to be
removed ITom 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.
AZ-Oj-OOI.PP.0j.OO2.C'UP-0j.OO2
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Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: March 3,2005
Page 19
11.
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.
12.
Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
13.
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.
14.
Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for
compliance.
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC
12-2-4.
CONDITIONAL USE ANALYSIS
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A.
B.
That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking, landscaping and other features as may be required by this
ordinance;
As part ofthe Planned Development (PD) the applicant is requesting relief ITom the
standard street ITontage requirement, lot size requirement. and maximum block length, as
required by Meridian City Code. See Special Consideration #1 below for detailed
analysis.
Staff finds that the subject property is large enough to accommodate the requested use
and all other required features. Although the site is large enough to accommodate all of
the features required by ordinance, the applicant has asked, through the Planned
Development, to modify specific development standards.
That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
Staff finds that the proposed single-family residential subdivision, with a gross density of
2.56 dwelling units per acre, is generally harmonious with and in accordance with the
2002 Comprehensive Plan and Future Land Use Map, which designates a majority of the
land to be "Medium Density Residential" (provided the Commission and Council grant
the requested planned development). Please see Annexation & Zoning Analysis "A"
above.
AZ.OHOI. pp.Oj.oo," CUP.OS.DO'
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F.
G.
H.
I.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 3, 2005
Page 20
c
That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
Please see Annexation & Zoning Analysis "E" above.
D.
That the proposed use, if it complies with aU conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff recommends that the Commission and Council rely upon public testimony, staffs
analysis, and other agency comments when determining if the proposed uses will
adversely affect other properties in the vicinity.
E.
That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fIre protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shaD be able to provide adequately any such services;
Please see Annexation & Zoning Analysis "G" and "H" above. the Other
Agency/Department Comments and Conditions at the end ofthis report, and any
comments that may be submitted to the City Clerk regarding this project.
That the proposed use will not create excessive additional requirements at public
cost for public facilities and services and will not be detrimental to the economic
welfare of the community;
Please see Annexation & Zoning Analysis "H" above.
That the proposed use wiD not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Please see Annexation and Zoning Analysis "I" above.
That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
Please see Annexation & Zoning Analysis "J" above. The Commission and Council
should review any comments received ITom the ACHD and/or ITD provide for this
project when determining this finding.
That the proposed use wiD not result in the destruction, loss or damage of a natural,
AZ-05-001. PP-OS-OO', CUP-OS-DOl
"";obcidg' REVISED AZ.PPCUP.d"
2.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 3,2005
Page 21
scenic or historic feature considered to be of major importance.
Please see Annexation & Zoning Analysis "K" above.
SPECIAL CONSIDERATIONS-CONDITIONAL USE PERMIT
I. Reduced Standards: As stated earlier, the applicant is requesting modifications ITom
standard ordinance requirements for street ITontage, lot size, .and block length.
Lot Size: Although the applicant has requested reduced lot sizes, the submitted
preliminary plat does not have any lots below the 6,500 square-foot minimum size.
Therefore, a modification to the standard R-8 lot size of 6,500 square-feet is not
applicable. The proposed lot sizes which range ITom 6,600 square-feet to 19,400 square-
feet.
Lot Frontage: The minimum requested street ftontage is 48-feet. There are 21 lots that
have between 48-feet and 64-feet ofITontage (65-feet is the minimum for the R-8 zone).
Staff is supportive of reducing the ITontage for some of the lots as it provides lot
diversity.
Block Lenlrth: As depicted, Block 17 exceeds the maximum I,OOO-foot length for a
block. However, staff is recommending that a stub street be provided to the parcel to the
west. This recommendation will bisect Block 17, thereby making the block lengths
conform to MCC. If Preliminary Plat Site Specific Condition #2 is complied with, a block
length modification is not necessary for the proposed development.
See Site Specific Condition #2 below.
Amenities: MCC 12-6-2.A.3 requires two or more amenities to be provided as part of
each planned development. The proposed amenities for the subject planned development
include: a 7.5-acre open space lot to be potentially dedicated to the City and a 1.37 acre
homeowner park. The proposed open space makes up only 7.6% of the site, 5% minimum
is required and it takes 10% to count open space as an amenity. No tot lots, basketball
courts, swimming pools, community center(s), picnic areas. etc. are depicted on the
submitted landscape plan. The applicant states that they mro:: provide a private
community center and pool in an area to be determined and requests specific approval by
staff at a later date. However, parking for a future community center and/or pool have not
been addressed by the applicant. Both the Parks Department and the Police Department
have concerns regarding parking for both the 7.5-acre and lA-acre park lots. On-street
parking will be limited adjacent to the 7.5-acre park, and if parking is provided on-site,
that takes away ftom the useable green area. As proposed, staff does not believe that the
proposed park areas provide sufficient amenities relative to the size of the proposed
development.
Landscaped open space means land exclusive of street rights-of-way and street buffers,
except for right-of-way specifically dedicated for landscaping within a subdivision. The
applicant states that the total open space areas account for 11.6 acres (7.65%). To meet
AZ-05-ool. PP-05-00l. CUP.OS-002
"'in""d" REVISED AZ.PPCUP.d"
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 3,2005
Page 22
the open space definition in the PD ordinance, staff believes that the landscape buffers
along Chinden Boulevard and Ten Mile Road should not be included in the open space
calculation. However, the landscape strips between the sidewalk and the curb on the
internal streets may count towards the open space calculation. To comply with the PD
requirements for two amenities, the applicant should be required to reserve at least 10%
of the site for open space and provide at least one other amenity as determined by the
Commission and Council at the public hearings. Said amenity should be appropriate to
the size and uses of the proposed development. See Site Specific Condition #3 below.
3. Lots 2 and 3. Block 15: The church proposed on Lot 2. Block 15, would be principally
permitted in the proposed L-O zone. However, because this lot lies within the mixed-use
designation on the Comprehensive Plan Future Land Use Map, a detailed CUP is
required. When the future CUP is submitted, staff will evaluate the site plan for
conformance to the design standards for uses within a mixed use area. This CUP
requirement also applies to Lot 3, Block 15. See Site Specific Condition #4 below.
4. TemDorarv Sales Trailer{s): Staff does not object to the applicant's request for temporary
sales trailer(s) within this subdivision as long as all of the conditions of approval, listed
under Site Specific Condition #5 below are met by the applicant.
5. Elevations: The applicant has submitted five (5) ITont elevation drawings for the
proposed dwelling units. Staff believes that the dwelling units will be compatible with the
adjoining uses, if the buildings are constructed as shown on the subrnitted elevations.
Construction within Bainbridge Subdivision should substantially comply with the five (5)
elevations submitted by the applicant. Construction materials used on the structures
should be approved by the City of Meridian Building Department and in accordance with
the most recent Uniform Building Code. See Site Specific Condition #6 below.
SITE SPECIFIC CONDITIONS-CONDITIONAL USE PERMIT
1. The site plan prepared by Engineering NorthWest, LLC, dated February 2005, is
approved, with the conditions listed herein. Applicant shall meet all of the requirements
of the Annexation/Zoning (AZ-05-001) and Preliminary Plat (PP-05-002) as a condition
of the Conditional Use Permit (CUP-05-002).
2.
The project shall conform to the R-8 dimensional standards, except as follows:
. Minimum JTontage: 48-feet (non cul-de-sac lots).
3.
The applicant shall provide detailed open space calculations at the P&Z Commission
public hearing, clarifying what percentage of the site will be set aside as landscaped open
space (not including required street buffers). If modifications to the plat/site
plan/landscape plan are required by the Commission, said plan shall be submitted to the
City Clerk at least 10 days prior to the public hearing. In addition to providing 10% of the
site as open space, provide at least one other amenity in accordance with the requirements
of the City Council at the recommendation of the Commission.
AZ-05-ool. PP-05-002. CUP-OS-002
"'i,b;;'" REVISED.AZ.PPCUP.oo,
j.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 3, 2005
Page 23
4,
All use(s) on Lots 2 and 3, Block 15, shall be required to obtain separate CUP approval.
5.
Temporary sales/information trailers shall be subject to the following conditions:
a.
b.
The proposed subdivision shall have no more than two temporary sales trailers on-site.
The trailer shall be skirted with materials that are similar in color and material to the rest
of the trailer.
The applicant shall be responsible for providing adequate off street parking.
One wall sign is allowed for the temporary sales trailer. The sign shall be limited in size
to 18% of the wall area. No other signs shall be permitted.
A building permit for the temporary building must be obtained through Meridian's
Building Department prior to placing the trailer on a lot. A site plan must accompany the
building permit and be approved by Planning Department.
Sanitary sewer service and domestic water service may be requested for the proposed use.
Should a hook-up be requested, an assessment for sewer and water service will be
determined during the building permit application process.
Applicant must provide the Public Works and Fire Departments with information on the
method of fire protection to be used for the trailer.
The trailer must conform with all setbacks as set forth in the Bainbridge Subdivision
conditional use permit and preliminary plat.
The maximum timettame for the sales and information trailer shall be 48 months ITom
the date of the last final plat that completes the subject preliminary plat. If the applicant
requires an extension of this permitted period, the applicant shall submit a status of their
plans to the P&Z Department.
The applicant's request to site the same trailer under the above-stated conditions at other
locations within future Bainbridge phases is approved without a CUP modification. A
new Certificate of Zoning Compliance and building permit for all future trailer locations
must be submitted to the City for each future location, but a CUP should not be required
for each future trailer location.
c.
d.
e.
f.
g.
h.
1.
6.
Construction within Bainbridge Subdivision shall substantially comply with the five (5)
elevations submitted by the applicant. Construction materials used on the structures shall
be approved by the City of Meridian Building Department and in accordance with the
most recent Uniform Building Code.
Other Al!encvillenartment Comments & Conditions
MERIDIAN FIRE DEPARTMENT
1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available
for duration of2 hours to service the entire project. Fire hydrants shall be placed an average
of500' apart. International Fire Code Appendix C
2. Acceptance of the water supply for fire protection will be by the Meridian Fire Department
and water quality by the Meridian Water Department for bacteria testing.
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.
AZ-05-00l. PP-05-0O2. CUP-û5-ûO2
B.',Ix'd" REVISED AZ PPCUP.d"
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 3, 2005
Page 24
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on corners when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
4. The phasing plan may require that any roadway greater than 150' in length that is not
provided with an outlet shall be required to have an approved turn around.
5. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside
radius.
6. 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.
7. The roadways shall be built to Ada County Highway Standards cross section
requirements and shall have a clear driving surface, available at all times, which is 20'
wide. Streets with less than a 29' street width shall have no parking. Streets with less
than 33' shall have parking only on one side. These measurements shall be based on the
face of curb dimension.
8. The proposed 389-lot subdivision with an estimated 2.9 residents per household would have
a total estimated population of 1.128 residents at build out.
9. The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and
efficient response by fire and emergency medical service vehicles. This cost of this
installation is to be borne by the developer
10. 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.
II. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) ITom 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).
Az-aS-DOI. Pr-os-a02- CUP-O5-QO¡
",'omdg' REYlSED AZ PrcUP do<
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: March 3,2005
Page 25
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).
MERIDIAN PARKS DEPARTMENT
1. Minimum acreage standard for City Park: The City is willing to develop and maintain
Community Parks, Urban Parks, and Neighborhood Parks. Neighborhood Parks will be
reviewed on a case-by-case basis. The City may choose to maintain neighborhood parks
at an acreage of seven acres or larger. It will be the responsibility of private homeowner
groups or associations to develop and maintain the smaller mini parks and some
Neighborhood Parks in their subdivision that the City does not maintain. Please contact
Doug Strong to discuss layout ofthe 7.5-acre park and vehicular parking for this lot.
MERIDIAN POLICE DEPARTMENT
1. The Meridian Police Department has concerns regarding the lack of parking proposed for
the park lots.
CENTRAL DISTRICT HEALTH DEPARTMENT
I. This proposal can be approved for central sewage & central water after written approval
ITom appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of Envirorunental
Quality.
3. Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface
to prevent impact to groundwater and surface water quality.
5. The Engineers and architects involved with the design of the subject project shall obtain
current best management practices for stormwater disposal and design a stormwater
management system that prevents groundwater and surface water degradation.
SETTLERS IRRIGATION DISTRICT
1. All irrigation/drainage facilities along with their easements must be protected and
continue to function. The facility involved are the Simpson Lateral (30' easement), the
Harrell Lateral (30' easement), and the McMullen Lateral (30' easement).
2. A Land Use Change Application must be on file prior to any approvals.
3. A license agreement MUST be signed and recorded prior to construction of any S.LD.
facilities.
4. Any changes to the existing irrigation system such as relocation, tiling, and landscaping
must be approved by Settlers Irrigation District.
AZ-05-001, PP-05-00'. CUP-OS.DO'
",i"lxidg, REVISED.AZ." CU, d"
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 3, 2005
Page 26
5. All storm drainage must be retained on-site.
6. The development must supply irrigation access to all lots within the above-mentioned
subdivision. If the developer wishes to have Settlers Irrigation District own, operate, and
maintain the pressure irrigation system an agreement needs to be in place prior to the pre-
construction meeting.
RECOMMENDATION
Staff recommends approval of the submitted annexation/zoning (AZ-OS-OOl), preliminary
plat (PP-OS-OO2), and conditional use permit (CUP-OS-OO2) applications, with the
conditions listed herein.
AZ.O5-00I,"-O5-O02,CUP-05-oo2
B'llOCidg,REVISED.AZ.PPCUP.d"
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
March 3, 2005
ITEM #
4
PROJECT NUMBER
AZ 05-001
PROJECT NAME
Bainbridge Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
Mar 04 O~ Oe,lla
Landmark Ene L Ping
20e-466-0944
p. I
104 9tb Ave. South, Suite C
Nampa, ID 83651
Ph: (208) 442-6300 . Fax: (208) 466-0944
TO,
FACSIMILE TRANSMITTAL SHEET
Meridian City Clerk
COM",'"
h\X NCMßl!R.
(208) 888-4218
"JJONE NUMBE",
It",
Bainbridge Subdivision
0 URGENT
0 1'0]( REViEW
0 PLI':"S" COM~ŒNT 0 PLE.\SE REPLY
0 PLEASE RECYCW
Nom':C:O";¡'CN'!'ö,
MAR 04 '05 08:32
FROM
Clint Bayle
n"l1;
3/4/2005
'I'<Yr,\L NO. '" ".'GE' TNCI.UDlNG caVER
3
SE"Dl"'S REJ'E.RF.NCI: NUMB"R,
COSO15
YOUR "EJ+:KENCii NUMBUC
208 466 0944
PAGE. 01
Mar 04 05 OB:lla
Landmark Eng ~ Plng
208-466-0944
p.2
tMA.RK 104 9th Ave. South, Suite C
G&PLANNING,INc. Nampa ID, 83651
Ph: (208) 442-6300 . Fax: (208) 466-0944
To:
Craig Hood
660 E. Watertower, Ste. 202
Meridian, ID 83642
Date: March 03, 2005
Re:
Bainbridge Subdivision and adjoining property to the west
Dear Craig:
I am writing at the request of Kerry Lawson, who owns approximately 28 acres immediately west
of the proposed Bainbridge Subdivision (Parcel number R7330160024). As you may recall, we
have previously discussed Mr. Lawson's concern with the proposed Bainbridge Subdivision.
Mr. Lawson intends to subdivide and develop his 28 acre property in the future. He intends to
develop his property in accordance with the 2002 Meridian Comprehensive Plan. Within this plan
the Future Land Use Map designates roughly the eastem half of his property as part of a Mixed
UselNeighborhood Center. The Comprehensive Plan contemplates a blend of high-density
residential, small-scale commercial, entertainment, office and open space uses that are geared to
serve all residents within a one to two square mile area. Further, the center should offer an intema!
circulation system that connects with adjacent neighborhoods or regional pathways.
While Mr. Lawson is not opposed to the development of the subdivision, he is concerned with the
following items:
1- Access to H",'Y 20/26 will only be allowed every half mile according to Idaho
Transportation Department requirements. Therefore, Mr. Lawson's property will not likely
be allowed access to the highway. Rather access will have to be facilitated from
surrounding developments. The proposed Bainbridge Subdivision only indicates a single
stub to this property. Further, the stub street has medium density housing within Bainbridge
Subdivision. Development of Mr. Lawson's property, in accordance with the
Comprehensive Plan, may be detrimental to the proposed housing along the stub road. This
is due to the fact that high density residential and commercial would travel from Mr.
Lawson's property through a medium density residential area to access Highway 20/26.
With the approval of Bainbridge subdivision, as designed, the possibility of high density or
commercial uses (in accordaJJ.ce with the Comprehensive Plan) on the south portion of Mr.
Lawson's property is virtually eliminated.
MAR 04 '05 08:33
208 466 0944
PAGE. 02
Mar 04 05 08:lla
Landmark Eng ~ PIng
2-08-466-0544
p.3
2- The lot reserved for future development (Lot 3, Block 15) also indicates the proposal for
residential. Additionally. there are no street stub connections shown to Mr. Lawson's
property through this future area. The proposed Bainbridge Subdivision does not allow for
the continuation of a Mixed UseJNeighborhood Center onto Mr. Lawson's property.
Mr. Lawson requests that the Planning Commission and City Council uphold the recent
Comprehensive Plan and the Mixed-UselNeighborhood Center land use designation on the
Bainbridge Subdivision. Further. he requests that careful consideration be given to ensure that the
east portion of his property can develop with the mixture of commercial and high-density
residential associated with this land use designation. Please ensure that the Bainbridge Subdivision
design and request facilitates access to his property and will allow for the integration of a Mixed-
Use! Neighborhood Center development between the two properties.
Thank you for your consideration of Mr. Lawson's concerns. Please contact me at (208) 442-6300
if you have any questions.
~
Clinton E. Boyle, AICP
Cc:
Kerry Lawson
L;\Proj," Filos\CO4006\C()4QO6 onnex Itr 1O1204.doc
MAR 04 '05 08:33
208 466 0944
PAGE. 03
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
February 17, 2005
ITEM #
15
DATE
PROJECT NUMBER
AZ 05-001
PROJECT NAME
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
Bainbridge Subdivision
AZ 05-00 1
MERIDIAN PLANNING & ZONING MEErING
February 1 7, 2005
APPLICANT Brighton PropertIes, LLC ITEM NO. 15
REQUEST Public Hearing: Annexation and Zoning of 156.49 acres to R-8 & L-a zones for
Bainbridge Subdivision - SWC of Chinden Boulevard and North Ten Mile Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See memo of deferral
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
CD rvH rvv V
PI H to
j- 5-Ds--
c.- -V
.7
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See attached Comments
No Comment
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
See aflIdavlt of Posting
Contacted:
Emailed:
Date:
Staff Initials:
Phone:
Materials presented at public meetings shaD become praperty ollhe Cily 01 Meridian.
CITY OF MERIDIAN
Planning Department
Memo
To:
P & Z Commission
;RECEIVED
CCI
Anna Canning
Bill Nary
FEn ': .I! 2005
From: Craig Hood, Associate City Planner fill
CITY OF MERIDIAN
CITY CLERK OFFICE
Date: February 14, 2005
Re: Bainbridge Subdivision (AZ-05-O01, PP-O5-O02 & CUP-05-002)
P & Z Commission Hearing Date February 17, 2005
Ax the request of Gty Planning staff and the AŒID, the applicant has revised the submitted
preliminary plat. Several major changes were made ro the application. The applicant has submitted a
letter asking for a 2-week deferral of action from the Planning & Zoning Commission. Staff requests
that the Planning & Zoning Commission continue the subject applications to give ample time for
staff to review the revised plat and make a recommendation to the Board.
02/11/05 .12: 18 FAX 208 377 ag62
~OOI
---..-+
BRIGHTON
CORPORATION
RECEIVED
FEB 4 2005
City Of Meridiar:
City Clerk GUice
February 11, 2005
VlAFAX: 888-4218
Mr. Will Berg
City of Meridian
33 E. Idaho Street
Meridian, ID 83642
R.E:
Bainbridge Subdivision
Request for Deferral
Dear Mr. Berg,
At the public hearing on February 17,2005, please open with the request by Brighton
Development, Inc. for a 2-week deferral until March 3, 2005. This deferral will allow
Craig Hood, Planning & Zoning, time to review additional requirements recently
requested by ACHD.
Thank you,
4'~b.4/¡a-
David Turnbull
B,ighron Corpol"iltion 12601 W. üplo,e, Drive. Suite 200, Boise. Idaho 83713
"'..'" ¡',¡"hlD"comcoIII TeL (208) 378-4000 FAX (208) 377-8962
FEB 11 '05 12:39
208 377 8952
PAGE. 01
AFFIDAVIT OF POSTING
}tEC ~IVED
FE!3 0 7 2005
C'TY OF MERIDIAN
CITY 'CLERK Off\CF
STATE OF IDAHO
COUNTY OF ADA
)
) §
)
I,
Mike Arnold. Premier Sians. Inc. 2100 E. Fairview Avenue. Suite 7
(name) (address)
855-0380
(phone)
Meridian
(city)
Idaho
(state)
, being first duly sworn upon
oath, depose and say:
I personally posted the subject property with the hearing notice sign 10 days prior to the public
hearing to Annexation and ZoninQ of 156.49 acres to R-8 & L-O zones. preliminary plat for
429 buildinQ lots and 35 common lots. CUP for a planned development for BainbridQe
Subdivision.
Dated this
day of
~Y
SUBSCRIBED AND SWORN to before me the day and year first above written.
RUTH ZAHORIK
NOTARY PUBLIC'
STATE OF IDAHO
My Commission Expires:
Master\affid-posting
.
~ CENTRAL
Gi Bt6L1~
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Division
RECEIVED
rE9 .; , 2005
f Mpridian
\-1I! U' . t- office
City cler~
Rezone # A.z é>S' - <:::'0 I
Conditional Use # (!~ oS -/Jð2-
Preliminary / Final/Short Plat /J jJ OS' - é)O '2...
~ . /fJ/?'/'A/~ PÇE SuðP/I//<;/tJA/
Return to:
0 Boise
0 Eagle
.Q,Garden City
~ Meridian
0 Kuna
OACZ
0 Star
01. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
- ._'~._'_." -
0 4. We will require more data concerning soil conditions on this Proposal 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
0 6. 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 Waler Resources concerning well construction and
water availability.
"'8. Alter wr~approvai from appropriate entities are submitted, we can approve this proposai for:
'j"l )!!J?entraisewage ~communityseWagesystem 0 community water well
0 interim sewage centrai water
0 individual sewage Individual water
~o. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
r Division ~nvironmental Quality:
~ central sewage we. mmunity sewage system 0 community water
0 sewage dry lines )l.Eentral water
Run-off is not to create a mosquito breeding problem.
)(10.
0 11. This Department would recommend deferral until high seasonal grO!K1d water can be determined if other
considerations indicate approval.
012. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
"'" tiJ:fJ.. o~
Reviewed By: ')'Y1 jii;.
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
~4. Please see attached stormwater management recommendations
015.
0 child care center
15726<01,"0904
Review Sheet
CENTRAL
DISTRICT
HEALTH
DEPARTMENT
\
\.
MAIN OFFICE' 707 N. ARMSTRONG PL. . BOISE, 1083704-0825 . (208) 375-5211 . FAX 327-8500
To prevent olld trent disease alld disability; to promote heal/by lifeslJiles; and to protect and promote therae.lth and qll.lity of our ellvlrOllmellt.
STORM WATER MANAGE:MENT RECOMMENDATIONS
-.
It is recommended that storm water be pre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality. The
engineers and architects involved with the design of this project should obtain
current best management practices for storm water disposal and design a
storm water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are:
State of Idaho Catalog of Storm water Best Management Practices For
Idaho Cities and Counties. .
Prepared by the Idaho Department of Environmental Quality, July
1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Ada I Boise County Office
707 N. Armstrong PI.
Boise, 10 83704
Enviro. Heallh: 327-7499
FamUy Planning: 327-7400
Immunizations: 327-7450
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Serving Valley, Elmore, Boise, alld Ada Counties
Elmore County Office
520 E. 8th St. North
Mountain Home, 10 B3647
En.rOo Health: 587-9225
Family Health: 587-4407
WlC: 587-44O9
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Valley County Office
703 N. 1st 5L
RO. Box 1448
McCaH, iD 83638
Ph. 63+7194
FAX: 634-2174
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