HomeMy WebLinkAboutZebulon Heights CUP
CUP 05-006
MERIDIAN PLANNING 8. ZONING MEETING
March 17,2005
APPLICANT Traditions by Amyx II, LLP ITEM NO. 18
REQUEST CUP for a PD with reductions to lot frontage. inCleased block length & reduction in density to
less than 3 dwelling units per acre in a proposed R-4 zone for Zebulon Heights Subdivision No.2 -
south of Eost McMillan Road and east of North Locust Grove Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
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CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY SEWER DEPT:
CITY PARKS DEPT:
No comment
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
See attached comments
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See attached comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
No comment
IDAHO POWER:
INTERMOUNTAIN GAS:
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Emailed: '- ~ Staff Initials:
Mate~al. pre.ent.d at public me.nn". shall become property 01 the City 01 Meridian.
MAYOR
Tammy de Weercl
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CITY HALL
(208) 888.4433 - Fax 8874813
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M, Rountree
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PUBLIC WORKS
BUILDING DEPARTMENT
(208)887.221I-Fax898.9551
LEGAL DEPARTMENT
(208) 466.9272 - FAX 4664405
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STAFF REPORT:
P&Z Hearing Date: March, 17,2005
Transmittal Date: March 14, 2005
To:
Mayor, City Council and Planning & Zoning Commission
RE C E IV ED
MAR 1 4 2005
CITY OF MERIDIAN
CITY CLERK OFFICF
From:
Bruce Freckleton, Development Services Manager ~
Craig Hood, Associate City Planner (1#
Re:
Zebulon Heights Subdivision No.2
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Annexation and Zoning of 76.29 Acres from RUT (Ada County) to R-4 (Low
Density Residential), by Traditions by Amyx II, LLP. (File No, AZ-O5-006)
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Preliminary Plat Approval of One-Hundred-Seventy-Five (175) Single-Family
Building Lots and Twenty (20) Other/Common Lots on 72,85 Acres in a
Proposed R-4 Zone, by Traditions by Amyx, II, LLP, (File No. PP-O5-008)
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Conditional Use Permit Approval for a Planned Development Consisting of
Single-Family Homes on 72.85 Acres, with Reduced Lot Frontages and
Reduction in Density to Less Than Three (3) Dwelling Units Per Acre, by
Traditions by Amyx, II, LLP. (File No. CUP-O5-006)
We have reviewed the above referenced submittals and offer the followiug comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion ofthe Meridian City Council:
APPLICATIONS SUMMARY
The applicant, Traditions by Amyx II, LLP, has applied for Annexation and Zoning (AZ),
Preliminary Plat (PP) and Conditional Use Permit/Planned Development (CUP/PD) approval
of one-hundred-seventy-five (175) single-family residential building lots and twenty (20)
other/common lots on 76.29-acres. (Approximately 3.5 of the 76.29-acres requested for
annexation and zoning are currently being utilized for ACHD storm drain purposes. These
storm drain areas, on either side of the proposed entrance to the development from McMillan
Road, are being annexed and zoned, but are not part of the submitted preliminary plat.) The
site is located on the south side of McMillan Road, one-half mile east of Locust Grove Road.
The applicant is proposing to phase the development from north to south in five phases, with
Phase I fronting on McMillan Road.
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AZ.OS.DO6. PP-";-O08. CUP.D;.DO6
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17, 2005
Page 2
The gross density of the proposed development is 2.4 dwelling units per acre (excluding
ACHD storm drain areas). The proposed density is in accord with the proposed R-4 zoning
district but does not directly correspond to the Comprehensive Plan which designates this area
as "Medium Density Residential". The applicant is requesting a "step" down in density for this
development (from medium to low) as allowed by Note 2 on the Comprehensive Plan Future
Land Use Map. The applicant is also requesting reduced lot frontages as part of the Planned
Development. There are twenty-four (24) lots that are below the SO-foot frontage requirement
of the R-4 zone (this proposed modification is detailed below). The applicant is not requesting
any other modifications to the dimensional standards of the requested R-4 zone (i.e. - building
setbacks, lot size, etc.).
R-4 Zone:
Lot Frontage-Citv Minimum Requirement
SO-feet (non cul-de-sac)
Proposed*
5S-feet (minimum, non cul-de-sac)
*The applicant's submittal letter requests a minimum 5S-foot frontage requirement per lot.
However, the proposed preliminary plat depicts 3 lots (Lot 20, Block I, Lot 3, Block 2, and Lot
6, Block 7) that have between 41 and 50-feet of frontage. See CUPIPD Special Considerations
below for further analysis.
The proposed PD amenities include: playground equipment on Lot I, Block 6; a swimming
pool with restroom/locker/changing areas and playground equipment on Lot 5, Block S; and a
multi-use pathway throughout the development. The applicant is also proposing to reserve
approximately S percent of the site for open space (excluding the channel for the North
Slough). The amenities are depicted on the submitted landscape plan, and are described in the
applicant's letter accompanying the CUP/PD application. See CUP/PD Special Considerations
below for a detailed analysis of the proposed amenities and the design thereof.
The subject property is within the Urban Service Planning Area. The subject applications (AZ,
PP and CUPIPD) were submitted concurrently to the Planning & Zoning Department for review.
StafJrecommends approval of the subject annexation/zoning (AZ-05-006), preliminary plat (PP-
05-008), and conditional use permit (CUP-05-006) with the conditions outlined in this report.
LOCATION
The subject site is located on the south side of McMillan Road, one-half mile east of Locust
Grove Road, in Section 32, Township 4 North, Range I East. This site abuts the corporate limits
of Boise City/Meridian Area oflmpact to the east.
SURROUNDING PROPERTIES
North: ACHD storm drain ponds; Austin Creek Subdivision, zoned R-1B (Boise City).
South: Single-family homes on large parcels, zoned RUT (Ada County/Boise City AOI).
East: Ustick Baptist Church, zoned RUT (Ada County); Madison Park Subdivision No.2,
zoned R-lE (Boise City); Single-family home on large parcel, zoned RUT (Ada County);
Vacant, Zebulon Heights Subdivision No. I, zoned LO-D (Boise City).
AZ-OS-DOh, FP-OS-oos. CUP-OS-DO6
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Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: March 17,2005
Page 3
West: Settlement Bridge Subdivision, zoned R-S; Heritage Subdivision, Zoned Rl (Ada
County).
This site borders the eastern most Area of Impact boundary for the City of Meridian. There are
two Boise City approved developments abutting this site to the east. Madison Park Subdivision
was approved for residential uses and Zebulon Heights No. I was approved for office uses
fTonting on Eagle Road and Wainwright Drive. To the west of the site is the recently approved
Settlement Bridge Subdivision with R-S zoning. Heritage Subdivision, a residential development
with I-acre lots also abuts the western boundary of the site. Except for some 5-acre plus parcels
to the south, and one to the east, the properties surrounding this site have been approved for
urban-type development.
OWNER OF RECORD
The property owner of record is Traditions by Amyx II, LLP. Todd Amyx, a managing member,
has provided notarized consent for the subject applications.
ANNEXATION & ZONING ANALYSIS
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;
In Chapter VII of the Comprehensive Plan, 'medium density' is defined as areas
including single-family homes at densities of three to eight dwelling units per acre- The
applicant is requesting that all the subject site be zoned R-4 (Low Density Residential).
The R-4 district allows for a maximum of four (4) dwelling units per acre (MCCII-7-
2.C). Although the requested zoning designation, R-4, allows densities consistent with
the medium density Comprehensive Plan designation, the proposed residential density is
only 2.4 gross dwelling units per acre. The Comprehensive Plan does allow a one step
increase or decrease in residential areas without amending the Comprehensive Plan. Due
to the existing one-acre lots in Heritage Subdivision to the west, staff believes that a step
down in density is justified here. If the City approves an R-4 zone (and associated PP and
CUP applications), the proposed zoning/density will allow a smooth transition from the
estate lot sizes in Heritage Subdivision to the urban lots in Madison Park to the east.
Further, staff finds the following Goals, Objectives, and Action items contained in the
2002 Comprehensive Plan to be applicable to this application (staff analysis is in italics
below policy):
AZ-O5-O06, PP-O5-008. CUP-"-OO6
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
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"Develop and maintain greenbelts along waterways." (Chapter V, Goal I,
Objective A, Action item 4)
The applicant is proposing to leave the North Slough open abutting this site. In
accordance with the Comprehensive Plan. the applicant is proposing to construct
a Multi-Use Pathway along the slough and throughout the development, thereby
enhancing the natural features and the development. (See detailed analysis in
Special Consideration "I" below.)
.
"Require new residential development to meet development standards regarding
landscaping, signage, fences and walls, etc." (Chapter VII, Goal I, Objective C,
Action item 4)
If the applicant complies with the conditions in this report, the development will
meet the standards for landscaping. signage, fences and walls outlined in City
Code-
.
"Require useable open space to be incorporated into new residential subdivision
plats." (Chapter VII, Goal IV, Objective C, Action item 3)
The applicant is proposing to set aside approximately 8 percent of the site as
useable open space. (See Special Considerations in the cUP/PD section below
for detailed analysis of the proposed open space and amenities)
In addition, in the applicant's letter (from Shari Stiles) other Comprehensive Plan
policies are listed supporting the annexation and proposed residential use of the
property. Staff finds that if the Commission and Council f!rant the applicant the
requested modifications with the CUP/PD. and the applicant complies with the
conditions included in this report. the overall desif!n of the subdivision would be
in f!eneral conformance with the Citv of Meridian Comprehensive Plan.
B.
Is the area included in the zoning amendment intended to be rezoned in the future;
Concurrent with the annexation and zoning application, the applicant has submitted a
preliminary plat proposing single-family lots on the subject site (Zebulon Heights No.2
Subdivision, PP-05-00S). Staff does not anticipate that the applicant plans to n:zone the
subject property in the future if the accompanying CUP and PP applications are
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-OS-OO6. PP-<'-OOB. CUp.{}'-OO6
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17, 2005
Page 5
Staff finds that the proposed single-family development could be allowed within the
requested R-4 zone, if the accompanying Conditional Use Pennit for a Planned
Development is also approved.
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 other properties in the area have been developed in a manner similar to
the proposed subdivision, with single-family dwelling units. Austin Creek Subdivision to
the north and Madison Park Subdivision to the east have gross densities of approximately
4 dwelling units per acre. Heritage Subdivision to the south has a residential density of
approximately I dwelling unit per acre while Settlement Bridge Subdivision has a density
00.7 dwelling units per acre.
There have been no recent street improvements in the area. This section of McMillan
Road abutting the site is in ACHD's Capital Improvements Plan (CIP) for road widening
in 2015. Locust Grove Road in this area is not currently scheduled within ACHD's Five
Year Work Program or Capital hnprovements Plan (CIP) for roadway widening. Other
urban services, such as sewer and 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;
Staff finds that the requested zoning and proposed density is within the anticipated range
for a lower density urban project. Further, based on the Comprehensive Plan, staff
believes that some of the existing large county parcels in the area (south and east) will
redevelop with similar densities in the near future. Staff also finds that the proposed
zoning/uses can be designed and constructed in a manner that will be harmonious with,
and appropriate in appearance with, the existing and intended character of the
surrounding area. The existing character of the area will, andis, currently changing,
especially upon build-out of the proposed project and other similar subdivisions in the
general vicinity. However, staff does not find that the proposed zoning/uses will not
adversely change the essential character of area. Staff recommends that the Commission
and Council rely on staff's analysis, public testimony received and any comments
submitted from any other agencies or departments regarding whether this property should
be annexed.
F.
Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17, 2005
Page 6
The applicant has submitted seventeen (17) front elevations for the proposed dwelling
units. Staff believes that the design of the dwelling units will be compatible with the
adjoining uses, if the buildings are constructed as shown on the submitted elevations.
Staff does not anticipate that the proposed residential uses will be disturbing or hazardous
to existing or future uses as long as the conditions outlined in this report are complied
with and house construction is conducted in a manner consistent with City Code. Staff
recommends that the Commission and Council rely on public testimony to detennine
whether the proposed use will be disturbing or hazardous to the neighboring uses.
G.
Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fIre protection, drainage structures, refuse disposal,
water, sewer or that the person responsible for the establishment of proposed zoning
amendment shall be able to provide adequately any of such services;
Pennanent sanitary sewer service to this development is to be provided by the
undeveloped North Slough Trunk. Temporarily sewer service will be provided by the
Lift Station serving Vienna Woods Subdivision- At this time sewer does not exist at the
location the applicant has shown on the preliminary plat. The applicant will be
responsible for the extension of utilities to and through this proposed development.
Sizing and routing shall be coordinated with the Public Works Department. If this
application is approved, it shall be subject to availability of the sanitary sewer. The
applicant shall also be responsible for any upgrades to the lift station that may be
necessary to increase the capacity to handle this development.
Water service shall be from extensions of the existing main in E. McMillan Road, and the
future phase of Settlement Bridge.
The applicant and/or future property owners will be required to pay park and highway
impact fees.
On March 9, 2005, ACHD approved this development with site-specific and standard
conditions. The applicant should comply with all requirements of the ACHD. Please
review the ACHD report for additional infonnation regarding this finding.
On February 25, 2005, a joint agency/department comments meeting was held with
representatives of key service providers to this property. Based on the joint
agency/department meeting and other comments received from agencies/departments,
staff finds that the public services listed above can be made available to accommodate the
proposed development. The Commission and Council should reference any written
and/or verbal testimony submitted by any public service provider, regarding their ability
to adequately service this project.
H.
Will not create excessive additional requirements at public cost for public facilities
and services and will not be detrimental to the economic welfare of the community;
AZ-"-OOO. PP-1);-O08. CUP-"-DO.
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17, 2005
Page 7
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, 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 and that the
proposed annexation and zoning will not be detrimental to the community's economic
welfare.
I.
Will the proposed uses not involve uses, activities, processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
According to the Traffic Impact Study (TIS) prepared by Washington Group
International the proposed project is anticipated to generate 2,368 (including the office
portion approved in Boise City). Staff recognizes that traffic and noise will increase with
the approval of this subdivision; however, staff does not believe that the amount
generated will be detrimental to the general welfare of the public. Staff does not
anticipate the proposed annexation and subsequent uses will create excessive noise,
smoke, fumes, glare, or odors. Staff finds that the proposed residential zoning/uses will
not be detrimental to people, property or the general welfare of the area.
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 from
McMillan Road and extend two other stubs streets from the east. The extension of
Rochester Drive from Madison Park Subdivision and Wainwright Drive from Zebulon
Heights Subdivision No. I will cause traffic volumes on the existing portions of the
streets to increase. However, the increase in volume is within ACHD acceptable range for
local/commercial/collector streets. Please review the ACHD report for this project for
additional information regarding this finding. If the proposed vehicular approaches
(streets) are approved and accepted by ACHD, staff does not believe that the subdivision
will create interference with traffic on the surrounding public streets.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
Staff finds that there are some existing trees and other mature landscaping on this site.
Any existing trees larger than 4" caliper that are removed shall be mitigated for, per the
Landscape Ordinance (MCC 12-13-13). The applicant should work with the City
Arborist, Elroy Huff, on designing and implementing a protection plan. If any trees are
deemed to be a hazard, diseased or dying by the City Arborist, prior to removal,
mitigation will not be required for those trees.
AZ.Oj.006. PP-Oj.oog.CUP.Oj.O06
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P&Z Hearing Date: March 17, 2005
Page 8
The applicant is proposing to leave the North Slough open abutting the site. Staff believes
that the North Slough is a scenic feature that should be protected. See Special
Considerations in the Preliminary Plat section of this report for further analysis.
Staff finds that the proposed annexation and zoning should not result in the loss or
damage of any natural or scenic features, as long as the existing trees are
protected/mitigated and the North Slough is relocated and protected in manner that does
not negatively impact its beauty. Staff is not aware of any natural or scenic feature(s) that
would be lost, damaged or destroyed by allowing this site to be annexed, zoned and
developed with residential uses. Staff recommends that the Commission and Council
reference any public testimony that may be presented to determine whether or not the
proposed development may destroy or damage a natural or scenic feature(s) of major
importance of which staff is unaware.
L.
Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592, 11-17-1992)?
The legal description submitted with the application, prepared by Idaho Survey Group,
Inc., shows that the property is contiguous to the existing corporate boundary of the
City of Meridian. The land directly west of the subject property was previously annexed
into the City and this is a logical expansion of the City boundary. Staff finds that all
essential services are available or will be provided by the developer to the subject
property and will not require unreasonable expenditure of public funds. The applicant is
proposing to develop the land in substantial compliance with the City's Comprehensive
Plan. In accordance with the findings listed above, staff finds that the
annexation/zoning of this propertv would be in the best interest of the Citv.
SPECIAL CONSIDERA nONS (ANNEXA nON)
I. ACHD Storm Drain Areas: As mentioned in the summary, the applicant is proposing to
annex the ACHD storm drain ponds along McMillan Road. In order to construct a public
street access into this development ftom McMillan Road the applicant will have to
exchange property with ACHD to align the entrance with Camas Creek A venue in Austin
Creek Subdivision to the north. This exchange will require the applicant to reconstruct
portions of the existing ponds and improve the McMillan Road frontage (see ACHD staff
report). This ACHD requirement will not affect the submitted preliminary plat, but will
require the applicant to complete "off-site" improvements.
In addition to exchanging property, ACHD staff, City staff and the applicant have
discussed improving the southwest comer of the storm drain areas with the multi-use
path. This improvement would make the pathway contiguous with the pathway being
constructed in Settlement Bridge to the west (there are approximately l50-feet of the
multi-use pathway to connect). Staff recommends that as part of the exchange process
with ACHD the applicant improve the multi-use pathway along the North Slough to tie in
with the pathway in Settlement Bridge. (NOTE: There is also a small disconnect of the
multi-use pathway on the Ustick Baptist Church site. The applicant has provided staff
AZ.05.0O6, PP-",.ODS. CUp.05.DO6
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P&Z Hearing Date: March 17, 2005
Page 9
with a legal description for tills pathway and has agreed (via phone) to construct this off-
site portion ofthe pathway too.)
ANEXATION & ZONING FACTS AND COMMENTS
1. The legal description submitted with the application (dated 12-9-04, amended 1-25-05,
stamped by D. Terry Peugh) shows the property as contiguous to the existing corporate
boundary of the City of Meridian and is approved.
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 Narv. at 888-4433 to initiate
this process. The DA shall incorporate the following:
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That the applicant agrees to construct a continuous multi-use pathway from the west
property line throughout the site to the south property line. Further, the applicant agrees
to provide the City with all easements and legal descriptions for the portions of the multi-
use pathway that are currently off-site (under ACHD ownership and church ownership),
prior to final plat signature.
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 ftom their domestic service, per City Ordinance Section 5-7-517,
when services are available from 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.
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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 item "A".
The availability of public services to accommodate the proposed development;
A'.05.0D6.PP-",5.0OS,ClJP.05.006
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
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Staff finds that public services can be made available to accommodate the proposed
development. See Annexation and Zoning Analysis item "0" and "H" for more details.
C.
The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
D.
The public fmancial capability of supporting services for the proposed development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (e.g. - police, fire, ACHD, etc.) to determine this finding. See
Annexation and Zoning Analysis item "H" and the Agency Comments and Conditions at
the end of this report for more detail.
E.
The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
SPECIAL CONSIDERATIONS (PRELIMINARY PLAT)
1. Stub Streets: There are four County-zoned parcels to the south of the site that have not
been approved recently for development. Two of the parcels (5.0-acres and 8.2-acres)
were platted with Jasmine Acres Subdivision in 1992. The other two parcels (5.0-acres
and 5.2-acres) have not been platted. The applicant is proposing to construct one stub
street (Camas Creek Way) to one of the four parcels (the 8.2-acre Ketlinski parcel, Parcel
No. R4582530400). When the Ketlinsi parcel develops in the future Camas Creek Way
will be extended to tie in with the stub street provided in Champion Park Subdivision to
the south. Staff is supportive of the proposed Camas Creek Way stub street.
To provide interconnectivity amongst the remaining 5-acre plus parcels and the subject
site when they develop, staff believes that the applicant should provide an additional stub
street to the south to the 5-acre Wagnild parcel (Parcel No. S0532427810). MCC 12-4-5
requires blocks to be no more than 1,000-feet in length. As shown, Block 10 is over
1,350-feet long. The requirement for a stub street to the Wagnild parcel will alleviate the
proposed non-conforming block length and provide interconnectivity to this otherwise
landlocked parcel. See Site Specific Condition #2 below. Staff is supportive of the other
proposed stub streets and stub street extensions to the east and west.
2. Landscaoilll!::
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Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: March 17, 2005
Page II
Street Buffers: The Comprehensive Plan designates McMillan Road abutting this site as
an entryway corridor. Meridian City Code (MCC) 12-13-10-4 requires a 35-foot wide
landscape buffer along all entryway corridors. 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 which the buffer lies. Meridian City CodeI2-13-10-S 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. No fences are permitted
within required street buffers.
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.
Because ACHD currently owns the property adjacent to McMillan Road, staff
recommends a modification be granted to the standard 35-foot wide street buffer
requirement. Rather than constructing a full 35-foot wide buffer, staffrecommends that
the applicant coordinate the sidewalk location/construction along McMillan Road with
ACHD and install one tree for every 35-feet of frontage on the back side of the McMillan
Road sidewalk (outside of the ultimate street section). This requirement will allow the
landscaping and sidewalk improvements to be continuous from the Settlement Bridge
development to and through this site. The applicant should obtain a license/maintenance
agreement from ACHD for said landscape improvements.
Unimoroved Ricl1t-of-Wav: Meridian City Code 12-13-10-9 requires a 10-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.
McMillan 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 10-
foot wide gravel shoulder on McMillan Road, with the remaining portion of the right-of-
way being landscaped with lawn or other vegetative groundcover (as approved by
ACHD).
Existill!! Trees: There' are several mature trees on the subject site. Any existing trees
larger than 4" caliper that are removed shall be mitigated for, per the Landscape
Ordinance (MCC 12-13-13). The applicant should work with the City Arborist, Elroy
Huff, on designing and implementing a protection plan. If any trees are deemed to be a
hazard, diseased or dying by the City Arborist, prior to removal, mitigation will not be
required for those trees.
Landscaoe Plan: The submitted 2-page landscape plan prepared by Harvest Design, Inc.,
dated 1-19-05 is approved as submitted, with the following modifications:
a. In accordance with MCC 12-13-10-6, install one tree for every 35-feet of
frontage on the McMillan Road right-of-way.
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b. In addition to sidewalk, construct a minimum lO-foot wide gravel shoulder
along McMillan Road and landscape the remaining portion ofthe right-of-way
with lawn or other ACHD approved groundcover.
c. The applicant shall work with the City Arborist, Elroy Huff, on designing,
adopting, and implementing a protection/mitigation plan for the existing trees
on site.
See Site Specific Condition #3 below.
3. Piping of Ditches: Meridian City Code l2-4-13.A.l requires all irrigation ditches, laterals
or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and
contiguous, or which canals, ditches or lateral touch either or both sides of the area being
subdivided, to be covered and enclosed with tiling or other covering equivalent in ability
to detour access to said ditch, lateral or canal. The applicant is proposing to relocate
portions of the North Slough, but it will remain open throughout the development as an
amenity (see CUP analysis below for further analysis of the proposed amenities.)
Meridian City Code l2-4-13.A.2 allows the City to waive the requirement for covering a
ditch, lateral or canal, if it finds that the public purpose requiring such will not be served
in the individual case. The North Slough to the east and west of the site is currently open.
With the approval of Settlement Bridge Subdivision to the west, the City waived the
requirement to tile the North Slough. Staff believes that if the North Slough were
tiled/covered a valuable feature would be lost. Further, if the applicant were to fence the
canal, the use of the waterway as a visual amenity would be significantly reduced.
Therefore, staffrecommends that the applicant not be required to cover/tile (or fence) the
North Slough. Tiling and fencing this section of the North Slough will not improve public
health, safety, or welfare; it will detract from it. In accordance with Meridian City Code,
the applicant should be required to tile or cover any other irrigation ditches, laterals or
canals that cross, intersect or lie adjacent to the subject site.' See Site Specific Condition
#4 below.
4. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 12-13-S.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 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 l2-13-S and MCC 9-1-2S. See Site Specific Condition #5 below.
5. Existing Structures: There are several buildings within the boundaries of the proposed
plat. Some of the buildings span across proposed lot lines and/or do not meet the setback
requirements of the requested zone. Further, most of the structures are accessory to the
existing house and cannot be located on their own lot without a primary residence. The
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applicant is proposing to remove all existing structures currently on this site. Prior to
signature of the final plat by the City Engineer, all buildings on this site should be
removed, as proposed. See Site Specific Condition #6 below.
6. Emergencv Access: The Meridian Fire Department has some concerns regarding the
serviceability of deep lots (see Lot 11, Block 7 and Lot 19, Block 7). All portions of
buildings located on all lots within the development should be within I 50-feet of a paved
surface (as measured around the perimeter of the building).
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 Y> the
diagonal measurement of the project. Prior to issuance of the 51st building pennit, a
secondary emergency access approved by the Meridian Fire Department shall be
provided. See Site Specific Condition #S below.
7. Fencing: The applicant is proposing to construct a 6-foot tall solid cedar fence around
the perimeter of the site, where fencing currently does not exist. The applicant has not
proposed to construct any fencing adjacent to the multiuse pathway sections. Fences
adjacent to pathways are recommended to be see-through. If solid fencing is used
adjacent to pathways it should not exceed four feet in height (MCCI2-13-15-9). A note
restricting fencing directly adjacent to the multi-use pathway should be placed on the
face of all final plats containing pathways. A detailed fencing plan should be submitted
upon application of the final plat (MCC l2-4-10.F.3). 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 #9 below.
SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT)
I. The preliminary plat prepared by Engineering Solutions, LLP, dated 11-23-04, is
approved, with the conditions listed herein. All conditions of the accompanying
Annexation/Zoning (AZ-05-006) and Conditional Use Pennit (CUP-05-006) application
shall also be considered conditions of the Preliminary Plat (PP-05-00S).
2.
In addition to the street system proposed, construct a public stub street to the 5-acre
Wagnild parcel (Parcel No. S0532427S10) to the south.
3.
The submitted 2-page landscape plan prepared by Harvest Design, Inc., dated 1-19-05 is
approved as submitted, with the following modifications:
. In accordance with MCC 12-13-10-6, install one tree for every 35-feet of frontage on the
McMillan Road right-of-way, Coordinate the license/maintenance agreement with ACHD
for any landscaping within the right-of-way.
. In addition to sidewalk, construct a minimum 10-foot wide gravel shoulder along
McMillan Road and landscape the remaining portion of the right-of-way with lawn or
other ACHD approved groundcover. Coordinate the license/maintenance agreement with
ACHD for any landscaping within the right-of-way.
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e
The applicant shall work with the City Arborist, Elroy Huff, on designing, adopting, and
implementing a protection/mitigation plan for the existing trees on site.
All areas being counted toward the open space requirement shall be free 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.
.
4.
Except for the North Slough (aka Settlers Canal), all irrigation ditches, laterals or canals,
exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to
the area being subdivided shall be tiled per City Ordinance 12-4-13. Plans will need to
be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works
Department. If lateral users association approval can't be obtained, plans will be
reviewed and approved by the Meridian City Engineer prior to final plat signature.
5.
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.
6.
Prior to signature of the final plat by the City Engineer, all structures on this site shall be
removed.
7.
Place a note on the face of the final plat stating that all future front garage setbacks shall
be 20-feet as measured from the property line or the back of sidewalk, whichever is more
restrictive.
8.
All portions of buildings located on all lots within the development should be within 150-
feet of a paved surface (as measured around the perimeter of the building). 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 Y2 the diagonal measurement
of the project. Prior to issuance of the 51 st building permit, a secondary emergency access
approved by the Meridian Fire Department shall be provided.
9.
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
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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. Fencing adjacent to any section of the multi-use
pathway shall be installed in accordance with MCC 12-13-15-9.
10.
Maintenance of all common areas shall be the responsibility of the Zebulon Heights No.2
Homeowners' Association.
II.
Permanent sanitary sewer service to this development is to be provided by the
undeveloped North Slough Trunk. Temporarily sewer service will be provided by the Lift
Station serving Vienna Woods Subdivision. At this time sewer does not exist at the
location the applicant has shown on the preliminary plat. The applicant will be
responsible for the extension of utilities to and through this proposed development.
Sizing and routing shall be coordinated with the Public Works Department. Applicant
shall execute City of Meridian standard forms of easements, for any mains that are
required to provide service. If this application is approved, it shall be subject to
availability of the sanitary sewer. The applicant shall also be responsible for any
upgrades to the lift station that may be necessary to increase the capacity to handle this
development.
12.
Water service shall be from extensions of the existing main in E. McMillan Road, and the
future phase of Settlement Bridge. 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.
13.
Direct lot access to McMillan Road is prohibited. A note shall be placed on the final plat
restricting access to McMillan Road.
GENERAL CONDITIONS (PRELIMINARY PLAT)
I. All grading ofthe site shall be performed in conformance with MCC 11-12-3H.
2.
3.
4.
5.
Sidewalks shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to MCC l2-13-IO-S.
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 and fencing 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.
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6.
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
permit from the Public Works Department prior commencing installations.
7.
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 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 offield 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.
9.
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.
II.
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.
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.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
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15.
Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
16.
Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for
compliance.
17.
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC
12-2-4.
CONDITIONAL USE PERMITIPD 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.
c.
D.
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 of the Planned Development (PD) the applicant is requesting relief from the
standard street frontage requirement of the R -4 zone, 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 ordinance 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 fmds that the proposed single-family residential subdivision is generallv
harmonious with and in accordance with the 2002 Comprehensive Plan and Future Land
Use Map, which designates the land to be "Medium Density Residential" (provided the
Commission and Council grant the requested planned development). Please see
Annexation & Zoning Analysis "A" above.
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.
That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
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Planning & Zoning Commission/Mayor & City Council
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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 shall 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 of this report, and any
comments that may be submitted to the City Clerk regarding this project.
F.
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.
G.
That the proposed use will 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 from the ACHD and/or ITD regarding this project
when determining this finding.
That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Please see Annexation & Zoning Analysis "K" above.
SPECIAL CONSIDERATIONS-CONDITIONAL USE PERMITIPD
I. Reduced Standards: As stated earlier, the applicant is requesting modifications from
standard ordinance requirements for street frontage of the R-4 zone and a modification
to allow a gross density below 3 dwelling units per acre.
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Lot Frontage: According to the applicant's letter, the minimum requested street frontage
is 58-feet. However there are three lots on the submitted preliminary plat that have
between 41 and 50-feet of frontage. Overall, there are twenty-four (24) lots that are
below the 80-foot frontage requirement of the R-4 zone. The remaining 151 lots are at
or above the minimum street frontage requirement of the proposed R-4 zone. Staff is
supportive of reducing the frontage for some of the lots as it provides greater lot
diversity. However, staff believes that the minimum street frontage requirement should
be reduced to 50-feet, not 41-feet as shown on the preliminary plat. See Site Specific
Condition #2 below. '
Densitv: Although the requested zoning designation, R-4, allows densities consistent
with the medium density Comprehensive Plan designation, the proposed residential
density is only 2.4 dwelling units per acre. The Comprehensive Plan does allow a one
step increase or decrease in residential areas without amending the Comprehensive
Plan. Generally staff does not support developments that do not comply with the
minimum target density as large-lot developments typically do not provide efficient use
of the land. However, due to the existing one-acre lots in Heritage Subdivision to the
west, staff believes that a step down in density is justified here. If the City approves an
R-4 zone, the proposed zoning/density will allow a smooth transition from the estate lot
sizes in Heritage Subdivision to the urban lots in Madison Park to the east.
2. Amenities: MCC l2-6-2.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: playground equipment on Lot I, Block 6; a swimming pool with
restroomllocker/changing areas and playground equipment on Lot 5, Block 8; and, a
multi-use pathway throughout the development. The applicant is also proposing to
reserve approximately 8 percent of the site for useable open space (exclusive of the
channel for the North Shough). Staff is generally supportive of the proposed site design
and amenities. The applicant should work with Meridian Planning & Zoning staff and
ACHD staff on some type of striping, signage, or other means to create an efficient multi-
use pathway crossings of the public streets (where warranted). See Site Specific
Conditions #3 & #4 below.
3. Housing Tvues: As required with a Planned Development, the applicant has submitted
front elevations 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
submitted elevations. Construction within Zebulon Heights Subdivision No.2 should
substantially comply with the 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 Building Code. See Site Specific
Condition #5 below.
SITE SPECIFIC CONDITIONS (CONDITIONAL USE PERMIT/pm
I. The PD site plan prepared by Engineering Solutions, LLP, dated 11-23-04, is approved,
with the conditions listed herein. The applicant shall meet all of the requirements of the
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Annexation/Zoning (AZ-05-006) and Preliminary Plat (pP-05-0S) as a condition of the
Conditional Use Permit (CUP-05-006).
2.
The project shall conform to the R-4 dimensional standards, except as follows:
. Minimum frontage: 50-feet (non cul-de-sac lots).
No other variances, exceptions or reductions to the City adopted dimensional standards or
uses are approved with this CUP application.
3.
The following amenities are required as part of the Planned Development, per the
application: playground equipment on Lot I, Block 6; a swimming pool with
restroom/locker/changing areas and playground equipment on Lot 5, Block 8; a multi-
use pathway throughout the development; and,S percent of the site set aside for open
space (exclusive of the channel for the North Slough). Said multi-sue pathway shall be
construct a minimum of 10-feet wide. Prior to signature of the final plat, a permanent
pedestrian easement, in favor of the City of Meridian, shall be recorded for the multi-
use pathway. The easement(s) shall be sufficient width to cover the 10-wide pathway.
Additionally, a note shall be added to the face of the final plat(s) indicating the City of
Meridian is responsible for the maintenance of the pathway surface located within the
easement. The applicant shall be required to obtain a Certificate of Zoning Compliance
(CZC) from the City prior to construction of any permanent structures on the proposed
park lots.
4.
The applicant shall work with Meridian Planning & Zoning staff and ACHD staff on
striping, signage, or other means to create an efficient multi-use pathway crossing of the
public streets. The applicant shall install signs or other means to inform the traveling
public (striping crosswalks, etc.) of pathway/street intersections (where deemed
appropriate by ACHD staff and City staff).
5.
Construction within Zebulon Heights Subdivision No.2 shall substantially comply with
the seventeen (17) 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 Building Code.
Other Al!encv/DeDartment 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
of 500' 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.
AZ.05.006. "-05.008, CUP-O5.oo6
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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 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. 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 two entrances should
be separated by no less than Yz the diagonal measurement of the project.
8. The proposed l75-lot subdivision with an estimated 2.9 residents per household would have
a total estimated population of 508 residents at build out.
9. The proposed project lies outside the five-minute response zone goaL Achievement of
this goal is subject to budgetary constraints and is intended to enhance the probability of
a favorable outcome on a request for Basic Life Support. The budget constraints are
typically defined as capital outlay for facilities that are located within 1.5 miles from a
given location and sufficient operational funds to staff the facilities.
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. No parking signs and painted curbs will be required for all Fire Lanes.
MERIDIAN PARKS DEPARTMENT
I. 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 from 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.
A"-05.006, PP-OS.O08, CUP.05.006
Z,b,'ooH,igb" No 2AZ PP CUP 0"
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: March 17, 2005
Page 22
MERIDIAN POLICE DEPARTMENT
I. Portions of the proposed development do not offer natural surveillance opportunities of
the public areas. The applicant should meet with the Police Chief to discuss features that
increase visibility of the multi-use pathway where natural surveillance is not ideal. The
site plan and/or landscaping plan shall be revised in accord with those discussions.
2. Any interior fencing shall allow visibility from the street or shall not exceed four feet in
height if solid fencing is used adjacent to a pathway.
RECOMMENDA nON
Staff recommends approval of the submitted annexation/zoning (AZ-O5-006), preliminary
plat (PP-O5-008), and conditional use permit (CUP-O5-006) applications, with the
conditions listed herein.
AZ-o;.O06. pp-(}s.aOB. cup-os.a06
ZoIm!" H,igh" N,'AlPP,CUPd"
Joint School District No.2
911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
RECEIVED
FEB l2 2005
February 17, 2005
City of M,
City Cle,;,;; "c,.'
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 Zebulon Heights Subdivision will have a significant impact on school
enrollments at Discoverv Elementarv. Sawtooth Middle. and Eagle High School.
We can predict that these homes, when completed, will house fifty-six (56) elementary
aged children, forty-three (43) middle school aged children, and thirty (30) 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 School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 855-4500.
Sincerely,
~~
Wendel Bigham
Supervisor of Facilities and Construction
~~_i.~~
~
Co~ut-:tø ~
John S. Franden, President
Sherry R. Huber, 1st Vice President
David Bivens, 2nd Vice President
Caroi A. McKee, Commissioner
Rebecca W. Arnold, Commissioner
March 9, 2005
RECEIVED
MAR 1 1 2005
To:
Traditions by Amyx II
4850 North RosepointWay Suite 103
Boise, Idaho 83713
City of Meridian
City Clerk Office
Subject:
Zebulon Heights #2/ MPP-05-008/ MCUP-05-006/ MAZ-05-006
175-Lot Subdivision '
McMillan Road just west of Eagle Road
On March 9, 2005, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6177.
Andrea N. Tuning
Planner III
Right-of-way & Development Services, Planning Division
CC:
Project file, Construction Services, Drainage, Utilities
City of Meridian
Engineering Solutions LLP
150 East Aikens Street
Suite B Eagle, Idaho 83616
Ada County Highway District. 3775 Adams Street. Garden City, ID. 83714. PH 208-387-6100. FX 345-7650. www.achd.adaJd.us
..... ~. Right-of-Way & Deveiopment Services
.¿tIff-f"" .....i.~ Planning Review Division
¡1G1I?, '-
&'......wt:ruNó ~.,.,
This application requires Commission action due to the size of the development. This item is scheduled to
be on the consent agenda on March 9, 2005 at 6:30 pm. Tech Review for this item was held with the
applicant on Friday February 25, 2005. Please refer to the attachment for request for reconsideration
guidelines. Staff contact: Andrea N. Tuning, 208-387-6177-phone, 208-387-6393-fax,
atuninc¡(â¡achd. ada.id. us
File Numbers:
Zebulon Heights Subdivision #2/ MPP-OS.OO81 MCUP-OS-DO61 MAZ-DS-OO6
South of McMillan Road just west of State Highway 55 (Eagle Road)
Site address:
Owner/Applicant:
Traditions by Amyx II, LLP
4850 North Rosepoint Way Suite 103
Boise, Idaho 83713
Representative:
Engineering Solutions, LLP
150 East Aiken Street Suite B
Eagle, Idaho 83616
Application Information:
The applicant has submitted an application to the City of Meridian requesting annexation, rezone, conditional
use and preliminary plat approval to construct a 175-lot single-family residential subdivision on 72.85-acres.
The site is currently zoned RUT and is proposed to be zoned R-4. The site is located on the south side of
McMillan Road just west of State Highway 55 (Eagle Road).
Acreage: 72.85-acres
Current Zoning: RUT
Proposed Zoning: R-4
Buildable Lots: 175-1018
Common Lots: 20-lots
Vicinity Map
A.
Findings of Fact
1.
Trip Generation: This development is estimated to generate 2,368 vehicle trips per day based on
the submitted traffic impact study.
2.
Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
3.
Traffic Impact Study: A traffic impact study was required with this application due to the size of the
development. The traffic impact study was submitted by Washington Group International (WGI) and
the findings of the study are as follows:
The proposed Zebulon Heights Subdivision will be located on the southeast quadrant of the State
Highway 55 and McMillan Road intersection in Ada County, Idaho. The traffic impact area includes
Idaho 55, also known as State Highway 55, McMillan Road, and Locust Grove Road.
. The proposed development is projected to generate an average daily traffic (ADT) of 2,368
vehicles of which the AM peak hour traffic is 229 vehicles per hour and the PM peak hour
traffic is 271 vehicles per hour.
. As a result of the site build-out, traffic on the vicinity roadways is expected to increase.
Traffic on State Highway 55 will increase by 1,001 vpd south of the site, by 465 vpd between
the site and McMillan Road, and by 298 vpd north Of McMillan Road. Traffic on McMillan
Road may increase by 166 vpd east of State Highway 55, by 733 vpd west of State Highway
55, by 901 vpd east of Locust Grove Road, and by 399 vpd west of Locust Grove Road.
Traffic on Locust Grove Road may increase by 63 vpd north of McMillan Road and 439 vpd
south of McMillan Road.
. Zebulon Heights # 1 development is expected to contain approximately 63,000 square feet of
general office buildings and is currently under construction with an access to State Highway
55 that aligns with Wainwright Drive. Zebulon Heights # 1 is currently under construction and
will be completed in 2005.
. Zebulon Heights #2 is expected to contain 175 single-family residential lots and is proposed to
have access to State Highway 55 through Zebulon Heights # 1 with an additional access to
McMillan Road through an approach that aligns with Camas Creek Avenue in the Austin
Creek subdivision. Zebulon Heights # 2 is anticipated to be built out by 2010.
. Zebulon Heights #2 has four stub streets to the surrounding existing, proposed, and future
developments. The stub street to the west will connect to Settlement Bridge Subdivision. The
northern stub street to the east will connect to Madison Park Subdivision. The southern stub
street to the east connects to the D&G Nursery, and the stub street to the south connects to
undeveloped land.
. The roadways within the site meet ACHD's requirement of < 1,000 vpd on local roads. The
volumes on the stub streets connecting to previç¡usly approved subdivisions were determined
empirically and are estimated to be less than 1,000 VTPD.
. The intersection of State Highway 55 and McMillan Road is signalized and currently operates
at level of service (LOS) E in the AM peak hour and LOS F in the PM peak hour. The traffic
volumes projected for the 2010 Background conditions operate at LOS F in both the AM and
PM peak hours. Improving the intersection with dual left turn lanes on all approaches, right
turn lanes on all approaches, and an additional through lane on both McMillan approaches will
improve the 2010 background conditions to LOS D in both the AM and PM peak hours. The
traffic volumes projected for the 2010 build out conditions, with the intersection improvements,
operate at LOS D in the AM peak hour and LOS E in the PM peak hour.
. The site access onto State Highway 55 aligns with Wainwright Drive on the east side of State
Highway 55 and will be two-way stop controlled. This intersection warrants a southbound
right turn lane on State Highway 55 into the site. This turn lane is designed and is currently
under construction as part of the Zebulon Heights # 1 development. This intersection also
2
warrants a northbound left turn lane on State Highway 55 into the site based on ITD's turn
lane warrants. State Highway 55 currently consists of two through lanes in each direction and
a two-way-Ieft turn lane that will serve this approach. The approach operates at LOS F in both
the AM peak hour and the PM peak hour. This intersection meets the peak hour signal
warrant in the 2010 Build Out conditions. With these improvements and signal control, this
intersection will operate at LOS D in both the AM and PM peak hours.
. The site access onto McMillan Road aligns with Camas Creek Avenue on the north side of
McMillan Road and will be two-way stop controlled. This intersection warrants an eastbound
right turn lane on McMillan Road into the site. It also warrants a westbound left .turn lane on
McMillan Road into the site based on ACHD's turn lane warrants. The approach operates at
LOS C in the AM peak hour and LOS E in the PM peak hour. The left-turns into the site
operate at a LOS A in the AM peak hour and the PM peak hour.
. The forecast daily build-out volumes for all of the roadways in the vicinity of the project and
the Community Planning Association of Southwest Idaho (COMPASS) planning thresholds.
All of the roadways build out traffic volumes are less than the COMPASS planning thresholds
except for State Highway 55. This roadway is projected to carry increasingly large volumes of
traffic in the future. The Idaho Transportation Department is conducting the Idaho 55 State
Highway 55 Arterial Study. This study will investigate current and future traffic projections and
alternative improvements on Idaho 55. It will outline a proposed plan of action for
implementing the improvements to this major arterial.
STAFF COMMENTS
. The submitted Traffic Impact Study notes that the State Highway 55 and McMillan Road
intersection currently operates at level of service (LOS) E in the AM peak hour and LOS F in
the PM peak hour. The traffic volumes projected for the 2010 background conditions operate
at LOS F in both the AM and PM peak hours, but later notes that the intersection will operate
at an acceptable LOS in the future with the addition of dual left .turn lanes on all approaches,
right turn lanes on all approaches, and an additional through lane on both McMillan
approaches. Although the submitted Traffic Impact Study recommends these improvements,
the study does not identify who should be responsible for the improvements. Although this
condition currently exists, approval of this site will exacerbate the condition.
. The McMillan Road and State Highway 55 intersection is included in the District's Capital
Improvements Plan (CIP) (as a part of the reconstruction of McMillan Road from State
Highway 55 to the Boise Sports Complex). Although the intersection is in the CIP, the
intersection is not included in the District Five Year Work Program. The State Transportation
Improvements Plan (STIP) has this intersection being reconstructed in 2009. Although the
recommendations of the submitted Traffic Impact Study show the need for a 7 by 7 legged
intersection before build out of this subdivision (2010), the District's CIP and the STIP identify
the intersection being reconstructed as a 5 by 5 legged intersection, which results in a 2-lane
deficiency at each leg of the intersection.
. The submitted Traffic Impact Study notes that traffic volumes at the intersection of Wainwright
Drive and State Highway 55 meet the peak hour signal warrant in the 2010 build out
conditions. Although the submitted Traffic Impact Study recommends the signal to provide an
acceptable LOS, the study does not identify who should be responsible for the funding, the
design and the installation of the signal.
. State Highway 55 (north of the site) currently operates at a Level of Service F. This Level of
Service exceeds the COMPASS Planning Thresholds.
. State Highway 44 (south of the site) currently operates at a Level of Service F. This Level of
Service exceeds the COMPASS Planning Thresholds.
. Special recommendation to ITD: The main entrance and State Highway 55 intersection
warrants a northbound left turn lane on State Highway 55 into the site based on ITD's turn
lane warrants.
3
4.
5.
6.
7.
4
Site Information: The site is primarily agricultural, but does have two existing single-family
residential homes.
Description of Adjacent Surrounding Area:
a. North: Austin Creek Subdivision
b. South: 8.20, 5.21, 5.0, 5.0-acre sites zoned RUT
c. East: 7.260-acres zoned RUT and Madison Park Subdivision
d. West: Heritage Subdivision and Settlement Bridge Subdivision
Impacted Roadways
State Hiqhwav 55 (Eaqle Road):
Frontage:
Functional Street Classification:
Traffic Count:
level of Service:
Speed Limit:
None
Principal Arterial
North of Ustick Road was 18,898 on 10-29-02
Better than C
55 MPH
McMillan Road:
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
Speed limit:
60-feet
Minor Arterial
East of State Highway 55 (Eagle Road) was 5, 135-feet on 6-20-01
Better than C
45 MPH
Roadway Improvements Adjacent To and Near the Site
State Highway 55 (Eagle Road) is improved with 5-traffic lanes. State Highway 55 (Eagle Road) is
sporadically improved with sidewalk.
McMillan Road is improved with 2-traffic lanes with no curb, gutter or sidewalk abutting the site.
There is sidewalk located on the north side of McMillan Road that was constructed as a part of Austin
Creek Subdivision.
8.
Existing Right-of-Way
State Highway 55 (Eagle Road) has a total of 128-feet of right-of-way (64-feet from centerline).
McMillan Road has a total of 73-feet of right-of-way (25-feet from centerline).
9.
Existing Access to the Site
The site has access via Walter lane and Wainwright Drive.
10.
Site History
The District has not previously reviewed a development application on this site.
11.
Capital Improvements Plan/Five Year Work Program
This segment of McMillan Road (Eagle Road to locust Grove Road) is not included in the District's
Five Year Work Program, but is included in the District's Capital Improvements Plan. McMillan Road
is identified as projects # 72 and 73 and is anticipated to be reconstructed as a 5-lane roadway with
vertical curb, gutter, 5-foot detached concrete sidewalks and bike lanes in the year 2015.
3.
5
B.
Findings for Consideration
1.
Improvements
McMillan Road
District policy requires 7-foot wide attached (or 5-foot detached) concrete sidewalk on all collector
roadways and arterial roadways (7204.7.2).
McMillan Road will be improved with sidewalk from Eagle Road to Locust Grove Road with the
exception of the Idaho Power site located on the corner of McMillan Road and Locust Grove Road
and the ACHD drainage ponds. In an effort to provide a continuous pedestrian facility the District
would like the applicant to enter into a cooperative development proposal to construct sidewalk on
McMillan Road abutting the ACHD drainage ponds (approximately 665-feet). By improving the 665-
feet of frontage to the east and west of the subdivision's main entrance, the improvements on
McMillan Road will be continuous. The applicant should design and construct the sidewalk on
McMillan Road abutting the ACHD storm drainage ponds (approximately 665-feet) to provide
continuous improvements abutting the site on McMillan Road. The District will compensate the
applicant for the design and construction costs that are associated with the additional 665-linear feet
of sidewalk on McMillan Road through the Developer Cooperative Fund. Prior to plans approval, the
applicant should enter into a cooperative development agreement for the allocation of costs for the
improvements that will be constructed abutting the ACHD storm drainage pond (approximately 665-
feet).
2.
Roadway Offsets
Main Entrance
District policy 7204.4.2 states, "developments with any buildable lot that is less that 1-acre in size will
typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks.
The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may
be allowed, depending on traffic volumes forecast to be generated by the development. Concrete
sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-feet or
more in which case the sidewalk shall be a minimum of 4-feet in width.
. The applicant is proposing to construct the main entrance, Camas Creeks Avenue, to
intersect McMillan Road in alignment with the main entrance into Austin Creek located on the
north side of McMillan Road. District policy requires local roadways intersecting arterial
roadways to align with or offset any existing roadway by a minimum of 300-feet. Due to the
fact that the roadway is proposed to align with an existing roadway on the north side of
McMillan Road, the proposed roadway location meets District policy and should be approved.
This roadway is proposed to be located offsite and on a portion of the ACHD Drainage Pond.
Staff is recommending that the applicant coordinate a property exchange with the District in
order to allow the two local roadways intersecting McMillan will align and provide a safe and
efficient intersection.
Internal Roadwavs
District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from
another local roadway (measured centerline to centerline).
. All of the internal roadways meet or exceed the minimum offsets that are required by District
policy.
Street Sections
Residential Collector
District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as
36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on housing.
The access restrictions for these street segments should be stated on the final plat. Unless otherwise
noted, parking should be prohibited on these street segments. Coordinate the signage Program with
District staff.
The applicant is proposing to construct East Wainwright Drive (from the east property line to
Lot 20 Block 10) as a residential collector with no access or front-on housing. The applicant is
proposing to construct this segment of Wainwright Drive as a 36-foot street section with
vertical curb, gutter and 5-foot concrete attached concrete sidewalks within 50-feet of right-of-
way. This street section meets District policy and should be approved with this application.
Residential Streets
District policy 7204.4.2 states, "developments with any buildable lot that is less that 1-acre in size will
typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks.
The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may
be allowed, depending on traffic volumes forecast to be generated by the development. Concrete
sidewalks shall be a minimum of Meet in width unless they are separated from the curb 5-feet or
more in which case the sidewalk shall be a minimum of 4-feet in width.
District policy 7204.4.1 states that right-of-way widths for all streets and highways shall not be less
than 50-feet wide except in unusual cases. Any request to the District to approve a street with a
right-of-way width less than 50 must prove by clear convincing evidence that the facts and
circumstances of the development warrant a finding of an exceptional case. The applicant must
show that the roadway will be used for residential purposes, there will be no possibility that the street
will be extended in the near future and the traffic volumes on the street are not forecast to exceed
200 vehicles per day.
District policy7240.4.3 allows a developer to construct a local urban residential street with a reduced
width of 29-feet from back-of-curb to back-of-curb with curb, gutter and sidewalk. Policy restricts
parking on reduced street sections.
4.
. The applicant is proposing to construct the remainder of the local streets as 36-foot street
sections with rolled curb, gutter and 5-foot attached concrete sidewalks (or 4-foot detached)
within 50-feet of right-of-way. This street section meets District policy and should be approve
with this application.
. The applicant may construct the two cul-de-sac roadways that extend from Wainwright Drive
as 29-foot street sections with vertical curb, gutter and 5-foot concrete sidewalks within 42-
feet of right-of-way.
Stub Streets
District policy 7203.5.1 states that the street design in a proposed development shall cause no undue
hardship to adjoining property. An adequate and convenient access to adjoining property for use in
future development may be required. If a street ends at the development boundary, it shall meet the
requirements of sub section 7205, "non-continuous streets."
District policy 7205.5 states that stub streets will be required to provide intra-neighborhood circulation
or to provide access to adjoining properties. Stub streets will conform with the requirements
described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if
the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub
street must meet the following conditions:
1. A stub street shall be designed to slope towards the street intersection and drain surface
water toward that intersection, unless a satisfactory storm drain system is installed.
2. The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
6
. The applicant is proposing to extend Wainwright Drive into the site from the east property line
adjacent to the north property line. Wainwright Drive was previously approved and
constructed as a part of Zebulon Heights Subdivision #1 and was anticipated to be extended
in the future. Staff is supportive of the applicant's proposal.
The applicant is proposing to construct a stub street to the south property line approximately
460-feet east of the west property line. This stub street is anticipated to serve the 8.20-acre
site that is located directly to the south. Staff is supportive of the applicant's proposal.
The applicant is proposing to construct a stub street to the west property line approximately
875-feet south of McMillan Road. This stub street is anticipated to extend a previously
approved (but not yet constructed) stub street that was approved as a part of Settlement
Bridge Subdivision. Staff is supportive of the applicant's proposal.
. The applicant is proposing to extend Rochester Drive from the east property line
approximately 138-feet south of the north property line. Rochester Drive was previously
approved and constructed as a part of Madison Park Subdivision and was anticipated to be
extended in the future. Staff is supportive of the applicant's proposal.
. The applicant is proposing to construct a stub street to the east property line approximately
370-feet north of Wainwright Drive. This stub street is anticipated to serve the 7.260-acre site
that is located directly to the east. Staff is supportive of the applicant's proposal.
In addition to constructing 2-new stub streets and extending 3-previously approved stub
streets, the applicant is proposing to provide access to the 7.260, 1.19, 5.0-acre sites located
to the east of this site just north of Wainwright Drive, by constructing Wainwright Drive as a
"quasi-stub street" that runs along the north property line of this site. By constructing the full
street section and placing the right-of-way line abutting these parcels, the parcels will have
access to the public transportation system and will have interconnectivity within this area.
Staff is supportive of the applicant's proposal to construct the roadway abutting the north
property line.
5.
Turnarounds
District policy 7205.2.1 requires tumarounds to be constructed to provide a minimum turning radius of
45-feet.
The applicant is proposing to construct six (6) cul-de-sac turnarounds without center islands
within the subdivision. The applicant should construct the turnarounds to provide a minimum
turning radius of 45-feet.
6.
Turn Lanes
District policy 3004.1 and AASHTO Guidelines require turn lanes to be constructed on a varying basis
contingent upon the posted speed limit. Coordinate the design of the turn lane with District staff.
Based on the recommendations from the submitted traffic impact study, the applicant should
construct an eastbound right turn lane on McMillan Road at the McMillan Road and Camas
Creek Way intersection.
District policy 3004.1, 72-F8, AASHTO guidelines and the MUTCD guidelines require the turn lane to
be constructed to provide a minimum of 1 OO-feet of storage with shadow tapers for both the approach
and departure directions. Coordinate the design of the turn lane with District staff.
Based on the recommendations from the submitted traffic impact study, the applicant should
construct a westbound left turn lane on McMillan Road at the McMillan Road and Camas
Creek Way intersection.
7
7.
Right-at-Way and Landscaping at ACHD Property
ACHD currently owns a great deal of right-of-way on McMillan Road to the east and the west of the
proposed subdivision. The right-of-way was purchased with the intent that the right-of-way would be
utilized in the future as a drainage pond. Since the right-of-way has been acquired, the District has
constructed storm drainage ponds within the right-of-way. In 2004, the applicant of the Zebulon
Heights Subdivision #2 Subdivision approached ACHD with regard to the location of Camas Creek
Way on the north side of McMillan Road and the drainage ponds. The applicant proposed to
exchange the existing ACHD right-of-way in alignment with Camas Creek Way for the existing
frontage on McMillan Road that is slightly offset from aligning with Camas Creek Way on the North
side of McMillan Road (creating ACHD right-of-way the entire frontage on McMillan Road). ACHD
staff (Design, Drainage, Right-of-Way and Development) notified the applicant that the applicant
would be required to dedicate Lot 1 Block 1 to the District and coordinate the design of the pond
facilities with District staff to ensure that the reconfigured drainage ponds will have a capacity that is
equal to or greater in storage area than the existing ponds and will function at a level that is equal to
or greater than what the District had originally designed and the District will have adequate access to
the ponds.
The applicant has also spoken to the District in regard to landscaping the existing ACHD storm
drainage ponds. If the applicant chooses to landscape the storm drainage ponds, the applicant shall
obtain a license agreement and have the landscape and sprinkler plan reviewed and approved by the
ACHD Drainage Division. "'If the applicant chooses to grass the area around the pond, the
applicant shall hydro-seed rather than utilizing sod.
C.
Site Specific Conditions of Approval
1.
Enter into a cooperative development agreement for the allocation of costs for the sidewalk on
McMillan Road abutting the ACHD storm drainage ponds (approximately 665-feet.)
2.
Construct the main entrance, Camas Creeks Avenue, to intersect McMillan Road in alignment with
the main entrance into Austin Creek located on the north side of McMillan Road.
3.
Construct East Wainwright Drive (from the east property line to Lot 20 Block 10) as a residential
collector with no access or front-on housing. Construct this segment of Wainwright Drive as a 36-foot
street section with vertical curb, gutter and 5-foot concrete sidewalks within 50-feet of right-of-way, .as
proposed. Taper the existing 40-foot street section that terminates at the east property line into a 36-
foot street section.
4.
Construct the remainder of the local streets as 36-foot street sections with rolled curb, gutter and 5-
foot attached concrete sidewalks (or 4-foot detached sidewalks) within 50-feet of right-of-way, as
proposed. If the sidewalk is located outside of the right-of-way, provide an easement.
5.
The applicant may construct the two cul-de-sac roadways that extend from Wainwright Drive as 29-
foot street sections with vertical curb, gutter and 5-foot concrete sidewalks within 42-feet of right-of-
way.
6.
Extend Wainwright Drive into the site from the east property line adjacent to the north property line,
as proposed.
7.
Construct a stub street to the south property line approximately 460-feet east of the west property
line, as proposed. Install a sign at the terminus of the roadway stating, "This roadway will be
extended in the future."
8.
Extend a previously approved stub street from the west property line approximately 875-feet south of
McMillan Road, as proposed.
8
9.
10.
11.
12.
13.
14.
Extend Rochester Drive from the east property line approximately 138-feet south of the north property
line, as proposed.
Construct a stub street to the east property line approximately 370-feet north of Wainwright Drive, as
proposed. Install a sign at the terminus of the roadway stating, "This roadway will be extended in the
future."
Provide access to the located to the east of this site just north of Wainwright Drive, by constructing
Wainwright Drive as a "quasi-stub streeF that runs along the north property line of this site, as
proposed. Construct Wainwright Drive as a full 36-foot street section and place the right-of-way line
abutting 7.260, 1.19, 5.0-acre sites to provide them with future access to the public transportation
system, as proposed.
Construct six (6) cul-de-sac turnarounds without center islands within the subdivision, as proposed.
Construct the turnarounds to provide a minimum turning radius of 45-feet.
Construct an eastbound right turn lane on McMillan Road at the McMillan Road and Camas Creek
Way intersection, as recommended by the submitted traffic impact study. Coordinate the design of
the tum lane with District staff.
Construct a westbound left turn lane on McMillan Road at the McMillan Road and Camas Creek Way
intersection, as recommended by the submitted traffic impact study. Coordinate the design of the
turn lane with District staff.
15.
Dedicate Lot 1 Block 1 to the District.
16.
If the applicant chooses to landscape the storm drainage ponds, the applicant shall obtain a license
agreement and have the landscape and sprinkler plan reviewed and approved by the ACHD
Drainage Division.
17.
Comply with all Standard Conditions of Approval.
D.
Standard Conditions of Approval
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
2.
3.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
5.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6.
The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
9
7.
8.
9.
Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIG LINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
10.
No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11.
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiverlvariance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E.
Conclusions of Law
1.
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2.
ACHD requirements are intended to assure that the proposed useldevelopment will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1.
2.
3.
Vicinity Map
Site Plan
Request for Reconsideration Guidelines
10
EEEHEHB
WI
11
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12
Request for Reconsideration of Commission Action
1.
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as. the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
13
II
Development Process Checklist
II
[gISubm~ a development application to a City or to the County
[gIThe City or the County will transmit the development application to ACHD
[gIThe ACHD Planning Review Division will receive the development application to review
[gIThe Planning Review Division will do one of the following:
DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
DSend e "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of
a previous development application and that the site specific requirements from the previous development also appl:
to this development application.
DWrite a Staff Level report analyzing the impacts of the development on the transportation system and evaluating thE
proposal for its conformance to District Polley.
[gIWrite a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
[gIThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
DFor ALL development applications, including those receiving a "No Review" or "Comply With" lette~
The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Revie...
Division for pian review and assessment of impact fees. (Note: if there are no site improvements required by ACHD,
then arch~ectural plans may be submitted for purposes of impact fee calculation.)
The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, includin¡
but not limited to, driveway approaches, street improvements and utility cuts.
DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
0 Drtveway or Property Approach(s)
Submit a "Driveway Approach Requesf' form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
0 Working in the ACHD Rlght-ol-Way
Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to
ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, If trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
0 Sediment & Erosion Submittal
At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division.
0 Idaho Power Company
Vie Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled.
0 Final Approval from Development Services
ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
14
-------,
THE PROCESS
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Mar. 14. LUU:!
I: Im~
No. om
P. 1
Jack & Marianne Ketlinski
2610 Jasmine Lane
Meridian, Id 83642
Mailing Address:
P.O. Box 835
Meridian, ID 83680
Tel: (208) 863-2542
March 7, 2005
"--
---
City of Mericüan
33 East Idaho
Meridian, Idaho 8364?
Plarlning arid Zoning Commission
Re:
Zebulon Heights Subcüvisioll Application
Preliminary Plat Application: PP 05008
Conditional Use Application: CUP 05006
Dear Chainnan,
T am a hom~(IWT\er and sit. on 8+ aCT~S on the south side of the proposed
Zebulon Heights subdivision. I built my house 11 years ago and have enjoyed the
quietness of country living. I have several concerns about the project as proposed:
I-
If two story homes are built al01lg close to the property line, my privacy will be
invaded and my back living area would basically be ruined. I would be forced
to e.red either II 1.1111 fen('.e'. or some othe.r barrier to restore it. This solution
would not be a good one for either me or the new homeowners. I would prefer
that either no two story residences be pennitted along the shared property line.
2-
The canal that runs through the common property line should be tiled for the
safety of children in the proposed subdivision. As it stands !\Ow, there is 1ittle
~rti\'it~' invnlvin!', ~hi1rlr~n n~"r rh.. r.'MI Onr.. rh.. ",hoh'i,inn !'""" in rh..
cMa! \l'iIl repre~em tl ~igl1ifkul1r dunger.
MRR 14 '05 13:35
PRGE.01
J
Mar. 14. LUUJ
I) II ~1\1
No. 04ô)
~. 2
Meridian P & Z
March 7, 2005
Page ?
Also, the canal on the common bounda¡y to the NoM of my property has
leaked into my property causing deep standing water in my pasture. It is
impossihlt'. to liSt'. my tractor along my f~nrt'. line during th(". irrigation season.
If this problem is not addressed now, we new homeowners will find themselves
wiw water intrusion into their houses and we resulting mold. This has been a
problem for subdivisions throughout the Treasure Valley and the correCl fix is
to address the canaileakage before the homes are built. This fix will also
benefit my property.
3-
A qwlity masonry fence at least six foot tall should separate the proposed
subdivision and Jasmine acres subdivision to avoid problems between our
respective subdivisions,
I realize that the developments in my area will impact my qwlity of living and
lÌIat I am not likely to be able to stop the deveiopme.l\l. In the interest of creating a
good neighborly relationship in the beginning, rather than addressing problems after
they arise, J would ask that my concerns be considered and that some reasonable
restrictions be placed on the development for eve¡yone's benefit.
~
ç:-
MAR 14 '05 13:35
PAGE. 02
RECEIVED
MAR - 1 2005
City of Meridian
1'úun¡ta & ~ 1~ CI~~
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651.4395
FAX # 208.463.0092
23 February, 2005
Phones: Area Cod. 208
OFFICE: Nampa 466.7861
SHOP: Nampa 466.0663
William G. Berg Jr., City Clerk
City of Meridian
33 East Idaho Ave.
Meridian, ill 83642
RE:
CUP 05-006 & PP 05-008/Zebulon Heights No.2
Dear Will:
Nampa & Meridian Irrigation District has no comment on the above referenced
applications for Conditional Use Permit and Preliminary Plat approval for Zebulon
Heights Subdivision No.2 as it is out of our district.
Sincerely,
~~f(e!n ~
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BHldbg
c:
File - Office/Shop
APPROXIMATE IRRIGABlE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJEG RIGHTS, '°,000
MAYOR
Tammy de Weerd
'",
\
~~. IDAHO J
,"" ,y
C'.~
^~"""
, ,..,
LEGAL DEPARTMENT
(208) 466.9272' FAX 466-4405
PARKS & RECREATION
(208) 888.3579' Fax 898.5501
PUBLIC WORKS
(208) 898.5500' Fax 887.1297
CITY COUNCIL MEMBERS
Shaun Wardle
WilliamL. M, Nary
Charles M, Rountree
Keith Bird
BUILDING DEPARTMENT
(208)887.2211 'Fax 887.1297
PLANNING & ZONING
(208) 884.5533 . Fax 888.6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: March 10, 2005
Transmittal Date: February 14, 2005 Hearing Date: March 17, 2005
File No.: CUP 05-006
Request: CUP for a PD with reductions to lot frontage, increased block length and reduction in density to less than
3 dwelling units per acre in a proposed R-4 zone for Zebulon Heights Subdivision No.2
By: Traditions by Amyx II, LLP
Location of Property or Project: south of East McMillan Road & east of North Locust Grove Road
~
David Zaremba, P/Z (No FP) Meridian School District (No FP)
David Moe, P/Z (NoFP) Meridian Post Office (FP/PPonly)
Wendy Newton-Huckabay, P/Z (NoFP) Ada County Highway District
Michael Rohm, P/Z (NoFP) RECE~Ada county. Development Services
Keith Borup, P/Z (No FP) C ntral District Health
Tammy de Weerd, Mayor.') N mpa Meridian Irrig. District
Bill Nary, C/C ' Jers Irrigation District
Charlie Rountree, C/C FEB f If i ""J Idaho Power CO. (FP/PP/cUP only)
Keith Bird, C/C, . , ., -,.'" Qwest (FP/PPonly)
Shaun Wardle, C/C CITy \).1' J\'lE1UDIANermountain Gas (FP/PPonly)
Water Department WASTEWATF..R nF.¡::Spre,au of Reclamation (FP/PPonly)
Sewer Department - Jãáho Transportation Department (No FP)
Sanitary Service (No VAR. VAC. FP) Ada County Land Records
Building Department Meridian Development Corporation
Fire Department Historical Preservation Commission
Police Department Western~
Cfty ""'"'" You, Coo.'" Rem""", ~
~:~~ ~~g~~:;r.. '>
Parks Department -
33 EAST IDAHO AVENUE' MERIDIAN, IDAHO 83642 . (208) 888-4433
City Clerk Office Fax (208) 888.4218 . Human Resources Fax (208) 884-8723 . Finance & Utility Billing Fax (208) 887.4813
Mar 10 2005 2:30PM
Enç:ineer';¡,nt; Se>-lutions
208 938 0941
p.1
AFFIDAVIT OF POSTING
STATE OF IDAHO
)
) §
)
COUNTY OF ADA
I, shari Stiles, Engineering Solutions, LLP, 150 E. Aikens S~et. Suite B, Eagle, Idaho, 83616, b~ing duly
sworn, upon oath. depose and say: ' ¡
. I
I did personally post the subj oct property on the 6th day of March 2005 with the hearing sign. ~s is in
compliance with the ten (10) day posting as required by the Ciþ of Meridian for public hearings. . Signage
was posted for annexation/zoning, planned development II ld preliminary plat for Zebulon! Heights
Subdivision No. 2. I !
Dated this
10th
day of
i
I
L 2005.
I
~~iþ
(Sl~)
TvlJ'I",h
SUBSCRIBED AND SWORN to before me the day an4l year first above written.
My Commission Expiresf
C:ID_moDls and SeUiuJ!Sl2OO4\!1I\4011IJW'FIDFOSTING.doc
MAR 10 '05 15:05
208 938 0941
PAGE. 01
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
March 17, 2005
ITEM #
18
PROJECT NUMBER
CUP 05-006
PROJECT NAME
Zebulon Heights Subdivision No.2
NAME (PLEASE PRINTI FOR AGAINST NEUTRAL
h~6 '"\ Y
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