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HomeMy WebLinkAboutTustin Subdivision AZ AZ 05-002 MERIDIAN PLANNING & ZONING MEEfING APPLICANT SCS Investments. LLC March 3, 2005 ITEM NO. 15 REQUEST Public Hearing - Request for Annexation and Zoning of 45.88 acres from RUT to R-4 zones for proposed Tustin Subdivision - northwest comerot East McMillan Road and north Locust Grove Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: b.J!øm fl7-e/I d '- j} Æpprò t/ U1 '7b cje Go CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: No comment MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: See attached comments ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: No comment IDAHO POWER: INTERMOUNTAIN GAS: OTHER: See attached affidavit of posllng Contacted: ó.pn() ~¡4h Date: 9-/--OS- . Phone: 3:¡b-,c:¡;¡f) Emailed: .g£h1 i 'i+@pna hI.. ~ . (ìJ) YVJ Staff Initials: . ~ , Materials presented at public meellnglshall become property 01 1M City of Me~dlan. Joint School District No.2 911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700 SUPERINTENDENT Dr. Linda Clark RECEIVED FEB - 8 2005 February4,2005 <::ity of Meridian City Clerk Offjc~ City of Meridian 33 East Idaho Meridian, Idaho 83642 Dear Planners: The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, middle schools, and elementary schools throughout the district are operating over capacity. Approval of Tustin Subdivision will have a significant impact on school enrollments at Discovery Elementary. Sawtooth Middle. and Eagle High School. We can predict that these homes, when completed, will house forty (40) elementary aged children, thirty-one (31) middle school aged children, and twenty-two (22) senior high aged students. Additional students will further compound the current overcrowded situation. Residents cannot be assured of attending the neighborhood school, as it may be necessary to bus students to other schools across the district. School capacity is addressed in Idaho Code 67 -6508. The Meridian Schooi District is currently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at 855-4500. Sincerely, ~~ Wendel Bigham Supervisor of Facilities and Construction RF;CEIVED FEB 1 3 2005 AFFIDAVIT OF POSTING Of Mer.ìd la¡, Ci,'rk Office 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 for the Annexation and zonina of 45.88 acres from RUT to R-4 zones: preliminary plat for 115 buildina lots and 26 common lots: vacate E Manderlv Ln. & 30' wide aaricultural easement: variance to exceed block lenath for Tustin Subdivision. Dated this 17 day of M...a~ 'V '~ ,~ (S;gnature) SUBSCRIBED AND SWORN to before me the day and year first above written. RUTH ZAHORIK NOTARY PUBLIC STATE OF IDAHO My Commission Expires: 7//2/2O:JÞ Master\affid-posting February 27,2005 RE CE n11\.1") MAR -3 m æ~ Dear Meridian Planning and Zoning Commissioners: The Larkwood Homeowners Association met with Kenny Christensen, representing SCS Investments, regarding the proposed Tustin Subdivision on Thursday, February 24, 2005. We discussed the following areas of interest to Larkwood homeowners: I. Delivery of irrigation water to Larkwood. When Larkwood residents purchased their lots, they were promised delivery of irrigation water to each property lot. Some lots have had access to water, while others have received no water due to land grade problems. We asked that pressurized irrigation stubs be provided to Larkwood lots adjoining the Tustin Subdivision. 2. No interconnection of Larkwood Place with Tustin Subdivision streets. Larkwood covenants prohibit introduction of connecting streets to Larkwood Place. Larkwood lot purchasers were assured that our subdivision would remain a cul-de-sac. Mr. Christensen stated that he has no intention to stub any Tustin streets toward the Larkwood subdivision. 3. Low density oflots adjoining the Larkwood Subdivision. We asked that no more than two Tustin lots back up to a Larkwood lot to provide a reasonable transition from Larkwood's 1.5 to 2.5 acre properties to the smaller lots of Tustin Subdivision. We would be willing to accept one less lot along the west edge of Tustin Subdivision between McMillan Road and the walking path. 4. Fencing between the two subdivisions. We asked that a 6-foot solid vinyl fence be used to separate the subdivisions. Mr. Christensen agreed, saying that he was planning an off-white or tan color; meeting attendees were in favor. Mr. Christensen stated that he will request that no through-street be built if the corner property at Locust Grove and McMillan Roads is commercially developed. This request is being made to avoid use of the through street as a means of cutting the corner. Larkwood Homeowners approve of the Tustin platt as presented, except for the density oflots along the west boundary between McMillan Road and the walking path as described above. We expect the City of Meridian, ACHD and the developers of adjoining subdivisions to honor the promise that was made to Larkwood lot purchasers that Larkwood Subdivision would remain a dead-end cul-de-sac with minimal traffic on its street. Respectfully, Larkwood Homeowners Association 4/ Cf #11 r:k d é/ ÛfAC Alexander and Elena Biskupets !-/ t"i.- ~I td ~rJ'11 ýnJ-r Harold and Fern Brammer I~ (I '1;t¿ ¡ ~-b------:, t Craig and Pam Bruneel Mike and Barbara Cerio ~c 81ll; "'" Loci :,gd / Bren~am ¡;~ Kris ~ Rick and Nancy Hansen 1t~~ Harold and Deanna Holloway Tracy Hoots á#L ~w ~~~¡~ ~{Io\e VV\o(-tev'lse V1 Ke....+ "^ IN" -k....~ 4~ ~ /t/d $> ~ Jack and Barbara Nosek / Troy Palmer 2 J~~ s...~ -.-.-- .1 !5 ~ ..:JA7 ~ Comad and Barbara Wright ~ 3 SF; , TLERS' IRRle""jAI!ON DISTr~ CT :"O.:'!OX !;7i "rG/\!" ",¡.j ".'71 ¡,OiSl. :iJAI ,0 H ilm.¡}.7' FAX :;:,3 ¡/;'I2 February 23, 2005 Toni Smith 01 Evens Bank Meridian, Id 83642 Dear Toni, According to tho irrigation p!IUIS for Saguaro Canyon Subdivision. that have been approved by SeItlel"$ Irrigation District, pressure irrigation s\lrvices are provided to al! lots locAted on the west side of the of Larkwood Place within the L8Ikwood Subdivision, The lors located on the east side of Larkwood Place could be serviced by the Tustin Subdivision, if the developer is agreeable to do so, Settlers Irrigation District will do what it CM to en,ure that all wllter right holders within the district continue to r.:ccive irrigation ~ervicos, If you have any questions please call me at (208) 343.5271. ~ Nathan Draper, Mana¡¡er Settlers InigB!ìon District (fr~ 8'9'). 85'1) MAYOR Tammy de Weerd j CITY COUNCIL MEMBERS Keith Bird Christine Donnell Shaun Wardle Charies M. Rountree STAFF REPORT: P&Z Hearing Date: March 3, 2005 Transmittal Date: February 24,2005 To: Mayor, City Council and Planning & Zoning Commission Josh Wilson, Associate City Planner 1142- Bruce Freckleton, Development Se~s'Manager ~ Tustin Subdivision 11E C E IVE I) ~~AR 0 1 2005 From: Re: City OfMel~diaL CilŸ Clerk Office . Annexation and Zoning of 45.88 Acres ITom RUT (Ada County) to R-4 (Medium Density Residential) by SCS Investments, LLC. (File No. AZ-05- 002) . Preliminary Plat Approval of One-Hundred Fifteen (115) Single-family Building Lots and Twenty-Six (26) Other/Common Lots on 44.39 Acres in a Proposed R-4 Zone by SCS Investments, LLC. (File No. PP-05-003) . Vacation of E. Manderly Lane & 30 foot wide agricultural easement, both being one and the same, as shown on the plat of Larkwood Subdivision at north boundary line of Lot 13, Block 2 for Tustin Subdivision (File No. VAC- 05-00l) We have reviewed the above referenced submittals and offer the following comments: APPLICATIONS SUMMARY The applicant, SCS Investments, LLC, has applied for Annexation and Zoning (AZ) and Preliminary Plat (PP) approval of one-hundred fifteen (115) single-family residential building lots and twenty-six (26) other/common lots on 45.88 acres (exclusive of right-of-way to be dedicated) in a proposed R-4 zone. The site is located on the north side of McMillan Road and on the west side of Locust Grove Road. The subject property is within the Urban Service Planning Area and the current Area of City Impact. The applicant is proposing to construct the development in three phases. The first phase includes 46 buildable lots north of the North Slough and adjacent to Locust Grove Road. The gross density of the proposed development is 2.60 dwelling units per acre, and is in accord AZ-{)S-OO2. PP-OS-OOJ. V AC-O5-001 rustin.AZ.PP. v ACdoc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: March 3, 2005 Page 2 with the proposed R-4 zoning district and the Future Land Use Map of the Comprehensive Plan (see Annexation & Zoning Analysis "A" below). The proposed minimum lot size, frontage and building setbacks are per the R-4 zone and are detailed below: R-4 Zone: Lot Size" City Minimum Requirement 8,000 sq. ft. Shown on Preliminarv Plat 8,000 sq. ft. (minimum) Lot Frontage - City Minimum Requirement 80-feet (non cul-de-sac) Shown on Preliminary Plat 80-feet (minimum, non cul-de-sac) Residential Buildine: Setbacks - Front (Living Space) IS-feet Front (Face of Garage) 20-feet Rear IS-feet Rear, side entry garage 5-feet Interior Side* 5-feet Street Side 15-feet * No additional setback per story Staff recommends approval of the subject annexation/zoning (AZ-O5-002), preliminary plat (pP"O5-003), and vacation (V AC-O5-001) with the conditions listed herein. LOCATION The subject site is located on the north side of McMillan Road and on the west side of Locust Grove Road, east of Larkwood Subdivision, in Section 30, Township 4 North, Range I East. SURROUNDING PROPERTIES North: Agricultural, zoned RUT (Ada County). South: Agricultural, zoned RUT (Ada County). East: Vienna Woods Subdivision, zoned R-4; Agricultural, zoned RUT (Ada County); Existing residence, zoned Rl (Ada County). West: Larkwood Subdivision, zoned RUT (Ada County); Saguaro Canyon Subdivision, zoned R-8. OWNER OF RECORD The property owners of record are Stephen and Rebecca Smith (SCS Investments) and they have provided notarized consent for Engineering Northwest, 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. AZ-OS-OO2, PP-OS-OO3, VAC-OS-OOI Tustin.AZ.PPV AC.doc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: March 3, 2005 Page 3 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." 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 currently designated 'Low Density Residential' on the 2002 Comprehensive Plan Future Land Use Map. In Chapter VII of the Comprehensive Plan, low density is defined as areas including single-family homes at densities of three dwelling units or less per acre. The gross density of the zoning request is 2.60 dwelling units per acre. Staff finds the following text policies from the Comprehensive Plan to be applicable to the proposed zoning amendment (staffs analysis shown in italics below each policy): . Require that development projects have planned for the provision of all public services (Chapter VII, Goal III, Objective A, Action I) When the City established its Area of City Impact, it planned to provide City services to the subject properties. The City of Meridian plans to provide municipal services to the lands proposed to be annexed in the following manner: . Sanitary sewer and water service will be extended to the project at the developer's expense. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. Fire and Emergency Medical Services will be provided by Meridian City Fire Station #3. The subject lands lie within 1.5 miles of the recently opened Meridian City Fire Station #3 and lie within the Meridian Fire Department'sfive-minute response zone. The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. The subject lands are currently serviced by the Meridian School District #2. This service will not change. . . . . AZ-OS-O02, PP-OS-OOJ, V AC-OS-OOI Tu,tin.AZ.PP.V ACdoc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: March 3, 2005 Page 4 . The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. Municipal, fee-supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning and Zoning Department, Meridian Utility Billing Services, and Sanitary Services Company. . Protect existing residential properties ITom incompatible land use development on adjacent parcels (Chapter VII, Goal IV, Objective C, Action I) All of the properties acijacent to the subject site are either designated for residential or public/quasi public uses on the Comprehensive Plan Future Land Use Map. . Support a variety of residential categories (low-, medium-, and high-density single family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities (Chapter VII, Goal IV, Objective C, Action 10) The subject property is designated Low-Density Residential on the Future Land Use Map which identifies this area as an appropriate area for low-density residential development. This proposal meets the Comprehensive Plan definition of low-density, with a gross density of2.60 dwelling units per acre. . Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow (Chapter VI, Goal II, Objective A, Action 6) One stub street has been provided to large, undeveloped parcel to the north and one stub street has been provided to the east to the adjacent parcel at the northwest corner of Locust Grove Road and McMillan Road (see ACHD report for details). Staff finds that the proposed R-4 zoning designation is 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 does not anticipate that the applicant plans to rezone the subject property in the future if the accompanying PP application is approved. 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; AZ-05-002. PP-05-003, V AC-O5-001 TŒ,in.AZ.PP. V AC.doc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: March 3, 2005 Page 5 Staff finds that the proposed single-family development is allowed within the requested R-4 zone. 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 in the area has been developed (or approved for development) in a manner similar to the proposed subdivision, with single- family dwelling units. Saguaro Canyon Subdivision to the west was approved with a gross density of 3.09 dwelling units per acre. Havasu Creek Subdivision, to the south, has a gross density of3.05 dwelling units per acre (minus the future school site). There have been no recent street improvements in the area. Locust Grove Road is not currently scheduled within ACHD's Five Year Work Program or Capital Improvements Plan (CIP) for roadway widening. McMillan Road is not scheduled within ACHD's Five Year Work Program, but is included in the current Capital Improvements Plan. According to the current CIP, McMillan Road is anticipated to be reconstructed in 2015 to include 3 travel lanes with a 70-foot right-of-way. Other urban services, such as water, are near to this site and the applicant should be able to extend such services to the site. Sanitary sewer service for this development will be /Tom the future North Slough Trunk - Phase II extension that is currently scheduled to commence construction in the fall of 2005. 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 wiD not change the essential character of the same area; The existing character of the area will, and is, currently changing. Staff finds that the proposed R-4 zoning and subsequent residential use proposed with the concurrent preliminary plat is harmonious and appropriate to the intended character of the vicinity. If this development is approved as proposed, staff finds that it will not significantly change existing character of the area 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 AZ-O5-002, PP-O5-00J, VAC-O5-001 Tustin.AZ.PP.V ACdoc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: March 3, 2005 Page 6 in the area. Staff recommends that the Commission and Council rely on staff analysis, comments ftom other agencies, and public testimony to detennine whether the proposed use will be disturbing or hazardous to the existing neighboring uses and future planned 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; Other urban services, such as water, are near this site and the applicant should be able to extend such services to the site. Sanitary sewer service for this development will be from the future North Slough Trunk - Phase II extension that is currently scheduled to commence construction in the fall of 2005. 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 February II, 2005, a joint agency/department comments meeting was held with representatives of key service providers to this property. The detailed comments and conditions ftom the Fire Department, Police Department, and other agencies/departments are at the end of this report. This project will be heard by the ACHD Commission on March 2, 2005. Staff has reviewed a draft of the report prepared by ACHD and agrees with the recommendations it contains. A traffic study was required with this application and it is anticipated that this development will produce a total of 985 vehicle trips per day. Please review any comments that may be sent from ACHD between the print deadline and the hearing. Based on the comments received ftom 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. Further, the Commission and Council should detennine if the above finding can be made without ACHD's analysis of this development on the roadway system. 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 inftastructure, 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 finds there will not be excessive additional requirements at public cost. Staff does not anticipate that the annexation and zoning will be detrimental to the community's economic welfare. AZ-O5-002, PP-O5-003, VAC-O5-O01 Tustin.AZ.PP.VACdoc Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: March 3, 2005 Page 7 I. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff 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. Traffic congestion is an ongoing issue for north Meridian, the resolution of which is beyond the scope of this project. ACHD staff finds that the additional traffic created by a revised building should not be excessive. 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. 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 McMillan Road and one public street entrance into the site ITom Locust Grove Road. The proposed public street entrance to Locust Grove Road (East Cedar Hills St.) offsets a previously approved public street entrance into Vienna Woods by approximately 470 feet (measured centerline to centerline), If vehicular approaches (streets) are approved and constructed in accordance with ACHD policy, staff does not believe that the subdivision will create interference with traffic on the surrounding public streets. Please review the ACHD report for this project for additional information regarding this finding. K. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and Staff is not aware of any natural or scenic features that may be lost, damaged or destroyed with the approval of the subject applications. The North Slough does bisect the property and is proposed to be piped underground. However, this facility is not considered to be a feature of "major importance" for the community. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine 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)1 In accordance with the findings listed above, staff finds that the annexation/zoning of this property, as proposed by the applicant, is in the best interest of the City. AZ-O5-002. PP-O5-0OJ, V AC-O5-O01 Tustin.AZ.PP. V Ac.doc Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: March 3, 2005 Page 8 ANEXATION & ZONING COMMENTS 1. The annexation legal description submitted with the application (dated 12-1-04, stamped by James R. Washburn, PLS) shows the property as contiguous to the existing corporate boundary ofthe 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. VACATION ANALYSIS The applicant is requesting vacation of E. Manderly Lane (a private road) and a 30 foot agricultural easement, being one and the same, so that owners in the proposed subdivision may not be encumbered by non-utilized platted easements. The easement lies on the north boundary line of Lot 13, Block 2, Larkwood Subdivision as shown on Record of Survey No. 5410, Records of Ada County, Idaho. Idaho Code 50-1325 requires that all easements created on subdivision plats "shall be vacated in the same manner as streets" and must be approved by the local jurisdiction. PROCESS The Subdivision and Development Ordinance (Title 12), Chapter 10, requires the Planning & Zoning Commission to review and make a recommendation on Vacation applications. A public hearing is then required before the City Council. 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. The conformance of the subdivision with the Comprehensive Development Plan; See Annexation and Zoning Analysis "A" above, B. The availability of public services to accommodate the proposed development; Staff finds that public services are or will be available to accommodate the proposed development. See Annexation and Zoning Analysis "G" above. C. The continuity of the proposed development with the capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their cost, staff finds that a development on this property will not require the expenditure of capital improvement funds. D. The public [mancial capability of supporting services for the proposed development; AZ-O5-002, PP-O5-003, VAC-O5-O01 Tustin.AZ.PP.VAc.doc 2. Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: March 3,2005 Page 9 The development will not require major expenditures for providing supporting services. Staff recommends the Commission and Council rely upon comments submitted nom 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. SPECIAL CONSIDERATIONS-PRELIMINARY PLAT 1. Locust Grove Road Right-of-wav: Per the draft ACHD report reviewed by Staff, the applicant is required to do one of the following: a. Dedicate by donation an additional 10 feet of right-of-way along Locust Grove Road, and construct a minimum 5 foot wide concrete sidewalk along Locust Grove Road, located a minimum of 28 feet nom the centerline of the right-of- way. b. Do not dedicate additional right-of-way, but construct a minimum 5 foot wide concrete sidewalk along Locust Grove Road, located a minimum of 28 feet nom the centerline of the right-of-way, in an easement provided to the District. c. Do not dedicate additional right-of-way, but construct a minimum 5 foot wide concrete sidewalk along Locust Grove Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. Staff recommends that the applicant should be required to place the additional 10 feet of right-of-way requested by ACHD in a separate common lot which would be in addition to the common lot for the required 25 foot street buffer. The City of Meridian is obligated to ensure that once future right-of-way expansion takes place, a street buffer which meets the requirements of Meridian City Code remains. The sidewalk shall be constructed within the landscape buffer common lot and the width of the sidewalk shall be excluded nom the width of the buffer. See discussion below under "Street Buffers". See Site Specific condition #16. Street Buffers: Locust Grove Road and McMillan Road abutting this site are designated as arterial streets. Meridian City Code (MCC) 12-13-10-4 requires a 25-foot wide buffer along arterials. MCC 12-13-10-2 states that all required street buffers shall be located beyond any street right-of-way and shall be maintained by the property owner upon AZ-O5-002. PP-O5-003, V AC-O5-001 Tustin.AZ.PP.V ACdoc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: March 3, 2005 Page 10 which the buffer lies. Meridian City Code 12-13-10-8 requires detached sidewalks along all arterial streets in new developments. The minimum width of the parkway area between the curb and the sidewalk is five feet. If detached sidewalks are provided as per MCC 12-13-10-8, the buffer may be measured from the back of curb when it can be demonstrated that there is no opportunity for expansion of the street section within the right of way; the buffer width must exclude the width of the. sidewalk. No fences are permitted within required street buffers. Further, MCC 12-13-10-6 requires street buffers to be planted with trees and shrubs, lawn, or other vegetative groundcover, with a minimum density of one tree per 35 linear feet. The submitted preliminary plat shows a 37-foot wide common lot/buffer along McMillan Road and a 25-foot wide common lot/buffer along Locust Grove Road. Staff is supportive of the width, design and location of the proposed buffer and sidewalk along McMillan Road. The landscape buffer along Locust Grove Road shall be expanded to 30 feet to allow for the construction of a 5-foot wide concrete sidewalk, and shifted 10 feet to the west to allow for the 10-foot common lot required for future ACHD right-of-way. 3. Micropaths: The applicant has proposed two (2) common lots which connect from neighborhood streets to the proposed multi-use pathway along the North Slough. The submitted plans do not depict pathways within these common lots. The applicant shall be required to construct micropaths through these lots for pedestrian connection to the multi- use pathway. 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. See Site Specific Condition #14. 4. Landscape Plan: The submitted 3-page landscape plan prepared by The Land Group, Inc., dated 7-14-04 is approved as submitted, with the following modifications: a. Modify the landscape plans to reflect the revised preliminary plat dated February 2005. b. Add micropaths to Lot 13, Block 9 and Lot 24, Block 1. 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. Submit 10 copies of a revised landscape plan. depicting the above-mentioned changes. to the Citv Clerk at least 10 days prior to the next public hearing. See Site Specific Condition #5 below. 5. Piping of Ditches: The applicant has submitted plans which propose to tile the North Slough and the user ditch on the eastern edge of the property. 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 AZ-O5-002, PP-O5-00J, V AC-O5-001 Tustin.AZ.PP.V ACdoc Planning & Zoning CommissionJMayor & City Council P&Z Hearing Date: March 3, 2005 Page II Works Department. Iflateral 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 #6 below. 6. Perimeter Fencing: The applicant has not proposed to construct a solid fence around the perimeter of the site, 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. See Site Specific Condition #8 below. 7. 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 responsible for the payment of assessments for the common areas prior to signature on the fmal 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 #7 below. 8. Block Length Variance: The proposed preliminary plat has three (3) blocks which exceed the allowable block length of 1,000 feet per MCC 12-4-5. Blocks I, 8, and 9 (formerly Block 2) all exceed the maximum length allowed. The applicant has submitted a variance application (VAR-O5-002) which will be heard concurrent to this application at the City Council public hearing. 9. Existing Shop/Building: The applicant has requested that the existing shoplbuilding located on Lot 12, Block 9 be allowed to remain and a residence be constructed to the north on the same lot. The applicant shall be responsible for verifying that the existing structure meets the accessory building requirements in MCC 11-9-4(B)(1). The structure shall be considered grandfathered as an accessory building pursuant to the requirement of MCC 11-9-4(B)(1)(b) which states that "no accessory building or structure shall be constructed on any lot prior to the start of construction of the principal building to which it is accessory." 10. Sanitarv Sewer: Sanitary sewer service for this development will be from the future North Slough Trunk - Phase II extension that is currently scheduled to commence construction in the fall of 2005, SITE SPECIFIC CONDITIONS-PRELIMINARY PLAT I. All conditions of the accompanying Annexation/Zoning (AZ-05-002) application shall also be considered conditions of the Preliminary Plat (PP-05-003). 2. A minimum of two points of access will be required for any portion of the project, which serves more than 50 homes. The two entrances shall be separated by no less than Yz the diagonal measurement of the project. Prior to issuance of the 5151 building pennit on the AZ-O5-002, PP-()5-003, V AC-O5-O0 I Tustin.AZ.PP. V Ac.doc Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: March 3, 2005 Page 12 northem section of the development, a secondary emergency access approved by the Meridian Fire Department shall be provided. 3. Provide public stub streets to the north (N. Snow Basin Ave), and east (E. Deer Valley Street) as proposed. 4. With the submittal of the final plat application, the applicant shall submit a copy of the Ada County Street Name Committee's final approval letter for the street names, subdivision name, and lot and block numbering. Make any other corrections necessary to conform. 5. The submitted 3-page landscape plan prepared by The Land Group, Inc., dated 7-14-04 is approved as submitted, with the following modifications: . ModifY the landscape plans to reflect the revised preliminary plat dated February 2005 and the modifications required by this report. . Add micropaths to Lot 13, Block 9 and Lot 24, Block 1. 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. . No large trees will be allowed within the 20-foot sanitary sewer easement area across Lot 24, Block I, and Lot I, Block 6. An access road/pathway will be required over the sewer in Lot 24, Block 1. 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. 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. 7. Underground year-round pressurized irrigation must be provided to all lots within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. 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 AZ-O5-O02, PP-O5-O03, VAC-O5-O01 Tusti".AZ.PP.VAC.doc 12. 13. 14. Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: March 3, 2005 Page 13 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. 8. 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. 9. Maintenance of all common areas shaH be the responsibility of the Tustin Homeowners' Association. 10. Permanent sanitary sewer service to this development is to be provided from the future North Slough Trunk - Phase II extension that is currently scheduled to commence construction in the fall of 2005. Applicant will be responsible to construct the 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. 11. Municipal water to this site shall be via ext extensions from existing mains in N. Locust Grove and E. McMillan Roads. Applicant will be responsible to construct the 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. Direct lot access to Locust Grove Road and McMillan Road is prohibited. The existing access to Locust Grove Road from Lot 12, Block 9 shall be eliminated and a note shall be placed on the final plat restricting access to Locust Grove Road and McMillan Road. A permanent pedestrian easement, in favor of the City of Meridian, shall be recorded for the regional pathway in each phase of the subdivision. The public easement shall be recorded for the pathway prior to occupancy of any structures in that particular phase of the subdivision. Submit a copy of the recorded easement to the Planning and Zoning and Parks Departments. The easement shall be sufficient width to cover the IO-wide pathway. Buildings are precluded from constructing within this easement. The 10-foot wide hard surfaced pathway shall be constructed and fully improved prior to the issuance of the first Certificate of Occupancy for any building within the phase. Additionally, a note shall be added to the face of each final plat indicating the City of Meridian is responsible for the maintenance of the pathway surface located within the easement. Applicant shall conform to the Park's Department standards for construction of the regional pathway. The Homeowner's Association is responsible for maintenance of all landscaping adjacent to the pathway. The applicant shall be required to construct micropaths through Lot 13, Block 9 and Lot AZ-OS-O02. PP-OS'()O3, VAC.()S.()OI Tu,tin.AZ.PP.V ACdoc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: March 3, 2005 Page 14 24, Block I for pedestrian connection to the multi-use pathway. 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. 15. A six-foot "open vision" or four-foot solid fencing is required adjacent to the North Slough pathway on Lots 12, 13, 14, 15, 19,20,21,22, and 23, Block I; and on Lots 12, 14,15,16,17,18,19,23,24,25, and 26, Block 9; and adjacentto the common area/open space lot in Block 6. Submit a detailed fencing plan with the final plat. 16. The applicant shall be required to place the additional 10 feet of right-of-way requested by ACHD for Locust Grove Road in a separate common lot which would be in addition to the common lot for the required 25 foot street buffer. 17. The landscape buffer along Locust Grove Road shall be expanded to 30 feet to allow for the construction of a 5 foot wide concrete sidewalk, and shifted 10 feet to the west to allow for the 10 foot common lot required for future ACHD right-of-way. 18. The existing structure on Lot 12, Block 9 shall be considered grandfathered as an accessory building pursuant to the requirement of MCC 11-9-4(B)(1 )(b) which states that "no accessory building or structure shall be constructed on any lot prior to the start of construction of the principal building to which it is accessory." GENERAL REQUIREMENTS-PRELIMINARY PLAT 1. All grading of the site shall be perfonned in confonnance with MCC 11-12-3H. 2. 3. 4. 5. 6. Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to MCC 12-13-10-8. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 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. Coordinate fire hydrant placement with the City of Meridian Public Works Department. Two-hundred-fifty and 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 and/or fire hydrants. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and pennit fÌ'om the Public Works Department prior commencing installations. AZ-O5-002,PP-O5-DO3, VAC-D5-DOI Tustin.AZ.PP.V ACdoc Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: March 3, 2005 Page 15 7. 9. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that 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 stonns up to and including a 100-year stonn 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 detennining 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 nonnal 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. 10. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 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 nonnal groundwater elevation. 13. The applicant shall be required to pay Public Works development plan review, and construction inspection fees, as detennined during the plan review process,prior to signature on the final plat per Resolution 02-374. 14. Staffs failure to cite specific ordinance provisions or tenns of the approved annexation/conditional use does not relieve the applicant of responsibility for compliance. 15. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4. Other Agency/Department Comments & Conditions SANITARY SERVICES COMPANY (SSe) 1. SSC has no comments related to this application. AZ.{)S.{)O2. PP-oS'{)OJ, V AC-OS-OOI Tust;n.AZ.PP.V ACdoc Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: March 3, 2005 Page 16 MERIDIAN FIRE DEPARTMENT I. 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 ofthe fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works spec. d. Locations with fire hydrants shall have the curb painted red 10' to each side of the hydrant location. e. Fire Hydrants shall be placed on comers when spacing permits. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. g. Fire hydrants shall be place 18" above finish grade. h. Fire hydrants shall be provided to meet the requirements ofthe 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. All Common driveways shall be straight or have a turning radius of 28' inside and 48' outside and shall have a clear driving surface which is 20' wide. 7, Provide a 20' wide Fire Lane for all internal roadways all roadways shall be marked in accordance with Appendix D Section D1O3.6 Signs. 8. 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. 9. To increase emergency access to the site a minimum of two points of access will be required for any portion of the project, which serves more than 50 homes. The applicant shall provide a stub street to the property to the (west/east/north/south). The two entrances should be separated by no less than Y, the diagonal measurement of the project. 10. Building setbacks shall be per the International Building Code for one and two story construction. II. The proposed liS-lot subdivision with an estimated 2.9 residents per household would have a total estimated population of334 residents at build out. 12, 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 AZ-O5-002, PP-O5-00J, VAC-O5-O01 Tustin.AZ.PP.V Ac.doc Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: March 3, 2005 Page 17 efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer 13. 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. 14. Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) fÌom a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903,3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). MERIDIAN PARKS DEPARTMENT 1. Pathway and Trail standards: The proposed pathway and/or trail shall meet the standards as set forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3- 2 and 3-3, sections B & C. 2, Standard for City to assume Maintenance of a section of Pathway: The pathway must connect fÌom one major arterial to another, and either an easement or ownership deed must be granted before the city will assume the maintenance of any section of pathway. MERIDIAN POLICE DEPARTMENT 1. No comments received. RECOMMENDA nON Staff recommends approval of the submitted annexation/zoning (AZ-O5-002), preliminary plat (PP-O-OOO3), and vacation (V AC-O5-001) applications, with the conditions listed herein. AZ-OS-O02. PP-OS-OOJ, V AC-O5-001 Tustin.AZ.PP.v ACdoc .., RECEIVED FEe 2 2 2005 ~ & ~ '7~~~;¡;~ 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651.4395 FAX # 208-463-0092 15 February, 2005 Phones: Area Code 208 OFFICE: Nompa 466-7861 SHOP: Nompo 466-0663 William G. Berg Jr., City Clerk City of Meridian 33 East Idaho Ave. _JyIeriqi!!11 IP ---.836<1.2 n RE: AZ 05-002/Tustin Subdivision Dear Will: Nampa & Meridian Irrigation District has no comment on the above referenced application for Annexation and Zoning of 45.88 acres from RUT to R-4 zones for proposed Tustin Subdivision. Sincerely, 8$~ Bill Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BH/dbg c: File-Office/Shop APPROXIMATE IRRIGABlf ACRES RIVER FLOW RIGHTS. 23,000 BOISE PROJECT RIGHTS. 40,000