HomeMy WebLinkAboutBellingham Park Sub PP
PP 05-009
MERIDIAN PLANNING & ZONING MEETING
June 2, 2005
APPLICANT Gemstar Development LLC ITEM NO. 7
REQUEST Continued Public Hearing from May 5, 2005 - Preliminary Plat approval
of 166 building lots & 37 common lots on 43.18 acres in a proposed R-8 zone for
Bellingham Park Subdivision -north of Amity Road and east of South Locust Grove Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
See previous Item packet / minutes
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Comments
CITY POLICE DEPT:
CITY FIRE DEPT:
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CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See attached Comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
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Emailed:
Date: Ú::.l1J)
Staff Initials:
Phone: 3)3 ,~/J---lJ )r
Materials presented at public meetings shall become property of the CIty of MerIdian.
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaull Wardle
Charles M. Rountree
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CITY HALL
(208) 888-4433 - Fax 887-4813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 - Fax 898-9551
LEGAL DEPARTMENT
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STAFF REPORT:
To:
From:
Re:
P&Z Hearing Date: June 2,2005
Original Transmittal Date: February 16, 2005
Revised Transmittal Date: May 27, 2005
Mayor, City Council and Planning & Zoning Commission
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Joseph Guenther, Associate City Planner ~?
Michael Cole, Development Services Coordinator r'Y\ c...
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Bellingham Park Subdivision
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Annexation and Zoning of 43.18 Acres ftom RUT (Ada County) to R-8
(Medium Density Residential) (43.18 Acres), by Gemstar Properties, LLc.
(File No. AZ-O5-007)
.
Preliminary Plat Approval of One Hundred Sixty Six (166) Single-Family
Building Lots, Twenty-Two (22) Other/Common Lots, by Gemstar Properties,
LLC. (File No. PP-O5-009)
.
Conditional Use Pennit Approval for a Planned Development Consisting of
Single-Family Homes, a Future Neighborhood Park, and multiuse pathways,
with Reduced Minimum Lot Frontages, and Reduced Minimum Lot Sizes, by
Gemstar Properties, LLC. (File No. CUP-O5-00B)
We have reviewed the above referenced submittals and offer the following comments and
conditions of the applicant:
APPLICATION mSTORY
February 16, 2005
March 17, 201'5
March 17, 2005
April 20, 2005
5,2005
April 27, 2005
AZ-O5.aO7, pr-O5-OO9. CUP-O5-008
Transmittal Date
Applicant requested deferment from the regularly scheduled P+Z
Hearing
P + Z tabled item to May 5, 2005 due to full April Agendas
Applicant requests deferment from the scheduled date of May
Applicant submits revised Preliminary Plat, dated April 26, 2005
Bellingham Park Subdiv;sion,AZ_PP_CUP
PI arming & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 2
May 5, 2005
May 11,2005
May 19, 2005
P+Z tabled item to June 2, 2005 due to full May agendas
Applicant requests deferment from June 2, 2005 to June 16, 2005
P + Z has agenda discussion and denies applicants request for deferment
APPLICATIONS SUMMARY
Staff Note- Staff has underlined portions of the staff report to highlight changes made by the
applicant and to highlight changes to staff analysis and recommendations..
The site is located on the east side of Locust Grove Road Boulevard Y2 mile south of Victory
Road. The subject property is within the Urban Service Planning Area and the CUlTent City of
Area Impact. The applicant, Gemstar Properties, LLC, has applied for Annexation and Zoning
(AZ), Preliminary Plat (PP) and Conditional Use Pennit/Planned Development (CUP/PD)
approval of one hundred sixty six (166) single-family residential building lots and twenty
two(22) other/common lots (reduced from 38 common Lots) on 43.18 acres (exclusive of right-
of-way to be dedicated).
The applicant is proposing to phase the development in four phases; please note that the
applicant added a phase. The first phase includes the approximately 3-acre park and 52 single
family residential buildings on the western border and is serviced by city service lines in
Locust Grove Road right of way. The second phase includes the central portion the
development west of Ten-Mile Creek on either side of the proposed Glemnere Avenue and is
subject to conditions for secondary access by the Meridian Fire Department and an adequate
sewer connection. The third phase is the eastern portion of the development west of the Ten-
Mile Creek. The final phase is the remaining lots east of the Ten-Mile Creek.
The gross density of the proposed development is 3.84 dwelling units per acre. The proposed
density is in accord with the proposed R-8 zoning district, and the Future Land Use Map of the
Comprehensive Plan (see Annexation & Zoning Analysis "A" below).
The applicant has requested reduced lot sizes and reduced lot frontages as part of the Planned
Development. The smallest lot shown on the preliminary plat is 4,410 (reduced by applicant
from 4.860 square-feet in the orÜ!Înal submital). The minimum lot size for the R-8 zone is
6,500 square feet; 135 of the 166 lots are below the 6,500 square-foot minimum). Therefore,
allowing lot sizes that are below the minimum established by ordinance for the R-8 zone is
necessary for this project. On the submitted preliminary plat, 144 of the 166 lots are below the
65-foot minimum frontage requirement of the R-8 zone, also requiring the Planned
Development~ The applicant has requested Zero Setbacks for all side yard setbacks. Staff
recommends the following proposed minimum lot size, frontage and the listed building
setbacks as detailed below.
R~8 Zone:
Lot Size~
City Minimum Requirement
Shown on Preliminary Plat
AZ-O5.aO7. PP"O5-009. cup-os-oa8
Bellingham Pa,k Subdivision-AZ.PP.CUP_doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2,2005
Page 3
6,500 sq. ft.
4,140 sq. ft. (minimum)
Lot Frontage - City Minimum Requirement
65-feet (non cul-de-sac)
Shown on Preliminary Plat
31-feet (minimum, non cul-de-sac)
R . d fIB ild'
S tb k
eSI en la u lllg e ac s-
Front (Living Space) IS-feet
Front (Face of Garage) 20-feet
Side yard O-feet
Rear IS-feet
Rear, side entry garage 5-feet
Interior Side* 5-feet
Street Side IS-feet
* No additional setback per story
NOTE: The applicant states in the submittal letter that all setbacks will be measured from
property lines. Staff has no concerns with this statement as long as the detached sidewalks that
the applicant is proposing to construct are contained entirely within the right-of-way, as
proposed; otherwise, setbacks should be measured from the back of sidewalk. See Preliminary
Plat Analysis below.
The proposed PD amenities include: a 2.67 acre park (Block 1, Lot 2) to be located along
Locust Grove Road and a 1.21-acre (Block 11, Lot 8), .77-acre and .67-acre (Block 12 Lot 13)
interior open space lots. The proposed open space makes up 11. 6 % of the site; 5 % minimum is
required. The applicant has also proposed: 1) A homeowners lot is {>roposed for Lot 10, Block
3 with the existing home to be remodeled as a clubhouse, 2) a soccer field/baseball field is
proposed for Lot 2 Block 1, and 3) a pathway system is proposed along the north Wrightwood
Drive as depicted on the submitted landscape plan. Multiuse pathways are proposed for this
site as shown on the landscape plan; these pathways provide connection from Locust Grove
Road to the paths in the proposed Messina Meadows Subdivision and through to the Tuscany
Development. See Special Considerations in the Conditional Use Permit section below for a
detailed analysis of the proposed amenities and the potential for the park.
The applicant has submitted several pictures of residential housing types; a construction
materials list has not been submitted. With the submittal of the first [mal plat, the applicant
plans to make modifications to Ten Mile Creek and submit a LOMR Floodplain Alteration
application to FEMA for review. See Conditional Use Permit/Comprehensive Plan Analysis
below for more information.
Recently, the City has reviewed and approved annexation/zoning and development applications
for Tuscany Subdivision. These developments were all on the south side of Victory Road.
The western portion of the development is serviceable by the City of Meridian's sanitary sewer
system through connections in Locust Grove Road. The central and eastern portions of the
AZ-O5-007, pp-a5-OO9, CUP-O5-008
8ellingham Park Subdivision_AZ_PP.CUP.doo
Plalming & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2,2005
Page 4
development are currently not serviceable. Sewer service for this development will be via the
future Tuscany Subdivision and under the Ridenbaugh Canal. If this development is approved,
it shall be subject to those sewer systems being available.
Staffrecommends approval o/the subject annexation/zoning (AZ-05-007), preliminary plat (PP-
05-009), and conditional use permit (CUP-05-008) with the conditions and modifications based
herein.
LOCATION
The subject site is located on the east side of Locust Grove Road and approximately Y2 mile
south of Victory Road south and west of Tuscany Subdivision, in Section 29, Township 3 North,
Range I East.
SURROUNDING PROPERTIES
North: Tuscany Lakes Subdivision, zoned R-4 (Meridian City); Unplatted/Agricultural (across
Ridenbaugh Canal), zoned RUT (Ada County).
South: Vacant/Agricultural/Single Family Residential - Terrier Subdivision, zoned RUT (Ada
County).
East: Vacant/Agricultural/Single Family Residential zoned RUT (Ada County).
West: Vacant/Agricultural/Single Family Residential zoned RUT (Ada County)
As mentioned in the summary above, there are several developments in this area that have
recently been approved by the City. Some of the new homes in Tuscany Subdivision, just
northeast of the current property, are already occupied. Although a significant portion of the land
on the east side of Locust Grove Road has been approved for development, this site, if approved,
will be the first property south of the Ridenbaugh Canal annexed into the corporate limits of the
city.
OWNER OF RECORD
The property owners of record are Rick L. Mckague, Douglas H Killam, Lawrence and Charlene
Smith, Owen Garrett, and Tom Dawson. These owners have provided notarized consent for
Gemstar Properties, LLC, to submit the subject applications.
ANNEXATION & ZONING ANALYSIS
Because the analysis below applies both to the proposed use and the proposed zoning, staff has
combined the analysis of use with the annexation and zoning findings.
According to Meridian City Code (MCC) 11-15-11, General Standards Applicable to Zoning
Amendments, both the Planning & Zoning Conunission and Council are required "to review
the particular- facts and circumstances of each proposed zoning amendment in terms of the
following standards and shall fmd 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:
AZ-O5.007. PP-O5-009, CUP-O5-oas
BoUingham Park Subdivision_AZ.PP_CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2,2005
Page 5
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. Staff
finds that the requested zoning designation, R-8, is hannonious with and in accordance
with the 2002 Comprehensive Plan and Future Land Use Map, which designates the land
to be "Medium Density Residential". The 3.84 dwelling units per acre proposed with the
preliminary plat are consistent with previous Commission and Council actions and
generally confonn to the goals, objectives, and action items contained in the
Comprehensive Plan for this area. In addition, in the applicant's cover letter (dated
January 15, 2005) lists several Comprehensive Plan policies, all of which support the
annexation and proposed residential use of the property.
Staff finds the following 2002 Comprehensive Plan text policies to be applicable to this
application (staff analysis is in italics below policy):
After evaluating the original preliminary plat submittal and the Comprehensive Plan
policies regarding hazardous use (floodplain), multi-use pathway, and preservation of
natural features areas, staff discussed with the applicants agent the portion of the site
within the floodplain and along the Ridenbaugh Canal, the Eight-Mile Drain and Ten-
Mile Drain designated for multi-use pathways. Staff expressed concerns that the proposal
does not conform to the purpose statement of the natural features goals and policies and
staff cannot make the jìndings to recommend approval based on the following;
Chapter V A.2 P30 - Hazardous Areas - The purpose of the floodplain District is to guide
development in the flood-prone areas of any watercourse that is consistent with the
requirements for the conveyance of flood flows and to minimize the expense and
inconveniences to the individual property owners and the general public through
flooding. Uses pennitted in this district are generally associated with open space,
recreational, and agricultural land uses and do not hinder the movement of floodwaters.
The applicant has submitted a letter from Paul Kunz indicating that the applicant has
made the first indications of filing for a Letter of Map Revision to the Federal
Emergency Management Agency. The letter indicates that if the farm access roads
are removed then the 1 OO-year floods would be contained within the banks of Ten-
Mile Creek.
Similarly to the existing floodplain there are two primary soils located onsite as
defined by the geotechnical report. As reported both soils types are prone to flooding
with seasonal high groundwater levels at 1.5-5 feet below grade. The engineering
reports indicate that water in the crawl spaces is to be expected and shallow
groundwater is a concern for construction across the site. Dewatering of the site is
expected and a dewatering program was recommended by the geotechnical engineer.
AZ-O5-007, Pp-O5-oa9, cuP-os-aO8
Bellingbam Park Subdivdon_AZ,pp.CUP,doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2,2005
Page 6
The submitted plan has seventy (70) lots proposed in the current floodplain
designation. All homes are expected to have moderate to severe groundwater
problems. The seasonal high groundwater levels are calculated as the average depth
to water during peak seasons; however actual high groundwater levels at this site are
expected to be at grade if a dewatering program is not instituted.
The applicant has submitted a letter jrom John Anderson, of Nampa Meridian
Irrigation District addressing usage along major canal systems. Staff feels the
revision dated April 26, 2005 adequately addresses the relocation of the multi-use
pathways west of Ten-Mile Creek. However, the NMID letter supports staff's original
recommendation that additional open space lots should be placed along the Ten-Mile
Creek and Ridenbaugh Canal east of the Ten-Mile Creek to provide additional buffer
to these major features of concern in the intersection of the two major watefWays.
Staff feels that the dedication of Lot 18, Block 10 to the Nampa Meridian Irrigation
District is appropriate to mitigate the anticipated residential impacts west of the Ten-
Mile Creek as long as a pathways connection is made from Bellingham Park
Subdivision to the east along the Ridenbaugh Canal.
Staff feels that the relocation of parks, pathways and drainage lots in relation to the
high ground water would be the most beneficial to future owners. Past approvals of
subdivisions with potential for groundwater in crawls paces has created a concern for
the health/safety and welfare of fUture owners. The overall design of subdivisions
helps mitigate these future problems.
Chapter VI c.2 P71 - Multiuse pathways: Pathways that encourage use by bicyclists and
pedestrians can decrease road congestion and add to the community's quality oflife. The
proposed off-street and multiuse pathway systems are depicted in Figures VI-3 and VI-4.
New and existing developments should ensure that the guidelines laid out in this plan are
adopted.
With the redesign of the subdivision the applicant has included multiuse pathways
proposed in this development. The Comprehensive Plan indicates in Figures VI -3
and VI-4 the locations of pathways along the Ridenbaugh Canal, Eight Mile Creek,
and Ten-Mile Creek.
In response to the Nampa Meridian Irrigation District letter indicating the need to
have all pathways located away from the interchange of the Ten-Mile Creek and the
Ridenbaugh Canal, the applicant has proposed an alternate route jor the pathway.
Staff supports the pathway system in these locations providing connection to Locust
Grove Road, near the intersection with the Ridenbaugh Canal. With the relocation of
thé pathways away from the canal systems the applicant has also proposed a more
intensive use closer to the irrigation interchange than a pathway.
Staff proposes that the applicant construct multi use pathways similar to Tuscany
Lakes and Messina Hills Subdivision north of the property. These developments
placed the pathways in cooperation with the Comprehensive Plan along the Eight and
AZ.O5-007, pp.OS-OO9. CUP-OS-OO8
Bcllinghatn Park Subdivision_AZ_PP,CUP_doc
Plalming & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2,2005
Page 7
Ten Mile drains, utilizing the streets systems for canal/creek crossings and creating
open space lots to buffer the irrigation system from new development. The Multiuse
pathway should be continued in the following locations:
Staff feels that the open space lot should be continued along the east side of Ten-Mile
Creek to provide a connection through the open space from the south of the
development along Ten-Mile Creek to the connection with the Ridenbaugh Canal and
future connection with Tuscany Lakes and Messina Hills Subdivisions.
The following goals and policies support the request for additional open space along
natural resources:
.
"Preserve and conserve our waterways, wetlands, wildlife habitat, and other
natural resources."(Chapter V, Goal I, Objective AI)
"Preserve open space for recreation conservation and aesthetics" (Chapter V,
Goal I, Objective A2)
"Identify waterways, wetlands, and other natural resources for preservation"
(Chapter V, Goal I, Objective A, Action item 1)
"Identify feasible interconnected greenbelt areas along waterways, railroads, etc."
(Chapter V, Goal I, Objective A, Action item 2)
"Develop and maintain greenbelts along waterways" (Chapter V, Goal I,
Objective A, Action item 4)
"Improve and protect creeks (Five Mile, Eight Mile, Nine Mile, Ten Mile, South
Slough, and Jackson and Evans drainages) throughout commercial, industrial, and
residential areas" (Chapter V, Goal I, Objective A, Action item 11)
.
.
.
.
.
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to
this application (staff analysis is in italics below policy):
.
"Require appropriate landscape and buffers along transportation conidors (setback,
vegetation, low walls, benDs, etc.)." (Chapter VII, Goal IV, Objective D, Action item
4)
As depicted on the Comprehensive Plan Future Land Use Map, the applicant is
proposing to construct a 25-foot wide landscape berm with dense vegetation along
Locust Grove Road. Staff is supportive of these widths, as long as the entire buffer
lies outside the ultimate right-ol-way, and the sidewalk is located outside of the 25-
foot wide buffer (or increase buffer to 40-feet). See Site Specific Condition #5 in the
Preliminary Plat section below.
.
"Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended
Approach" from the National Center for Bicycling and Walking in all land use
decisions." (Chapter VI, Goal II, Objective A, #3)
AZ-O5"OO7, PP-O5-009. CUP.O5-008
Bdlingham Park Subdivision,AZ,PP_CUP_doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 8
This publication encourages jurisdictions to establish bikeway and walkway facilities
in new construction and reconstruction projects, in a manner that is safe, accessible
and convenient.
.
"On-street bikeways should be incorporated on all future Collector streets." (Chapter
VI, Figure VI-5)
Figure VI-5 on page 57 of the Comprehensive Plan designates an on-street bikeway
mid-mile between Victory Road and Amity Road. The applicant is proposing a 36-
foot street section for Wrightwood Dr (collector). The applicant has not proposed an
onstreet bike path for Locust Grove road between Victory and Amity but the addition
of a 1 O-foot gravel shoulder forfuture expansions should accommodate bike lanes.
A portion of the site located south of Wrightwood Drive and on either side of Mitman
Ave is in the Low Density Residential Comprehensive Designation. In Chapter VII of the
Comprehensive Plan, 'Low density' is derIDed as areas including single-family homes at
densities of three dwellin ;! units or less per acre. The applicant is requesting that all the
subject site be zoned R-8 (Medium Density Residential). The R-8 district allows for a
maximum of eight (8) dwelling units per acre (MCCll- 7-2.C), however the design more
closely resembles an R-4 development. The applicant's requested design provides for
larger lots consistent with a lower density transitional area.
The comprehensive plan states on Page 104, Objective D- Plan for appropriate uses
within rural areas: "Require new urban density subdivisions which abut or are proximal
to existing low density residential land uses to provide landscaped screening or
transitional densities with larger, more comparable lot sizes to buffer the interface
between urban level densities and rural residential densities. " Tetrier Subdivision is
located immediately south of the property with three lots of approximately five acres
each and is classified as low density residential. Lots 1-6 and Lot 8 of Block 1 and Lots
1-2 of Block 7 have a calculated residential density of 2.99 dwelling units to the acre or
(7 residential lots I 2.34 acres) which is consistent with the maximum allowance within
the Low Density Residential Designation.
Staff recommends that the Commission and Council rely on staffs analysis, public
testimony received and any comments submitted from any other agencies or departments
regarding whether the proposed zone and subsequent development is hannonious with
and in accordance with the Comprehensive Plan.
B.
Is the area included in the zoning amendment intended to be rezoned in the future;
Concúnent with the annexation and zoning application, the applicant has submitted a
preliminary plat and conditional use pennit proposing single-family lots on the subject
site (PP-05-004 & CUP-05-004). Staff does not anticipate that the applicant plans to
rezone the subject property in the future if the accompanying CUP/PD and PP
applications are approved.
Al-OS-OO7, PP-OS-OO9. CUP-O5-008
Bollingbam Park Subdivision_Al,PP_CUP,doç
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2,2005
Page 9
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;
The existing proposal is consistent with the Comprehensive Plan. Staff does not
anticipate commercial or other uses are planned for the site.
D.
Has there been a change in the area or adjacent areas which may dictate that the
area should be rezoned. For example, have the streets been widened, new railroad
access been developed or planned or adjacent area being developed in a fashion
similar to the proposed rezone area;
Staff finds that a substantial portion of the land to the north and east has been developed
(or approved for development) in a manner similar to the proposed subdivision, with
single-family dwelling units. Tuscany Lakes Subdivision to the north was approved with
a gross density of 2.34 dwelling units per acre and a school site. Tuscany Lakes
Subdivision is an R-4 subdivision with the lot range from 10,000 square feet to 30,000
square feet. Neighboring Ada County Developments are in the 1 acre to 5 acre size range.
This development is proposing significantly smaller lots, but within the acceptable limits
for a medium density development bordering a low density residential area.
There have been no recent street improvements in the area. Further, Locust Grove Road
is not currently scheduled within ACHD's Five Year Work Program or Capital
Improvements Plan (CIP) for roadway widening.
A portion of this development is currently not serviceable by the City of Meridian's
sanitary sewer system. Phase one of this development is eligible to sewer to an existing
main located in Locust Grove road. The remainder of this development is planned to
sewer via the future 24" service line to be run under the Ridenbaugh Canal and through
Tuscany Lakes upon build out. Staff anticipates the sewer line to be in the near vicinity
prior to development of this proposal. Other urban services, such as water, are near to
this site and the applicant should be able to extend such services to the site. Staff finds
that the subject site is denser than surrounding proposals and provides a housing type
which has not been utilized in the immediate vicinity (Blocks 2-3). The overall proposal
is consistent for development in a fashion similar to other properties in the area.
E.
Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character
of the general vicinity and that such use will not change the essential character of
the same area;
The applicant has submitted several front elevations for the proposed single-family
homes. If the homes are constructed in substantial compliance with the submitted
elevations, they will be similar in design to other residences in the area. The existing
character of the area will, and is, currently changing. However, this is the first
AZ-O5-a07. pp-aS-OO9, CUP-O5-008
Bdlingham Park Subdivision,AZ_PP,CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2,2005
Page 10
development to apply for approval south of the Ridenbaugh Canal. This development will
set the tone for how the rest of this area, particularly the south, develops or does not
develop and how those developments deal with high groundwater issues that prevail in
this area. Similar developments in the near vicinity have already experienced high
groundwater along the Ten Mile Creek and Ridenbaugh Canal.
The proposed homes must be designed, constructed, and maintained in significant
compliance to the recommendations as listed by the Geotechnical experts report and with
the conditions imposed by this report. The houses must be designed in a fashion as to not
allow any groundwater to enter the crawlspaces, otherwise the housing products should
be constructed without crawlspaces.
F.
Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
Due to other existing and proposed uses near the site, staff does not anticipate that the
proposed zoning/uses will be physically hazardous to future or existing uses or neighbors
in the area. The one exception may be with regard to the floodplain. The floodplain must
be engineered as to not hinder any floodwaters leaving the site. If a flood event occurs
and buildings impact the flow of water downstream then the use may become hazardous
to the neighboring properties.
The applicant should institute a dewatering plan to mitigate high groundwater issues as
dictated by the Geotechnical Report. Staff has required a dewatering plan as a condition
of approval.
Staff recommends that the Commission and Council rely on staff analysis, comments
from other agencies, and public testimony to detennine whether the proposed use will be
disturbing or hazardous to the existing neighboring uses and future expected uses in this
vicinity.
G.
Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fire protection, drainage structures, refuse disposal,
water, sewer or that the person responsible for the establishment of proposed zoning
amendment shall be able to provide adequately any of such services;
A portion of this development is currently not serviceable by the City of Meridian's
sanitary sewer system. Phase one of this development is eligible to sewer to an existing
main located in Locust Grove road. The remainder of this development is planned to
sewer via the future 24" service line to be run under the Ridenbaugh Canal and through
Tuscany Lakes upon build out. Staff anticipates the sewer line to be in the near vicinity
prior to development of this proposal. Other urban services, such as water, are near to
this site and the applicant should be able to extend such services to the site. Water to
serve this development is existing or cUlTently under development with Tuscany Lakes
AZ-OS-OO7, PP-OS-OO9, CUP-OS-OO8
BeIHogham Park Subdivision.AZ_PP.CUP_doc
PlamÜng & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2,2005
Page II
Subdivision. The applicant shall be responsible for the extension of utilities to and
through this proposed development. Sizing and routing shall be coordinated with the
Public Works Department.
The applicant and/or future property owners will be required to pay park and highway
impact fees as well as construct on-site storm water drainage facilities.
Based on the comments received from other agencies/departments, staff finds that the
public services listed above can be made available to accommodate the proposed
development. The Commission and Council should reference any written and/or verbal
testimony submitted by any public service provider, regarding their ability to adequately
service this project.
H.
Will not create excessive additional requirements at public cost for public facilities
and services and will not be detrimental to the economic welfare of the community;
If approved, the developer will be financing the extension of sewer, water, public street
infÌastructure, 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 this
development will not be detrimental to the economic welfare of the community.
I.
Will the proposed uses not involve uses, activities, processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff recognizes that traffic and noise will increase with the approval of a development on
this site; however, staff does not believe that the amount generated will be detrimental to
the general welfare of the public. Staff does not anticipate that annexation and
development in accordance with current city code and the Comprehensive Plan will
create excessive noise, smoke, fumes, glare, or odors. Staff finds that if open space Lot
13, Block 12, were to develop in a similar fashion to Tuscany Lakes subdivision then the
open space would help to facilitate the pedestrian traffic from the subdivision to
surrounding uses.
Fencing along all canals and waterways shall be a minimum of 6' in height and
constructed of non-combustible materials as to not interfere with regular maintenance of
ditches and waterways by Nampa Meridian Irrigation District.
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 fÌom
Locust Grove Road and provide future public street connection to the site fÌom Amity
Road and through to Eagle Road. The proposed public street entrance to Locust Grove
AZ-O5-0a7. PP-O5-009. CUP-O5-008
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Page 12
Road has been proposed to ACHD. If all vehicular approaches (streets) are approved and
constructed in accordance with ACHD policies, staff does not believe that the subdivision
will create interference with traffic on the sUITounding public streets. Please review any
comments ftom ACHD for this project for additional infonnation regarding this finding.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
The comprehensive plan defines the Ten-Mile Creek as a natural feature of importance.
As described in the Annexation and Zoning Analysis A. The applicant should make all
attempts at preservation of this natural feature. There are many game species in the
vicinity which utilize the drainage systems for habitat.
Any existing trees larger than 4" caliper that are removed should be mitigated for, per
the Landscape Ordinance.
Staff recommends that the Commission and Council reference any public testimony that
may be presented to determine whether or not the proposed development may result in
the destruction, loss or damage of a natural or scenic feature(s) of importance of which
staff is unaware.
L.
Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592, 11-17-1992)?
In accordance with the findings listed above, staff finds that the annexation/zoning of this
property, as proposed by the applicant, would be in the best interest of the City.
ANEXA TION & ZONING COMMENTS
1. The annexation legal description submitted with the application (stamped by D. Ten-y Puegh,
PLS) shows the property as contiguous to the existing corporate boundary of the City of
Meridian.
2. Any future subdivision, uses and construction on this property shall comply with the City of
Meridian ordinances in effect at the time.
3. A Development Agreement (DA) will be required as part of an annexation of this property.
Prior to the annexation ordinance approval, a DA shall be entered into between the City of
Meridian, the property owner(s) (at the time of annexation ordinance adoption), and the
developer. The applicant shall contact the City Attorney. Bill Nary. at 888-4433 to initiate
this process. The DA shall incorporate the following:
. 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,
AZ.05"0O7, PP-05-009, CUP-05-00S
Bellingham Park Subdivision-AZ,PP_CUP_doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 13
.
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.
That development of Phases III and IV shall not commence until FEMA approves the
proposed Letter of Map Revision and the flood designation has been revised for Ten-Mile
Creek. If the flood plain and floodway boundaries presented with this application are not
approved by FEMA, the applicant shall have two options: 1) remove any lots within the
FEMA-approved floodplain boundaries or 2) resubmit for preliminary plat approval of
Phases II and III.
The developer shall construct multi-use pathways as required by the Comprehensive
Plan. The future crossings of Ten Mile Creek and the Ridenbaugh Canal may be
accomplished offsite and through anticipated bridges (Davinci Way stub street)
cOlUlecting future development with Tuscany Lakes and Messina Hills Subdivision.
However, the applicant shall provide an onsite pathway system consistent with the Goals
and Policies of the Comprehensive Plan.
That the developer shall be responsible for enacting a dewatering program as
recommended by the Geotechnical report to be approved by Meridian Public Works.
The developer shall dedicate Lot 15 Block 10 to the Nampa Meridian Irrigation District.
.
.
.
.
PRELIMINARY PLAT ANALYSIS
Meridian City Code (MCC) 12-3-3 J.2 and 12-3-5 D read as follows: "In detennining the
acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of
this title and at least the following:
A.
B.
C.
D.
The conformance of the subdivision with the Comprehensive Development Plan;
Please see Annexation and Zoning Analysis "A" above.
The availability of public services to accommodate the proposed development;
Please see Annexation and Zoning Analysis "G" above.
The continuity of the proposed development with the capital improvement program;
Because the developer will be required to install sewer, water, and utilities for the
develQpment at their cost, staff finds that a development on this property will not require
the expenditure of capital improvement funds.
The public fmancial capability of supporting services for the proposed development;
AZ-as-oa7. PP-OS-OO9, cuP-aS-OO8
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P&Z Hearing Date: June 2, 2005
Page 14
The development will not require major expenditures for providing supporting services.
Staff recommends the Commission and Council rely upon comments submitted from the
public service providers (i.e. police, fire, ACHD, etc.) to detennine this finding. (See
finding "G" under Annexation and Zoning Analysis above, and the Agency Comments
and Conditions at the end ofthis report for more detail.)
E.
The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any health, safety or environmental problems
associated with this subdivision that should be brought to the Council or Commission's
attention; other than the floodway and groundwater issues previously discussed, no
hazardous natural features have been identified on the site. ACHD considers road safety
issues in their analysis. Staff finds the Commission and Council should rely on any
public testimony that may be presented to determine whether the proposed use may
cause health, safety or environmental problems of which staff are aware.
SPECIAL CONSIDERATIONS-PRELIMINARY PLAT
1. Public Streets and Access: The applicant is proposing to construct through roads
(Wrightwood Drive) connecting Locust Grove Drive with future projects to the east and
south. Wrightwood Drive to Highcliff Avenue is shown as a 36-foot wide street will
serve as the collector street in this area and will provide access to Locust Grove Road for
all parcels in this section. Staff is supportive of the proposed design, as it will provide
access to future development across Ten Mile Creek for all parcels in this section.
2.
Right-of-way & Landscape Buffers:
Arterial Streets: Staff recommends that the applicant be required to comply with the
ACHD's requirements for right-of-way dedication along Locust Grove Road.
Landscaping and sidewalks adjacent to Locust Grove Road should be constructed in
compliance with MCC 12-13-10. A 25-foot wide landscape buffer, located entirely
outside of the right-of-way and not including the width of the sidewalk, should be
provided along Locust Grove Road. See Site Specific Condition #5 below.
3.
Stub Streets: The applicant is proposing to construct stub streets to adjacent parcels east
and south of the site. Staff is supportive of the proposed stub street locations. .
4.
Unimproved Right-of-Way: Meridian City Code 12-13-10-9 requires a lO-foot wide
gravel shoulder abutting right-at-way where the unimproved portion of the right-of-way
is greater than 13 feet (measured &om 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-at-way should be landscaped with lawn or other
vegetative groundcover. Locust Grove Road abutting this site meets the warrants for the
10-foot wide grayel shoulder requirement listed above. Therefore, the applicant should be
required to construct a 10- foot wide gravel shoulder on Locust Grove Road, with the
Az-os-aO7, pp-as-oa9, CUP.O5-008
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9.
Plamling & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2,2005
Page IS
remaining portion of the right-of-way being landscaped with lawn or other vegetative
groundcover. See Site Specific Condition #5 below.
5.
Internal Streets: The applicant is proposing to construct all internal streets with a 36-foot
street section with 5-foot wide detached attached sidewalks with drainage swales. The
entire street, including the sidewalk, is contained within the ACHD right-of-way. Staffis
supportive of this design. To keep cars that park in ITont of garages ITom blocking the
sidewalk, all future face-of-garage setbacks should be 20-feet (measured ITom the
property line or the back of sidewalk, whichever is more restrictive). See Site Specific
Condition #3 below.
6.
Micro-paths: Staff recommends that a micro-path connections be provided as depicted as
closely as possible according to the Comprehensive Plan. There are three distinct natural
features in this area that are potential locations for multi-use pathways. The Ridenbaugh
Canal running east to west, The Eight Mile Creek ITom the northeast and connecting to
the Ridenbaugh Trail, and the Ten Mile Trail Way connecting the northwest to future
developments south of the City of Meridian. This recommendation will allow greater
pedestrian access to the parks located in ITom the south. See Site Specific Condition #6
below.
7.
Pipinl! of Ditches: All irrigation ditches, laterals or canals, exclusive of natural
waterways, intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled per MCC 12-4-13. Unless otherwise approved by Nampa and
Meridian Irrigation District. Plans will need to be approved by the appropriate
iITigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users
association approval cannot be obtained, plans will be reviewed and approved by the City
Engineer prior to final plat signature. See Site Specific Condition #8 below.
8.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be
required to use 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 used, the developer shall be
responsible for the payment of assessments for the common areas prior to signature on
the [mal plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in
accordance with MCC 12-13-8 and MCC 9-1-28. See Site Specific Condition #9 below.
Fencine:: The applicant has not proposed to construct any fencing around the perimeter
of the site. Fencing along all canals and waterways shall be a minimum of 6' in height
and constructed of non-combustible materials as to not interfere with regular
maintenance of ditches and waterways by Nampa Meridian Irrigation District. A
detailed fencing plan should be submitted upon application of the final plat (MCC 12-4-
1O.F.3). If pennanent fencing is not provided, temporary construction fencing to
AZ-O5-0a7, pp.aS-OO9. CUP-US-ODS
Bcllingham Park Subd;vÎs;on-AZ.PP,CUP,doc
Plarming & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2,2005
Page 16
contain debris must be installed around the perimeter prior to issuance of a building
pennit. All fences should taper down to 3 feet maximum within 20 feet of all right-of-
way. All fencing should be installed in accordance with MCC 12-4-10. See Site
Specific Condition #10 below.
10.
Sanitary Sewer The entire development is currently not serviceable by the City of
Meridian's sanitary sewer system. Phase 1 will be served by a connection in the Locust
Grove Right of way, while sewer service for the western phases of the development
will be via the future main located along Ten Mile Creek, through Tuscany Subdivision
and piped under the Ridenbaugh Canal. See Site Specific Condition #12 below.
SITE SPECIFIC CONDITIONS-PRELIMINARY PLAT
1. The preliminary plat prepared by Bailey Engineering, lnc, dated Jan 06, 2005, is
approved, with the conditions listed herein. All comments/conditions of the
accompanying Annexation/Zoning (AZ-05-007) and Conditional Use Pennit (CUP-05-
008) and Development Agreement shall also be considered conditions of the Preliminary
Plat (PP-05-009).
2.
In lieu of strict adherence to micro-path locations, the applicant may propose an
alternative multi-use pathway system in compliance to the 2002 Future Land Use Map if
approved by the Meridian Parks Department. A multiuse pathway shall be connected to
the east along the Ridenbaugh canal in cooperation with adjoining projects and
developments.
3.
Place a note on the face of the final plat stating that all future tront garage setbacks shall
be 20-feet as measured tram the property line or the back of sidewalk, whichever is more
restrictive.
4.
Prior to the City Engineer's signature of a final plat containing all structures not
contained on a designated lot shall be removed.
5.
The submitted landscape plan prepared by The Land Group, Inc., dated 1-14-05 is not
approved as submitted. The following should be included in a revised landscape plan:
. Depict and construct a 10-foot wide gravel shoulder on Ten Mile Road abutting
the site, with the remaining portion of the right-of-way being landscaped with
lawn or other vegetative ground cover.
. Depict the micropaths as required by Site Specific Condition #6.
. All micropaths within the proposed subdivision shall be designed in accordance
with MCC 12-13-15 "Micropath Landscaping" and MCC 12-4-3 "Pedestrian
- Walkways." Micropath fencing shall be constructed per MCC 12-13-15-9.
. All areas being counted toward the open space requirement shall be tree of "wet
ponds" or other such nuisances. All stonnwater 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.
AZ-O5.007, PP-O5-009, cUP-os-oos
Bollingham Park Subdivisioli,AZ_PP_CUP,doo
10.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2,2005
Page 17
.
Any tree over 4" in caliper that is removed tram the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees
that were removed. Required landscaping trees will not be considered as
replacement trees for those trees that are removed.
Other than the changes listed above, the approved landscape plan is not to be altered
without prior written approval of the Planning & Zoning Department.
6.
Construct a micro-path as depicted on the Planned Unit Development Site Plan, Sheet
PUD date April 26, 2006 and drawn by Bailey Engineering, Inc. Include a connection for
the micro-path to the east along the Ridenbaugh Canal in cooperation with developments
to the east. Appropriate signage should be included in the micropath as to direct
pedestrian traffic to the appropriate trail system.
7.
All road drainage shall be contained on site in the roadside swales as depicted. No trees
shall be placed in such a manner as to interfere with drainage.
8.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
MCC 12-4-13, unless otherwise approved by Nampa and Meridian Irrigation District.
Plans will need to be approved by the appropriate irrigation/drainage district, or lateral
users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department. If lateral users association approval can not be obtained, plans
will be reviewed and approved by the City Engineer prior to final plat signature.
9.
The applicant has not indicated who will own and operate the pressurized irrigation
system within this development. Underground year-round pressurized irrigation must be
provided to all lots within this development. The City of Meridian requires that
pressurized irrigation systems be supplied by a year-round source of water. If the
pressurized irrigation system within this development is to remain a private homeowners'
association system, complete plans and specifications shall be reviewed by the Public
Works Department as part of the development plan review process. A draft copy of the
pressurized irrigation system O&M manual shall be submitted prior to plan approval. The
applicant shall be required to use 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 used, the
developer shall be responsible for the payment of assessments for the cornman areas prior
to signature on the final plat by the City Engineer.
A detailed fencing plan shall be submitted upon application of the final plat. Fencing
along áll canals and waterways shall be a minimum of 6' in height and constructed of
non-combustible materials as to not interfere with regular maintenance of ditches and
waterways by Nampa Meridian Irrigation District. If pennanent fencing is not provided,
temporary construction fencing to contain debris must be installed around the perimeter
prior to issuance of building permits. All fences shall taper down to 3-feet maximum
AZ.O5-007, Pp.O5-oa9. cup-aS-OO8
Bellingham Park SubdivisioD_AZ,PP.cUP.doc
14.
15.
16.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2,2005
Page 18
within 20 feet of all right-of-way. All fencing shall be installed in accordance with MCC
12-4-10.
II.
Maintenance of all common areas shall be the responsibility of the Bellingham Park
Homeowners' Association.
12.
The applicant is proposing to sewer phase one of this development trom an existing
sewer main in Locust Grove Road. The balance of the proposed development is to be
sewered from an extension of a trunk main located in Tuscany Lakes phase 3. The
applicant shall be responsible to construct sewer mains to and through this proposed
development. Subdivision designer to coordinate main sizing and routing with the Public
Works Department. Applicant shall execute City of Meridian standard fonDS of
easements, for any mains that are required to provide service. Cover over sanitary sewer
mains shall be no less than 3-feet tram finish grade to the top of the pipe. If cover is less
than 3-feet tram the sub-grade to the top of pipe, alternate pipe materials shall be used
per the Meridian Public Works Department's Standard Specifications. Any sewer mains
not located in the right-of-way shall have a 20-foot wide easement with an all weather
access road, and said easement shall be tree of any large landscaping.
13.
Municipal water to this site shall be via extensions tram existing mains in Locust Grove
Road. Applicant will be responsible to construct the sewer and water mains to and
through this proposed development, thereby making them available to adjacent
properties. Subdivision designer to coordinate main sizing and routing with the Public
Works Department. Applicant shall execute City of Meridian standard fonDS of
easements, for any mains that are required to provide service.
Staff is concerned about the potential effects of high groundwater in the proposed project
area. Two significant waterways affect this property: the Ridenbaugh Canal along the
entire northern boundary and Ten Mile Creek intersecting the project. Conventional
wisdom holds that the shallow ground water table recedes once development occurs and
agricultural irrigation ceases and waterways are tiled. However, every year a number of
homeowners contact the Public Works Department regarding water in their crawl spaces
in developments that have been completely built out. The engineer shall be required to
certify and ensure that the street centerline elevations are set a minimum of 3-feet above
the highest established groundwater elevation, and that the bottom elevation of the crawl
spaces of homes is at least I-foot above said groundwater elevation.
The approval of this proposed development shall be conditional on the applicant being
able to obtain a letter of map revision fTom FEMA for the proposed modified flood plain
boundaries or redesign the development to comply with Meridian City Code 10-6-5
regardÌng Provisions for Flood Hazard Reduction.
Due to relatively high existing groundwater levels, applicant shall submit a Master
Grading and Drainage plan as part of the development plans to be submitted with each
phase of this development. The Master Grading and Drainage plan shall include at a
minimum the following:
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P&Z Hearing Date: June 2,2005
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a.
b.
c.
d.
Groundwater contours for this development at peak seasonal high depth.
Finish floor elevation for all houses in this development.
Elevation of crawl space for all houses in this development.
Finish grade elevation at each lot comer.
Drainage flow patterns on all lots.
e.
Applicant shall maintain a minimum of five ground water monitoring wells in project,
at locations approved by the Public Works Department. Applicant shall continue
monthly ground water monitoring for two years after final approval of each phase and
provide information to the Public Works Department.
If structural fill is to be placed on any lot, material specifications and compaction
requirements shall be detailed and submitted to Public Works and the Building
Department.
If slab-an-grade construction is utilized in conjunction with typical footings, builders of
each lot shall comply with all recommendations contained in the applicant's
Geotechnical Engineering Report (dated 6/10104) prepared by Michael G. Woodworth,
P.E., of Materials Testing & Inspection, Inc. regarding slab on grade construction. The
builder of each lot shall provide fill material gradation certification and a minimum of
one compaction testing report per 500 square feet of first floor area (including garage)
and provide such reports to the Meridian Building Department prior to commencement
of any framing.
The Master Grading and Drainage Plan must be approved by the Public Works
Department prior to overall plan approval. Builders must provide finish floor and crawl
space elevation certification for each house prior to issuance of certificate of
occupancy.
17.
All residential construction, where foundations would be within soil Groups II through
IV of the Unified Soils Classification System, shall comply with the International
Residential Code R405.l, pertaining to the requirement of drains around all concrete
foundations that retain earth and enclose habitable or usable spaces located below grade.
Approved drainage systems shall be installed at or below the area to be protected and
shall discharge by gravity or mechanical means to an approved drainage system. The
applicant shall provide Public Works and the Building Department with detailed soil
classification profile of each test hole as determined by Associated Earth Sciences
Incorporated.
18.
Other _than the public street accesses approved by ACHD, direct lot access to Locust
Grove Road is prohibited. A note shall be placed on the final plat restricting access to
Locust Grove Road.
GENERAL RE UIREMENTS-PRELIMINARY PLAT
1. All grading of the site shall be performed in conformance with MCC 11-12-3H.
AZ-OS.OO7. PP-OS-OO9, CUP-OS-OO8
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2,2005
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2.
4.
Sidewalks shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to MCC 12-13-10-8.
3.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
Street signs are to be in place, water system shall be approved and activated, fencing shall
be installed, drainage lots constructed, road base shall be approved by the Ada County
Highway District, and the Final Plat for this subdivision shall be recorded, prior to
applying for building permits.
5.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
6.
It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
7.
8.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Anny Corps of Engineers.
9.
10.
A detailed landscape plan, in compliance with the landscape and subdivision ordinance
and as noted in this report, shall be submitted for the subdivision with the final plat
application.
11.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
12.
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.
13.
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.
AZ,O5-aO7, PP.O5-009, CUP-O5-008
Bellingham Park Subdivision,AZ.PP.CtlP_doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 21
IS.
16.
17.
18.
19.
20.
21.
14.
Submit any up-dated groundwater/soils monitoring data, as collected and analyzed by a
soils scientist, to the Public Works Department for review. Any drainage areas
(detention/retention basins) must be designed to ensure that water will percolate or
discharge with a period of time not to exceed 24-hours for all stonns up to and including
a 100-year stann events. Side slopes within drainage areas shall not exceed 3: 1. Any
portion of a drainage area not improved with sod/grass seed (or other approved
landscaping) shall not count towards the required open space area. The project engineer
should pay close attention to the results of field studies detennining the groundwater, soil
type & and characteristics during the design and construction phases. The engineer shall
be required to certify that the street centerline elevations are set a minimum of 3-feet
above the highest established nonnal groundwater elevation. This is to ensure that the
bottom elevation of the crawl spaces of homes is at least I-foot above peak high
groundwater.
The applicant shall coordinate mailbox locations with the Meridian Post Office.
Any existing domestic wells and/or septic systems within this project will have to be
removed 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.
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.
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 seasonal high groundwater elevation.
The applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as detennined during the plan review process, prior to
signature on the final plat per Resolution 02-374.
Staffs failure to cite specific ordinance provisions or tenus of the approved
annexation/conditional use does not relieve the applicant of responsibility for
compliance.
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC
12-2-4.
AZ.O5.007, pp.O5.aO9, CUP-O5-008
Bellingham Park Subdivi.ioll.AZ,PP,CUP,doc
D.
E.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 22
CONDITIONAL USE ANALYSIS
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in tenns of the following and may approve a conditional use pennit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A.
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 and lot size requirement and standard setbacks, as
required by Meridian City Code. See Special Consideration #1 below for detailed
analysis.
Staff finds that the subject property is large enough to accommodate the requested use
and all other required features. Although the site is large enough to accommodate all of
the features required by ordinance, the applicant has asked, through the Planned
Development, to modify specific development standards. Staff recommends that not all
requirements be waived as requested. See Special Consideration #1 below for detailed
analysis.
B.
That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
Staff finds that the proposed single-family residential subdivision, with a gross density of
3.84 dwelling units per acre, is generally hannonious with and in accordance with the
2002 Comprehensive Plan and Future Land Use Map, which designates the site to be
"Medium Density Residential" and "Low Density Residential" (provided the
Commission and Council grant the requested planned development). Please see
Annexation & Zoning Analysis "A" above.
c.
That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
Please see Annexation & Zoning Analysis "E" above.
That the proposed use, if it complies with all conditions of the approval imposed,
will n?t adversely affect other property in the vicinity;
Staff recommends that the Commission and Council rely upon public testimony, staffs
analysis, and other agency comments when detennining if the proposed uses will
adversely affect other properties in the vicinity.
That the proposed use will be served adequately by essential public facilities and
AZ-O5-007, pp.as-aO9, CUP-OS-OO8
Bellingham Park Suhdivision_AZ_PP,CUP.doc
I.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 23
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 econoßÙc
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.
H.
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 provide for 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 CONSIDERA TIONS-CONDITIONAL USE PERMIT
1. Reduced Standards: As stated earlier, the applicant is requesting modifications from
standard ordinance requirements for street frontage and lot size.
Lot Size: The applicant has requested reduced lot sizes; the submitted preliminary plat
has lots below the 6,500 square-foot minimum size. Therefore, a modification to the
standard R-8 lot size of 6,500 square-feet is applicable. The proposed lot sizes range from
4,860 square-feet to 14,290 square-feet.
Lot Frontage: The minimum requested street frontage is 36-feet There are 144 lots that
have between 36-feet and 64-feet of frontage (65-feet is the minimum for the R-8 zone).
AZ-O5-007, PP-O5-009. CUP-O5.00B
Bellingham Park Subdivision_AZ,PP.CUP_doc
2.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2,2005
Page 24
Staff is supportive of reducing the frontage for some of the lots as it provides lot
diversity.
Setbacks: The applicant's submittal of 4/26/05 requests that this development not be
subject to any setback standards. Staff recommends that all setbacks for the R-8 zone
remain in place. Staff would recommend even greater setbacks for lots along canals and
waterways to help mitigate any NMID issues.
2.
Amenities: MCC 12-6-2.A.3 requires two or more amenities to be provided as part of
each planned development. The proposed amenities for the subject planned development
include: a 2.8-acre open space lot and 5.03 acres of open space/park. The proposed open
space makes up 11 % of the site, 5% minimum is required and it takes 10% to count open
space as an amenity. However, parking for soccer/softball has not been addressed by the
applicant. On-street parking will be limited adjacent to the 2.8-acre park, and if parking is
provided on-site, that takes away from the useable green area. The applicant is proposing
parking for the clubhouse located on Lot 10, Block 3. Staff has not seen a rendering of
how the clubhouse would be used and/or upgraded for public use. The applicant shall
submit for a building permit to change the occupancy ofthe single family residence to
address the new proposed use as an amenity. As proposed, staff does believe that the
proposed park areas provide sufficient amenities relative to the size of the proposed
development and the requested relief of development standards. Landscaped open space
means land exclusive of street rights-of-way and street buffers, except for right-of-way
specifically dedicated for landscaping within a subdivision. The applicant states that the
total open space areas account for 5.03 acres (11.66%). which meets the open space
definition in the PD ordinance. No drainage lots, required street buffers, or canal buffers
have been included in this calculation.
3.
Elevations: The applicant has submitted several front elevation drawings for the proposed
dwelling units. Staff believes that the dwelling units will be compatible with the
adjoining uses, ifthe buildings are constructed as shown on the submitted elevations.
Construction within Bellingham Park Subdivision 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 Uniform Building Code. See Site Specific Condition #4 below.
SITE SPECIFIC CONDITIONS-CONDITIONAL USE PERMIT
I. The site plan prepared by Bailey Engineering, Iuc, dated April 26 2005, is approved, with
the conditions listed herein. Applicant shall meet all of the requirements of the
Annexation/Zoning (AZ-05-007) and Preliminary Plat (PP-05-009) as a condition of the
Condi~onal Use Permit (CUP-05-008).
The project shall conform to the R-8 dimensional standards, except as follows:
. Minimum frontage: 36-feet (non cul-de-sac lots).
. Minimum lot dimensions: 4,140 sq ft.
AZ-O5-007, PP-O5-009, CUP-O5-00S
Bellingham Park Subdivision_AZ_PP,CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2,2005
Page 25
3.
The applicant shall provide detailed open space calculations at the P&Z Commission
public hearing, clarifying what percentage of the site will be set aside as landscaped open
space (not including required street buffers). If modifications to the plat/site
plan/landscape plan are required by the Commission, said plan shall be submitted to the
City Clerk at least 10 days prior to the public hearing. In addition to providing 10% of the
site as open space, provide at least one other amenity in accordance with the requirements
of the City Council at the recommendation of the Commission.
4.
Construction within Bellingham Park Subdivision shall substantially comply with the
elevations submitted by the applicant.
Other Ae:encv/Department 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.
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 corners when spacing pennits.
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. For all-Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane".
7. Operational fire hydrants, temporary or pennanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
AZ-OS-OO7, pp.OS.OO9, cup-os-oas
8ellingham Park Subdivision,AZ,PP.CUP_doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2,2005
Page 26
8. To increase emergency access to the site a minimum of two points of access will be required
for any portion of the project, which serves more than 50 homes. The applicant shall provide
a stub street to the property to the (westleastlnorthlsouth). The two entrances should be
separated by no less than Y2 the diagonal measurement of the project.
9. The roadways shall be built to Ada County Highway Standards cross section
requirements and shall have a clear driving surface, available at all times, which is 20'
wide. Streets with less than a 29' street width shall have no parking. Streets with less than
33' shall have parking only on one side. These measurements shall be based on the face
of curb dimension.
10. The proposed I 66-lot subdivision with an estimated 2.9 residents per household would have
a total estimated population of 481 residents at build out.
11. 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.
12. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire
hydrants and mains shall be provided where required by the code official. For buildings
equipped throughout with an approved automatic sprinkler system installed in accordance
with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet
(183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system
installed in accordance with Section 903.3 .1.1 or 903.3 .1.2, the distance requirement
shall be 600 feet (183 m).
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.
3. Minimum acreage standard for City Park: The City is willing to develop and maintain
Community Parks, Urban Parks, and Neighborhood Parks. Neighborhood Parks will be
AZ-OS-OO7, pp.OS.OO9. CUP-O5.008
BeUingham Park Suhdivi,iou,AZ.PP_CUP_doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2,2005
Page 27
reviewed on a case-by-case basis. The City may choose to maintain neighborhood parks
at an acreage of seven acres or larger. It will be the responsibility of private homeowner
groups or associations to develop and maintain the smaller mini parks and some
Neighborhood Parks in their subdivision that the City does not maintain.
4. Standard for Mitigation of trees: The standard established in the City of Meridian
Landscape Ordinance (MCC 12-13-13-6) will be followed.
5. Standard Plan for Protection of Existing Trees during Construction: The standard
established in the City of Meridian Landscape Ordinance (MCC 12-13-13) will be
followed.
MERIDIAN POLICE DEPARTMENT
1. The proposed development and/or plat do not offer natural surveillance opportunities of
the public areas. Prior to the next public hearing, the applicant shall meet with the Police
Chief and/or Planning Staff to discuss features that increase visibility, including but not
limited to: doors and windows that look out on the public areas, front porches, and
adequate nighttime lighting. 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.
CENTRAL DISTRICT HEALTH DEPARTMENT
I. Run-off is not to create a mosquito breeding problem.
2. Stonnwater shall be pretreated through a grassy swale prior to discharge to the subsurface
to prevent impact to groundwater and surface water quality.
3. The Engineers and architects involved with the design of the subject project shall obtain
current best management practices for stonnwater disposal and design a stonnwater
management system that prevents groundwater and surface water degradation.
ADA COUNTY HIGHWAY DISTRICT
Site Specific Conditions of Approval
1.
Dedicate 35-feet of right-of-way from the centerline of Locust Grove Road abutting the
parcel "by means of recordation of a final subdivision plat or execution of a warranty deed
prior to issuance of a building pennit (or other required pennits), whichever occurs first.
Allow up to 30 business days to process the right-of-way dedication after receipt of all
requested material. The owner will not be compensated for this additional right-of-way
because Locust Grove Road is classified as a collector roadway and is to be brought to
adopted standards by the developers of abutting properties.
AZ-O5-aa7, PP-O5-009. CUP.O5.008
Bellingham Park Suhdivision-AZ.pp.cUP,doç
8.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 28
If additional right-of-way is needed to accommodate the required left and right turn lanes,
the applicant shall dedicate sufficient right-of-way to construct those improvements.
2.
Construct W. Wrightwood Drive as a 36 or 41-foot residential collector street section
with vertical curb, gutter, and sidewalk from Locust Grove Road to W. Mitman Avenue.
Provide 21-foot street sections on each side ofthe proposed landscape island on W.
Wrightwood Drive at the intersection with Locust Grove Road. Stripe W. Wrightwood
Drive at the intersection with Locust Grove Road, to accommodate simultaneous left and
right turn movements onto Locust Grove Road.
3.
Construct a southbound left turn lane on Locust Grove Road at the intersection with W.
Wrightwood Drive. Provide a minimum of 100- feet of storage with shadow tapers for
both the approach and departure directions.
4.
Construct a northbound right-turn lane at the sight approach intersection with Locust
Grove, as recommended by the submitted Traffic Impact Study.
5.
If the applicant meets the criteria for the alternative street section, construct the internal
streets, with the exception ofW. Wrightwood Drive, as an alternative street section that
includes 32-feet of pavement with a I-foot minimum concrete ribbon curb (or vertical
curb) and 4-foot concrete sidewalks that are detached by an 8-foot wide drainage swale
within 62-feet of right-of-way. Ifit is determined that this site does not meet the
established criteria, then the applicant will be required to construct internal streets as a
standard residential streets that includes a 36-foot street section with rolled curb, gutter,
and 5-foot concrete sidewalk within 50-feet of right-of-way.
6.
If the applicant meets the criteria for the alternative street section, construct W.
Wrightwood Drive as an alternative street section that includes 32-feet of pavement with
a I-foot minimum concrete ribbon curb (or vertical curb) and 4-foot concrete sidewalks
on both sides ofthe roadway that is detached by an 8-foot wide drainage swale within 62-
feet of right-of-way. If it is determined that this site does not meet the established
criteria, then the applicant will be required to construct West Wrightwood Drive as a
standard street that includes a 36-foot street section with curb, gutter, and 5-foot concrete
sidewalk within 50-feet of right -of-way.
7.
The following access restrictions for W. Wrightwood Drive shall be noted on the final
plat:
. Lot 3, Block 7 shall not have access to W. Wrightwood Drive.
. - Lot 2, Block 6 shall have an on-site turnaround to prevent the direct backing of
vehicles onto W. Wrightwood Drive and the driveway will be required to be
constructed with Wrightwood Drive at the east property line.
Construct a knuckle with a landscape island on W. Wrightwood Drive abutting Lots 4-6,
Block 6 to prevent the direct backing of vehicles onto W. Wrightwood Drive. Provide a
AZ-OS-OO7, pp-os-aO9, cup.as-aO8
B<Uingham Park Subdivision.Al.PP_CUP,doc
15.
16.
17.
18.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 29
29-foot street section on the south side of the knuckle if a standard street section is
proposed OR provide a full alternative street section.
9.
Any landscape islands or medians shall be owned and maintained by the homeowner's
association. Notes of this are required on the final plat.
10.
Construct W. Wrightwood Drive, the main entrance, to intersect Locust Grove Road so
that the southern right-of-way line for Wrightwood Drive aligns with the property line on
the west side of Locust Grove Road, as shown on the revised plan dated August 23,2004.
11.
Construct one alley between Blocks 2 and Block 3 that intersects E. Deerhill Street and
W. Wrightwood Drive. The alley shall have a minimum right-of-way width of 16-feet
and shall be paved its entire width.
12.
Install traffic circles at the intersections ofW. Mitman Avenue/Wrightwood and S.
Glenmere A venue/Wrightwood. The applicant should coordinate the exact location and
design of the traffic calming devices with District Traffic Services Staff.
13.
Construct West Rangewood Drive as a stub street to the east property line located
approximately 210-feet south of the north property line (measured property line to
centerline). Install a sign at the tenninus ofthe roadway stating that, "THIS ROAD WILL
BE EXTENDED IN THE FUTURE."
14.
Construct South Broadview Avenue as a stub street to the south property line located
approximately 320-feet west of the east property line (measured property line to
centerline). Construct a turnaround at the tenninus ofS. Broadview Avenue, as
proposed. Install a sign at the tenninus of the stub street stating that, "THIS ROAD
WILL BE EXTENDED IN THE FUTURE."
Construct S. Overhill Avenue as a stub street to the south property line located
approximately 1,120-feet west ofthe east property line (measured property line to
centerline). Install a sign at the tenninus of the stub street stating that, "THIS ROAD
WILL BE EXTENDED IN THE FUTURE."
Construct W. Mitman Avenue as a stub street to the south property line located
approximately 535-feet east ofthe west property line (measured property line to
centerline). Construct a temporary turnaround at the tenninus ofW. Mitman Avenue.
Install a sign at the tenninus of the stub street stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE."
Plat nó more than 104 homes until one of the stub streets is extended AND a public road
connection is made to either Locust Grove Road or Amity Road.
Other than the access that is specifically approved with this application, direct lot access
to Locust Grove Road is prohibited and shall be noted on the final plat.
AZ.O5-007. pp-O5-aO9, CUP.O5-00S
BeUi"Sham I'ark Subdivi.iûn-AZ.I'I',CUP.do<
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 30
19.
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1.
Any existing inigation facilities shall be relocated outside ofthe right-of-way.
2.
All utility relocation costs associated with improving street frontages abutting the site
shall be borne by the developer.
3.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction ofthe proposed development. Contact Construction Services at
387-6280 (with file number) for details.
4.
Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
5.
All design and construction shall be in accordance with the Ada County Highway District
Policy Manual, ISPWC Standards and approved supplements, Construction Services
procedures and all applicable ACHD Ordinances unless specifically waived herein. An
engineer registered in the State of Idaho shall prepare and certify all improvement plans.
6.
The applicant shall submit revised plans for staff approval, prior to issuance of building
permit (or other required permits), which incorporates any required design changes.
7.
Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for
occupancy.
8.
Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #200, also known as Ada County Highway District Road
Impact Fee Ordinance.
9.
It is the responsibility of the applicant to verify all existing utilities within the right-of-
way. The applicant at no cost to ACHD shall repair existing utilities damaged by the
applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least
two full business days prior to breaking ground within ACHD right-of-way. The
applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD
conduits (spare or filled) are compromised during any phase of construction.
10.
No chánge 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.
AZ.O5.007. PP-O5-009, CUp.O5-008
Bdlingham Park Suhdivision_AZ_PP_CUP_doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 2, 2005
Page 31
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 ofthe subject property unless a waiver/variance of said requirements or
other legal relief is granted pursuant to the law in effect at the time the change in use is
sought.
RECOMMENDATION
Staff recommends approval of the submitted annexation/zoning (AZ-05-007), preliminary plat
(PP-05-009), and conditional use pennit (CUP-05-008) applications, with the conditions listed
herein.
AZ.O5-007, PP-O5-009. CuP-os-oos
Bellingham Park Subdivision_AZ,PP_CUP_doc
~:'~it,,-
~
&,~ed~ ~
John S. Franden, President
Sherry R. Huber, 1st Vice President
David Bivens, 2nd Vice President
Carol A. McKee, Commissioner
Rebecca W. Arnold, Commissioner
May 26, 2005
)"" ,- ¡if""' fC 1\ '1' F ~.-. "" ,
" ..~'"'" ~ir:: ß \/ :c ..
MAY 27 2005
To:
Gemstar Development, LLC
228 East Plaza Drive Suite I
Eagle Idaho 83616
City of Meridian
City Clerk Office
Subject:
Bellingham Park Subdivision REVISED
Single-Family Residential Subdivision
East Side of Locust Grove Road Between Victory and Amity
On May 25, 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, Utilities
City of Meridian
Bailey Engineering
1117 East Plaza Drive Suite F
Eagle Idaho 83616
Ada County Highway District. 3775 Adams Street. Garden City, ID . 83714 . PH 208-387-6100 . FX 345-7650 . www.achd.ada.id.us
~ ~.- à:
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~
Right-of Way & Development Department
Planning Review Division
Ot,~ut1(, ~u-
.- ,-- -
This application requires Commission action due to the size of the project. It was originally scheduled on the
consent agenda on August 25, 2004 a(6:30 p.m. However, the applicant submitted a revised trip distribution
map for the traffic study and a revised preliminary plat layout on August 23, 2004. Subsequently, the staff
report was amended to reflect the changes, and the item was approved on the consent agenda on
September 1, 2004 at 12 noon. Tech Review for this item was held with the applicant on August 13, 2004.
Please refer to the attachment for request for reconsideration guidelines. Staff contact: Lori Den Hartog,
phone: 387-6174, E-mail: IdenhartoaCWachd.ada.íd.us
On May 25, 2005, the District received a revised preliminary plat for Bellingham Park Subdivision.
This report has been modified to reflect the modified site plan.
File Numbers:
Bellingham Park-MPP-05-009/MAZ-05-G07
4420, 4290, 4340 and 4390 S. Locust Grove Road
Site address:
Applicant:
Gemstar Development
228 E. Plaza Drive, Suite I
Eagle, Idaho 83616
Representative:
SLN Planning, Shawn Nickel
52 N. 2nd Street
Eagle, Idaho 83616
Application Information:
The applicant has submitted the above referenced application to the City of Meridian requesting rezone,
annexation, and preliminary plat approval for the development of 166 residential lots and 37 common lots on
43.18-acres. The site is located south of Victory Road, on the east side of South Locust Grove Road.
Acreage: 43.18
Current Zoning: RUT
Proposed Zoning: R-8
Residential lots: 166
Common lots: 37
Vicinity Map
1
A.
Findings of Fact
1.
Trip Generation: This development is estimated to generate 1,628 additional vehicle trips per day
30 existing) based on the submitted Traffic Impact Study.
2.
Impact Fees: There will be impact fees that are assessed and due prior to issuance of any building
permits. The assessed impact fees 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. Below is an
executive summary of the study.
Executive Summary:
1) The proposed development is projected to generate an average daily traffic (ADT) of 1,608
vehicles of which the p.m. peak hour traffic is 170 vehicles per hour. Traffic generated from
the site was distributed 70% to the north and 30% to the south along Locust Grove Road.
2) As a result of the site build-out, traffic on the vicinity roadways is expected to increase.
Traffic on Locust Grove may increase by 1,126 vehicles per day (vpd) south of Victory, and
611 vpd north of Victory, and 257 vpd south of Amity. Traffic on Victory may increase by
241 vpd east of Locust Grove and 273 west of Locust Grove. Traffic on Amity may increase
by 129 vpd east of Locust Grove and 96vpd west of Locust Grove.
3) The intersection of Locust Grove and Victory is currently an all-way STOP controlled
intersection. It currently operates at Level of Service (LOS) A with the existing traffic
volumes. For the Background Year 2009 condition (e.g. regional growth), the intersection is
predicted to operate at LOS C. For the Year 2009 Build-Out condition, the intersection is
predicted to operate at capacity at LOS D when the project-related traffic is added to the
intersection.
No intersection improvements are warranted by either the site traffic or the natural increase
in the background traffic volumes. The all-way STOP control will be adequate through the
planning period.
4) The intersection of Locust Grove and Amity is an all-way STOP controlled intersection. It
currently operates at Level of Service (LOS) C with the existing traffic volumes. Due to the
Background Year 2009 condition, intersection improvements were investigated. Left turn
lanes were added to eastbound and westbound Amity. With this intersection improvement,
the Background Year 2009 condition and 2009 Build-Out condition are predicted to operate
at LOS B. The all-way STOP control will be adequate through the planning period.
5) The site approach intersection with Locust Grove is predicted to operate well "under
capacity" at LOS B throughout the planning period. The roadways exiting the subdivision
should be designed to allow simultaneous left and right turns. Left-turn bay and right-turn
lane treatments are identified for the site access intersection with Locust Grove.
6) The forecast daily Build-Out volumes for all of the roadways in the vicinity of the project are
lower than COMPASS' planning thresholds. The area's roadways do not require any
capacity improvements under Build-Out conditions.
2
7) Internally the first two blocks of Wrightwood Drive are projected to have volumes exceeding
the 1,000 vehicles per day for streets with front-on housing. This affects only five housing
lots on the block east of Miman Avenue and an existing home on the south side of the site
access. Though over 1,000 vpd, the volume meets the criteria given in ACHD Policy
#7201.1.1. All of the other internal subdivision's streets with front-on housing have projected
ADT volumes less than 1,000 vehicles.
Recommendations:
1) A southbound left-turn bay is warranted at the site approach intersection with Locust Grove. A
northbound right-turn lane is warranted at the sight approach intersection with Locust Grove.
2) The roadway exiting the subdivision (Wrightwood Drive) should be designed to allow
simultaneous left and right turns.
3) No other development traffic-related improvements have been identified with this analysis.
Staff Comments:
District Traffic Services Staff reviewed the traffic study and submitted the following comments:
The trip generation rates are appropriate for the type of land use proposed. The trip distribution is
also valid for this site at the site entrance on Locust Grove Road. The percentage of site trips on the
south leg of the Amity/Locust Grove intersection appears high for the time period this study covers.
Until Lake Hazel Road is extended eastward to at least as far as Pleasant Valley Road, the projected
traffic split from this subdivision would not be expected as demonstrated. It is anticipated that
between 5% and 10% of the trips would use the south leg with the other trips utilizing Amity Road.
Regardless of the splits, the impact of the volumes generated by this site at the Amity/Locust Grove
intersection is minimal.
The original study did not address probable distributions with active connections to future adjacent
subdivisions. This was an issue as it related to the front-on housing on Wrightwood Drive in the area
where projected volumes approach or exceed 1000 vpd. The revised trip distribution map indicates
that the stub streets to south of the site may alleviate some of the traffic on Wrightwood Drive;
therefore decreasing the number of lots fronting on a street with greater than 1,000 vpd.
4.
Site Information: There are currently three residences on the site; the balance of the site has been
utilized for agricultural purposes.
5.
Description of Adjacent Surrounding Area:
Direction
North
Zoning
RUT-Ada County
South
East
West -
RUT-Ada Coun
RUT-Ada Coun
RUT-Ada County
6. Impacted Roadways
Roadway
Frontage
Functional
Classification
Traffic Count
Level of
Service
Speed
Limit
3
7.
8.
9.
4
Locust Grove 280' Collector 1,490* south of Better 50 MPH
Victory on 12/10103 than
"C"
1 ,938 north of Victory
Road on 12/10103
Victory None Collector 3,802 east of Locust Better 50 MPH
Grove on 12/10103 than
"C"
3,546 west of Locust
Grove on 12/10103
*Based on the approved subdivisions accessing Locust Grove Road, there would be approximately
7,248 vehicle trips per day on Locust Grove Road south of Victory Road, including the proposed
development's estimated traffic.
Roadway Improvements Adjacent To and Near the Site
. Locust Grove Road currently has 2 traffic lanes and no curb, gutter, or sidewalk abutting the
site. Sidewalk is constructed on Locust Grove Road abutting Tuscany Lakes Subdivision.
Existing Right-ot-Way
. Locust Grove Road currently has 50-feet of right-of-way abutting the site (25-feet from
centerline). There is 45-feet of right-of-way from centerline abutting the property south of this
site.
Existing Access to the Site
There are two existing driveways on Locust Grove Road.
10.
Site History
ACHD has not previously reviewed this site for a development application.
11.
Capital Improvements Plan/Five Year Work Program
There are currently no roadways or intersections in the general vicinity of the project that are in the
Five Year Work Program or in the Capital Improvements Plan.
12.
Other Developments in the Area
. Tuscany Village Subdivision was approved by the ACHD Commission on August 6, 2003. The
project contains 136 residential lots and is located at the southwest corner of Locust Grove Road
and Victory Road.
. Sage land Subdivision was approved by ACHD staff on July 22, 2003. The project contains 39
residential lots and is located at the northeast corner of Locust Grove Road and Victory Road.
. Tuscany Lakes Subdivision was approved by the ACHD Commission on May 8, 2002. The
project contains 455 residential lots and is located west of Eagle Road, south of Victory Road,
and east of Locust Grove Road.
. Roseleaf Subdivision was approved by the ACHD Commission on February 25, 2004. The
project contains 98 residential lots and is located on west side of Locust Grove Road, ~ mile
south óf Victory Road.
. Chatsworth Subdivision was approved by the ACHD Commission on August 11, 2004. The
project contains 77 residential lots and is located on the west side of Locust Grove Road, south of
Victory Road.
1.
Findings for Consideration
Right-ot-Way and Sidewalk
Locust Grove Road
The Functional Classification Map was updated on December 20, 2004. The new 2030 Functional
Class Map re-classified Locust Grove Road from a section line road to a collector roadway.
B.
Dedicate 35-feet of right-of-way from the centerline of Locust Grove Road abutting the parcel by
means of recordation of a final subdivision plat or execution of a wa"anty deed prior to issuance of a
building permit (or other required permits), whichever occurs first. Allow up to 30 business days to
process the right-of-way dedication after receipt of all requested material. The owner will not be
compensated for this additional right-of-way because Locust Grove Road is classified as a collector
roadway and is to be brought to adopted standards by the developers of abutting properties.
If additional right-of-way, beyond the 35-feet, is needed to accommodate the required turn lanes (see
#3 below), the applicant should be required to dedicate that right-of-way.
2.
Street Secti ens
Locust Grove Road
District policy 72-F1 B requires collector roadways to be constructed as a 46-foot street section with
vertical curb, gutter and 5-foot detached (or 7-foot attached) concrete sidewalk within 70-feet of right-
of-way with parking prohibited on both sides.
The applicant will be required to widen the pavement on Locust Grove Road and construct vertical
curb, gutter, and a 5-foot detached (or 7-foot attached) concrete sidewalk abutting the site.
Internal Local 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 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 has proposed to construct the internal streets, with the exception of W. Wrightwood
Drive, as an alternative street section that includes 32-feet of pavement with rolled curb, gutter and a
4-foot concrete sidewalk that is detached by an 8-foot wide drainage swale. On February 25, 2004,
the ACHD Commission approved a policy allowing the use of an alternative street section. The policy
set forth the criteria that had to be met in order to utilize the alternative section and design details.
The applicant should work with the District's Plan Review Staff to determine whether or not this site
meets the criteria that were established for utilizing the alternative street section (*based on the
submitted site plan the applicant does not meet the criteria based on the fact that the applicant is
proposing rolled curb adjacent to the roadway). If it is determined that this site does not meet the
establishep criteria, then the applicant will be required to construct internal streets as a standard
residential streets that includes a 36-foot street section with rolled curb, gutter, and 5-foot concrete
sidewalk within 50-feet of right-of-way.
Residential Collector CW. Wriatltwood~
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.
5
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 has proposed to construct W. Wrightwood Drive as an alternative street section that
includes 32-feet of pavement with rolled curb, gutter and a 4-foot concrete sidewalk that is detached
by an 8-foot wide drainage swale on the south side of the roadway and a 10-foot asphalt pathway
that is detached by an 8-foot wide drainage swale on the north side of the roadway within 62-feet of
right-of-way. District policy requires the construction of concrete sidewalks on both sides of the
roadway on all local streets. The applicant may construct the 10-foot wide multi-use pathway in
addition to the sidewalk. On February 25, 2004, the ACHD Commission approved a policy allowing
the use of an alternative street section. The policy set forth the criteria that had to be met in order to
utilize the alternative section and design details. The applicant should work with the District's Plan
Review Staff to determine whether or not this site meets the criteria that were established for utilizing
the alternative street section (*based on the submitted site plan the applicant does not meet the
criteria based on the fact that the applicant is proposing rolled curb adjacent to the roadway). If it is
determined that this site does not meet the established criteria, then the applicant will be required to
construct West Wrightwood Drive as a standard residential collector that includes a 36-foot street
section with vertical curb, gutter, and 5-foot concrete sidewalk within 50-feet of right-of-way.
Turn Lanes
Based on the recommendations of the submitted traffic impact study, the applicant will be
required to stripe W. Wrightwood Drive at the intersection with Locust Grove Road, to
accommodate simultaneous left and right turn movements onto Locust Grove Road.
3.
Front-on HousinQ
As stated above, front-on housing is prohibited on residential collectors. The segment of W.
Wrightwood Drive from Overhill Way to Locust Grove Road is estimated to exceed 1,000 vpd
(1,508 vpd from Mitman to Locust Grove).
. The applicant has proposed a knuckle abutting Lots 4-6 of Block 6 that would prevent
those lots from backing directly onto W Wrightwood Drive.
. The existing residence (Lot 2, Block 6) is now proposed to take access from W.
Wrightwood Drive (as opposed to Locust Grove); an on-site turnaround should be
provided to prevent the direct backing of vehicles onto W. Wrightwood Drive.
. Lot 3, Block 7 and Lot 8, Block 6 should take access to Mitman Avenue only, NOT
Wrightwood Drive.
Turn Lanes
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 DO-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 of the submitted traffic impact study, the applicant will be required to
construct a southbound left turn lane on Locust Grove Road at the intersection with W Wrightwood
Drive. A northbound right-turn lane is wamJnted at the sight approach intersection with Locust Grove.
The new right-of-way width of 35-feet from centerline on Locust Grove Road should accommodate
the left turn lane required by the traffic study. If additional right-of-way is needed to accommodate
both the left and right turn lanes, the applicant will be required to dedicate the necessary right-of-way.
6
4.
Roadway Offsets
Wriahtwood Drive
District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an
arterial roadway (measured centerline to centerline). .
Originally, the applicant has proposed to locate the subdivision. entrance, Wrightwood Drive, on
Locust Grove Road approximately 150-feet norlh of the south properly line (measured property line to
centerline). While this location met District offset policy, the centerline aligns directly with a property
line on the west side of Locust Grove Road. This location would prohibit the construct of a road in
alignment with Wrightwood Drive on the west of Locust Grove Road unless the two properlies are
developed at the same time. Therefore the applicant submftted a revised plan showing a shift of the
subdivision entrance to the north. This location will align the south right-of-way for Wrightwood Drive
with the properly line on the west side of Locust Grove Road. This location wíll ensure that the two
properlies on the west side of Locust Grove Road could utilize one entry road in alignment with
Wrightwood Drive.
Internal Local Streets
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 streets exceed District offset policy and should be approved with this application.
5.
Stu b 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-fee1. 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.
The applicant has proposed one stub street (w. Rangewood Drive) to the east properly line serving a
20-acre parcel.
West Rangewood Drive is located approximately 210-feet south of the north property line
(measured property line to centerline). Rangewood Drive is less than 150-feet in length and
does not require a temporary turnaround.
The applicant has proposed three stub streets to the south property line: S. Broadview
A vl3nue, S. Overhíll A venue, and W. Mitman A venue.
South Broadview A venue is located approximately 320-feet west of the east properly line
(measured properly line to centerline), and it wíll seNe a 20-acre parcel. The applicant has
proposed to construct a turnaround at the terminus of S. Broadview Avenue.
7
South Overhill A venue is located approximately 1, ODD-feet west of the east property line
(measured property line to centerline), and it will serve a 19A9-acre parcel. South Overhill
A venue is less than 150-feet in length and does not require a temporary turnaround.
West Mitman A venue is located approximately 535-feet east of the west property line
(measured property line to centerline), and it will serve a 5. BS-acre parcel. In the revised
layout, the applicant has proposed to construct a temporary turnaround at the terminus of W.
Mftman A venue. This proposal meets District policy.
The proposed stub street locations meet District policy and should be approved with this application.
The applicant should install a sign at the terminus of each stub street that states, "THIS ROAD WILL
BE EXTENDED IN THE FUTURE. "
The applicant is not proposing to construct a stub street to the north due to the location of the
Ridenbaugh Canal. Staff is supportive of this proposal because the property north of the
Ridenbaugh Canal has sufficient frontage to construct an entry road intersecting Locust Grove Road
that would meet District policy. In addition, that same 6. O-acre parcel has a stub street constructed to
ft from Tuscany Lakes Subdivision. The other S.O-acre parcel north of this site (on the north side of
the Ridenbaugh Canal) is owned by the Nampa Meridian Irrigation District and does not need a stub
street constructed to it from this sfte.
6.
Alleys
Right-at-Way & Paying
District policy 7204.10.1 requires the minimum right-of-way width for new alleys to be 16-feet if: the
alley is abutted by residential uses and zoning on both sides; and building setbacks required by the
land use agency having jurisdiction provide sufficient space for the safe backing of vehicles into the
alley; and 20-feet in all other situations. The alley shall be improved by paving the full width and
length of the right-of-way.
The applicant has proposed a 16-foot right-of-way for the alley. The alley is located between Block 2
and Block 3. The alley intersects W. Wrightwood Drive and E. Deerhill Street.
Intersections
District Policy 7204.10.3 states a minimum of back-of-curb radius of 15-feet is required at all alley
intersections.
Access
Access is allowed to and from a fully improved alley (District policy 7204.10.2). An access to an alley
shall be located a minimum of 25-feet from the nearest public street.
The applicant is proposing to have alley-loaded lots in Blocks 2 and 3.
Parking
Parking in alley is not allowed (District policy 7204.10.3).
Parking off of the alley shall be designed so the minimum clear distance from the back of the parking
stall to the opposite side of the alley is 22-feet for perpendicular parking.
7.
Length of Roadways/Traffic Calming
8
8.
9.
10.
11.
9
District policy 7202.2.6 states that the design of local street systems should discourage
excessive speeds by using curvilinear alignment andlor breaks in the street system.
W. Wriahtwood Drive
West Wrightwood Drive is approximately 1, SOD-feet long from its intersection with Locust Grove Road
to its intersection withBroadview Avenue. District Traffic Engineering staff reviewed the length and
configuration of W. Wrightwood Drive, and recommends that traffic calming devices be installed with
the development to help prevent future speed control problems. District Traffic Services staff
recommends traffic circles be installed at the intersections of W Mitman A venue/Wrightwood and S.
Glenmere A venuelWrightwood. The applicant should coordinate the exact location and design of the
traffic calming devices with District Traffic Services Staff.
Maximum Traffic on one Access
District policy 7205.3.1 states, "If a proposed development only has one local street access to a
public street, or if it proposes to extend public streets from existing development with only one local
street access to the public street system, the maximum forecast ADT to be allowed at any point on
the local street access is 1,000."
Currently this site only has one access to the public street system (W. Wri~htwood Drive to Locust
Grove Road). Per policy, the District will not sign the final plat for the 104t residential lot until one of
the stub streets is extended AND a connection is made to either Locust Grove Road or Amity Road.
Islands/Knuckles
District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public
right-of-way dedicated by this plat should be owned and maintained by a homeowners association.
Notes of this should be required on the final plat.
District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island
within a knuckle to be constructed with the island being a minimum of 4-feet wide with a minimum
area of 1 OO-square feet and designed to safely channel traffic. The roadway around the traffic island
should maintain a minimum of a 29-foot street section. The design should be reviewed and approved
by ACHD's Development staff.
The applicant is proposing to construct an island (124 square feet in size) within a knuckle on W.
Wrightwood Drive. In accordance with District policy, the applicant should provide a minimum street
section of 29-feet around the island (if the applicant is utilizing the standard street section that
includes curb, gutter and sidewalk) or construct a full alternative street section that includes 32-feet of
pavement with a ribbon curb (or vertical curb) and a 4-foot wide concrete sidewalk that is detached by
an 8-foot wide drainage swale. The island should be owned and maintained by the homeowner's
association.
Emergency Access
The applicant has informed the District that the Meridian Fire Department is requiring an emergency
access to Amity Road. The District is supportive of this requirement.
-
Driveways
Offsets
District policy F2-F4 (1) and 72-F4 (2), requires driveways located on local residential roadways to
offset a controlled andlor uncontrolled intersection a minimum of 50-feet (measured near edge to
near edge).
C.
Widths
District Policy 7207.9.3 restricts residential driveways to a maximum width of 20-feet.
Paving
Graveled driveways abutting public streets create maintenance problems due to gravel being tracked
onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to
pave the driveway its full width and at least 3D-feet into the site beyond the edge of pavement of the
roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge.
Site Specific Conditions of Approval
1.
Dedicate 35-feet of right-of-way from the centerline of Locust Grove Road abutting the parcel by
means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a
building permit (or other required permits), whichever occurs first. Allow up to 30 business days to
process the right-of-way dedication after receipt of all requested material. The owner will not be
compensated for this additional right-of-way because Locust Grove Road is classified as a collector
roadway and is to be brought to adopted standards by the developers of abutting properties.
If additional right-of-way is needed to accommodate the required left and right turn lanes, the
applicant shall dedicate sufficient right-of-way to construct those improvements.
2.
Construct W. Wrightwood Drive as a 36 or 41-foot residential collector street section with vertical
curb, gutter, and sidewalk from Locust Grove Road to W. Mitman Avenue. Provide 21-foot street
sections on each side of the proposed landscape island on W. Wrightwood Drive at the intersection
with Locust Grove Road. Stripe W. Wrightwood Drive at the intersection with Locust Grove Road, to
accommodate simultaneous left and right turn movements onto Locust Grove Road.
3.
Construct a southbound left turn lane on Locust Grove Road at the intersection with W. Wrjghtwood
Drive. Provide a minimum of 1 DO-feet of storage with shadow tapers for both the approach and
departure directions. '
4.
Construct a northbound right-turn lane at the sight approach intersection with Locust Grove, as
recommended by the submitted Traffic Impact Study.
5.
If the applicant meets the criteria for the alternative street section, construct the internal streets, with
the exception of W. Wrightwood Drive, as an altemative street section that includes 32-feet of
pavement with a 1-foot minimum concrete ribbon curb (or vertical curb) and 4-foot concrete sidewalks
that are detached by an 8-foot wide drainage swale within 62-feet of right-of-way. If it is determined
that this site does not meet the established criteria, then the applicant will be required to construct
internal streets as a standard residential streets that includes a 36-foot street section with rolled curb,
gutter, and 5-foot concrete sidewalk within 50-feet of right-of-way.
6.
If the applicant meets the criteria for the alternative street section, construct W. Wrightwood Drive as
an alternative street section that includes 32-feet of pavement with a 1-foot minimum concrete ribbon
curb (or vértical curb) and 4-foot concrete sidewalks on both sides of the roadway that is detached by
an 8-foot wide drainage swale within 62-feet of right-of~way. If it is determined that this site does not
meet the established criteria, then the applicant will be required to construct West Wrightwood Drive
as a standard street that includes a 36-foot street section with curb, gutter, and 5-foot concrete
sidewalk within 50-feet of right-at-way.
10
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
11
The following access restrictions for W. Wrightwood Drive shall be noted on the final plat:
. Lot 3, Block 7 shall not have access to W. Wrightwood Drive.
. Lot 2, Block 6 shall have an on-site turnaround to prevent the direct backing of vehicles onto
W. Wrightwood Drive and the driveway will be required to be constructed with Wrightwood
Drive at the east property line.
Construct a knuckle with a landscape island on W. Wrightwood Drive abutting Lots 4-6, Block 6 to
prevent the direct backing of vehicles onto W. Wrightwood Drive. Provide a 29-foot street section on
the south side of the knuckle if a standard street section is proposed OR provide a full alternative
street section.
Any landscape islands or medians shall be owned and maintained by the homeowner's association.
Notes of this are required on the final plat.
Construct W. Wrightwood Drive, the main entrance, to intersect Locust Grove Road so that the
southern right-ot-way line for Wrightwood Drive aligns with the property line on the west side of
Locust Grove Road, as shown on the revised plan dated August 23,2004.
Construct one alley between Blocks 2 and Block 3 that intersects E Deerhill Street and W.
Wrightwood Drive. The alley shall have a minimum right-of-way width of 16-feet and shall be paved
its entire width.
Install traffic circles at the intersections ofW. Mitman AvenuelWrightwood and S. Glenmere
AvenuelWrightwood. The applicant should coordinate the exact location and design of the traffic
calming devices with District Traffic Services Staff.
Construct West Rangewood Drive as a stub street to the east property line located approximately
210-feet south of the north property line (measured property line to centerline). Install a sign at the
terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE"
Construct South Broadview Avenue as a stub street to the south property line located approximately
320-feet west of the east property line (measured property line to centerline). Construct a turnaround
at the terminus of S. Broadview Avenue, as proposed. Install a sign at the terminus of the stub street
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE"
Construct S. Overhill Avenue as a stub street to the south property line located approximately 1,120-
feet west of the east property line (measured property line to centerline). Install a sign at the terminus
ot the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE"
Construct W. Mitman Avenue as a stub street to the south property line located approximately 535-
feet east of the west property line (measured property line to centerline). Construct a temporary
turnaround at the terminus of W. Mitman Avenue. Install a sign at the terminus of the stub street
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE"
Plat no more than 104 homes until one of the stub streets is extended AND a public road connection
is made to either Locust Grove Road or Amity Road.
Other than the access that is specifically approved with this application, direct lot access to Locust
Grove Road is prohibited and shall be noted on the final plat.
Comply with all Standard Conditions of Approval.
D.
1.
2.
3.
4.
5.
6.
Standard Conditions of Approval
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.
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.
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.
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.
The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
7.
Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8.
Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
9.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
10.
No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11.
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E.
Conclusions of Law
12
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 use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Percentage Site Traffic Distribution Map
4. Internal Site Traffic Distribution (Revised)
3. Reconsideration Guidelines
13
Tuscany Villag
Subdivision
Raseleaf
Subd ivi sian
Proposed Chatsworth
Subdivision
[
14
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 reql,Jest 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.
15
Meridian Planning & Zoning
May 5, 2005
Page 5 of 32
Item 6:
Item 7:
Item 8:
Continued Public Hearing from March 17, 2005: AZ 05-007 Request
for Annexation and Zoning of 43.18 acres from RUT to R-8 zone for
Bellingham Park Subdivision by Gemstar Development, LLC - north of
Amity Road and east of South Locust Grove Road:
Continued Public Hearing from March 17, 2005: PP 05-009 Request
for Preliminary Plat approval of 166 building lots and 37 common lots on
43.18 acres in a proposed R-8 zone for Bellingham Park Subdivision by
Gemstar Development, LLC - north of Amity Road and east of South
Locust Grove Road:
Continued Public Hearing from March 17,2005: CUP 05-008 Request
for a Planned Development consisting of 166 residential units with
reductions to the minimum requirements for lot size, street frontage and
yard setbacks for Bellingham Park Subdivision by Gemstar
Development, LLC - north of Amity Road and east of South Locust Grove
Road:
Zaremba: And with that I will open public hearings for AZ 05-007, PP 05-009, and CUP
05-008 and mention again that we have a request to continue these to May 19th and I'm
suggesting that we, actually, continue them to June 2nd.
Guenther: Chairman Zaremba?
Zaremba: Yes.
Guenther: I'd like to make note to this file that Bellingham Park is one of the items that
we have anticipated hearing on the 19th, which has made that hearing more full than it
normally would be. We also have been discussing this matter with the applicant and we
believe that tailing it out even further is just going to drag it out even farther. This will,
on the May 19th hearing, have been exactly three months from the first original
scheduling of this item and staff would like to definitely hear this on the 19th.
Moe: Mr. Chairman?
Zaremba: Commissioner Moe.
Moe: Reading through this a few times, 1'm kind of curious. What has changed?
Guenther: Everything.
Moe: Okay. ~ Are they doing the micro-path?
Guenther: They have submitted a proposal last Friday in order to give their best
estimate of where the micro-path should lie. It does not follow staffs recommendation.
And at this -- I think that this is something that we should have an applicant present
Meridian Planning & Zoning
May 5. 2005
Page 6 of 32
before we actually hear anymore. I have not had the opportunity to make a full review
of the file at this time and alii know that there is just outstanding issues that still need to
be addressed. I anticipate getting you the complete staff report as soon as possible.
Moe: And so you're confident that those issues can be taken care of for the hearing for
the 19th?
Guenther: Well, the applicant's main issues were the staff conditions of approval, which
have partially been addressed, which I have to go through and redo conditions of
approval, and so I'm not sure if they will be addressed before the 19th or not. I guess
that's --
Newton-Huckabay: Mr. Chair?
Zaremba: Excuse me one second. Technically, they would have to all be addressed,
really, by the 9th, so that you have ten days to prepare everything, so --
Guenther: That is correct.
Zaremba: Are you anticipating that you will have everything you need to have?
Guenther: I don't know. We have made several requests to the applicant for
information and I have received partial information to the file.
Zaremba: I have 19 items already listed for May 19th and those are not among them.
Commissioner Newton-Huckabay.
Newton-Huckabay: That was my question is how many items and what are the nature
for the meeting on the 19th. And, then, my second question is if they are not ready, are
you going to -- are we going to continue it again?
Rohm: I kind of think--
Guenther: At this point it's to the -- it's almost to the point where on the 19th I am
preparing to either make findings for approval with the conditions as stated by staff in
order to -- our best estimate of what it's going to take in order to give this site an
approval and I'm toying with the idea of bringing in recommendation for denial and
findings for the same and letting this board choose as -- at your direction. But it's all
going to depend on if I get more information before the 9th or not. So, I guess I don't
have a really good -- the longer you table it out, the more they are going to trickle
information in is what I guess I can say.
Zaremba: I know you're trying to move it along. My suggestion would be for us to
continue it to the 2nd and with the comment to you that if you don't have all the
materials ten days before that, you only prepare recommendation for denial.
Meridian Planning & Zoning
May 5, 2005
Page 7 of 32
Guenther: We can do that, too.
Moe: I would agree with that.
Newton-Huckabay: I think that's fair.
Zaremba: Do we have a consensus among Commissioners, that being the suggestion?
Rohm: It works for me.
Moe: Yes.
Rohm: My personal feeling is whatever information he has as of that date prior to, he
make his recommendation one way or the other. It doesn't -- it doesn't have to be an
address of each and every issue, just where ever staff falls at the end of the
disclosures, you make your recommendation based on that and, then, we will act on it,
but to conclude, I think that it's safe to say that we are not going to continue this
indefinitely and if, in fact, all conditions aren't addressed, more than likely we will move
to deny. And that being said, I think we should continue it to the 2nd of June and we will
give them that time and if it's not done, then, at that time we will conclude with a
recommendation.
Newton-Huckabay: Is that a motion?
Moe: Is that a motion?
Rohm: That's a motion.
Zaremba: Is there a second?
Moe: Second.
Zaremba: Okay. It's moved and seconded to continue this until June 2nd, these three
items. All in favor say aye. Any opposed? That motion carries.
MOTION CARRIED: ALL AYES.
Item 9:
Public Hearing: CUP 05-017 Request for a Conditional Use Permit to
construct 7 office buildings in a previously approved Planned Unit
Development of Lot 6, Block 1 of Resolution Subdivision No.1 for
Sagecrest Subdivision by Larry Sundell - south of East Overland Road
- and east of South Locust Grove Road:
Zaremba: Next on the agenda, Item 9. I will open the Public Hearing for CUP 05-017,
request for a Conditional Use Permit to construct seven office buildings in a previously
approved planned unit development of Lot 6, Block 1, of Resolution Subdivision No.1
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
June 2, 2005
ITEM #
7
PROJECT NUMBER
PP 05-009
PROJECT NAME
Bellingham Park Subdivision
FOR
~
AGAINST NEUTRAL
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PP 05-009
MERIDIAN PLANNING & ZONING MEETING
May 5, 2005
APPLICANT Gemstar Development, LLC ITEM NO. 7
REQUEST Continued Public Hearing from March 17, 2005: Preliminary Plat approval
of 166 building lots & 37 common lots on 43.18 acres in a proposed R-8 zone for
Bellingham Park Subdivision -north of Amity Road and east of South Locust Grove Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
See previous Item packet / minutes
CITY PLANNING DIRECTOR:
CITY ATTORNEY
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
See attached letter for request of continuance by Susan WIldwood
Contacted:
Emailed:
Date:
Phone:
Staff Initials:
Materials presented at public: meetings shall become property of the City of Meridian.
Meridian Planning & Zoning
March 17, 2005
Page 22 of 60
MOTION CARRIED: ALL AYES.
Rohm: Mr. Chairman. I move that we forward on to City Council recommending
approval of CUP 05-009, including all staff comments for the hearing date March 17th
and received on March 11 th, including all staff comments.
Moe: Second.
Zaremba: We have a motion and a second. All in favor say aye. Anyopposed? That
motion carries.
MOTION CARRIED: ALL AYES.
Newton-Huckabay: I just have one comment. We might suggest to Mrs. Smith who to
contact in the enforcement agency if they are not taking care of their landscaping as
they are supposed to.
Zaremba: That is a good point. I believe she was talking about an existing property,
but --
Newton-Huckabay: Yeah. Well, we can't enforce that, but we can steer her in the
proper direction, so that -- the enforcement body for the property that are existing.
Item 7:
Item 8:
Item 9:
Public Hearing: AZ 05..007 Request for Annexation and Zoning of 43.18
acres from RUT to R-8 zone for Bellingham Park Subdivision by
Gemstar Development, LLC - north of Amity Road and east of South
Locust Grove Road:
Public Hearing: PP 05..009 Request for Preliminary Plat approval
of 166 building lots and 37 common lots on 43.18 acres in a
proposed R-8 zone for Bellingham Park Subdivision by Gemstar
Development, LLC - north of Amity Road and east of South Locust
Grove Road:
Public Hearing: CUP 05..008 Request for a Planned Development
consisting of 166 residential units with reductions to the minimum
requirements for lot size, street frontage and yard setbacks for
Bellingham Park Subdivision by Gemstar Development, LLC - north of
Amity Road and east of South Locust Grove Road:
Zaremba: I believe that's a called to the police department where the enforcement
officer is. Okay. Thank you. I will now open the Public Hearing for Items 7, 8 and 9.
That's AZ 05-007, PP 05-009, CUP 05-008. All three relating the Bellingham Park
Subdivision and as mentioned earlier, we have a request to continue this item --
requested for March 31 st, but since we don't have it, let's assume the request is for April
7th. My only question would be to staff if they believe they will be prepared by then. Is
that enough time?
Meridian Planning & Zoning
March 17,2005
Page 23 of 60
Wilson: No. Bruce is indicating that the second meeting in April -- and that may be full, .
from what I'm hearing. But that is what they are requesting.
Zaremba: Okay. So, we would rather that it be April 21 st?
Wilson: That's what they would prefer. I'm not sure if it fits or not.
Zaremba: Okay. Commissioners?
Newton-Huckabay: Didn't they just say that April 21 st is already full?
Zaremba: It's much more than the 7th is. The 7th is a pretty light agenda, but --
Rohm: We will just work harder.
Zaremba: It's up to us to -- it was noticed for tonight and it's up to us where we move it
to, if there is a better time.
Rohm: We have six items already for the 21st?
Zaremba: That sounds right.
Borup: Items or hearings?
Rohm: We had 18 for tonight, so --
Canning: Chairman Zaremba?
Zaremba: Actually, on the 21 st I'm already up to ten. There may be a few more.
Director Canning.
Canning: You have six projects, four of them residential, two commercial.
Newton-Huckabay: I don't want to add anymore to the 21 st, because I believe this is a -
- this is a rather large development itself as well.
Freckleton: Mr. Chairman, the applicant, in our meeting with them today, they felt like
getting on the first one -- the first meeting in April was a little too close. They wanted to
have time to make sure that they got everything addressed and I explained to them that
typically the second meeting is for carry over projects and that sort of thing, so they
threw it out, but it's your prerogative.
Zaremba: Yeah. The other option would be to go all the way to May 5th.
Borup: Help them out by giving them even more time.
Meridian Planning & Zoning
March 17,2005
Page 24 of 60
Newton-Huckabay: I think we ought to move it to May 5th. If we have that many
projects on the 21 st of April, that's getting huge.
Rohm: This is your opportunity to make a motion to that effect
Zaremba: The chair would entertain a motion to that effect, Commissioner Newton-
Huckabay.
Newton-Huckabay: Mr. Chair, I'd like to recommend that we move AZ 05-007, PP 05-
009, and CUP 05-008 to our May 5th, 2005, Planning and Zoning Commission meeting.
Rohm: Second.
Zaremba: We have a motion and a second. All in favor say aye. Any opposed? That
motion carries. Those three are continued to May 5th.
MOTION CARRIED: ALL AYES.
Item 10:
Public Hearing: RZ 05-002 Request for a Rezone of 1.28 acres from R-4 to
L-Q for Meridian Fire Station No.4 by the City of Meridian - Lot 1, Block
4, Thousand Springs Subdivision No.1:
Zaremba: Okay. Next we will open the Public Hearing for Item No.1 O. This is RZ 05-
002, request for a rezone of 1.28 acres from R-4 to L-O for Meridian Fire Station No.4
by the City of Meridian, Lot 1, Block 4 of Thousand Springs Subdivision No.1. And we
will begin with the staff report.
Wilson: Thank you, Chairman Zaremba, Members of the Commission. The City of
Meridian and Meridian fire department have jointly applied to rezone approximately 1.28
acres on South Eagle Road from R-4 to L-O construction of a Meridian fire department
sub station. The subject property was identified on the 2002 Comprehensive Plan
Future Land Use Map as a potential location for a fire station and it was also identified
on the face of the plat for Thousand Springs Subdivision No.1 recorded in 1999 as a
site for a Meridian department fire sub station as well. There are no outstanding issues
that staff is aware of for the Commission. I would just mention that the surrounding land
uses are Bonito Subdivision, a commercial subdivision zoned C-G is to the north across
the Ridenbaugh Canal. Thousand Springs Subdivision No.1 does lie to the west and
south of the subject lot Directly to the south of the lot -- of the subject lot is a City of
Meridian well lot I'm not -- Bruce can maybe help me out if that has been developed
yet or not. No. That's a future well lot And across Eagle Road to the east is some
rural residences and some vacant land. I think with that we have some members of the
Meridian fire department and some -- a person from ZGA Architects who has been
working with the fire department and I will turn it over to them and also take questions
from the Commission.
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Susan Wildwood, Chartered
Attorney-At~Law
Post Office Box 6502
Boise, Idaho 83707
Office: (208) 383-0390
Fax: (208) 343-3756
~aC~lNùe: (208)887-4813
888-6854
April 19,2005
City Clerk
City of Meridian
33 East Idaho
Meridian, ID 83642
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APR ,:, I:: 2005
RE:
Hearing Date Bellingham Park -
Continuance to May 19, 2005
City Of Merîdio_lc
City Clerk Office
Dear City Clerk,
My client, Gem Star Development, LLC requests that the above-referenced matters. currently
scheduled for hearing before the Meridian Planning and Zoning Commiss.ion on Thursday,
May 5, 2005, be continued to May 19, 20OS due to a scheduling conflict.
v~,rs~
SU$an Wildwood
cc: Client(s); me
APR 20 '05 14:03
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FACSIMILE TRANSMITTAL SHEET
FROM:
TO:
Susan Wildwood, Chartered
Attomey-at~Law
Post Office Box 6502
Boise, Idaho 83707
Telephone (208) 383-0390
Facsinûle (208) 343-3756
ATTENTION:
,\-i'
"
NOTICE
Tillis facsimile Is intended only for the person whose name appears above. If you have
received it in error please te.ephone the sender immediately at (208) 383-0390.
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APR 20 '05 14:03
208 343 3756
PAGE. 01
PP 05-009
MERIDIAN PLANNING & ZONING MEETING
March 1 7, 2005
APPLICANT Gemstar Development, LlC ITEM NO. 8
REQUEST Preliminary Plat approval of 166 building lots and 37 common lots on
43.18 acres in a proposed R-8 zone for Bellingham Park Subdivision - north of Amity
Road and east of South Locust Grove Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached staff report
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
See attached comments
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See attached comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: +
Contacted: 3 \,\ ~UJJN
Emailed:
~ ~ vV.A1 / Date~
Staff Initials:
Phone: C¡:J 8 ~ 3,ß I:;J-
Materials presented at public meeHngs shall become property of the City 01 Meridian.
MAYOR
Tannny de Weerd
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CITY HALL
(208) 888-4433 - Fax 887-4813
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 - Fax 898-9551
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LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
STAFF REPORT:
P&Z Hearing Date: March 17,2005
Transmittal Date: February 16, 2005
To:
Mayor, City Council and Planning & Zoning Commission
Bruce Freckleton, Development Services Mana~er ~RE C E ,IVED
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Joseph Guenther, Associate City Planner -',' C' I" - - - .,,\
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From:
Re:
Bellingham Park Subdivision
.
Annexation and Zoning of 43.18 Acres from RUT (Ada County) to R-8
(Medium Density Residential) (43.18 Acres), by Gemstar Properties, LLc.
(File No. AZ-O5-007)
.
Preliminary Plat Approval of One Hundred Sixty Six (166) Single-Family
Building Lots, Twenty-Two (22) Other/Cornman Lots, by Gemstar Properties,
LLC. (File No. PP-O5-009)
.
Conditional Use Pennit Approval for a Planned Development Consisting of
Single-Family Homes, a Future Neighborhood Park, and multiuse pathways,
with Reduced Minimum Lot Frontages, and Reduced Minimum Lot Sizes, by
Gemstar Properties, LLC. (File No. CUP-O5-00B)
We have reviewed the above referenced submittals and offer the following comments and
conditions of the applicant:
APPLICATIONS SUMMARY
The site is located on the east side of Locust Grove Road Boulevard Y2 mile south of Victory
Road. The subject property is within the Urban Service Planning Area and the CUITent City of
Area Impact. The applicant, Gemstar Properties, LLC, has applied for Annexation and Zoning
(AZ), Preliminary Plat (PP) and Conditional Use PennitiPlanned Development (CUP/PD)
approval of one hundred sixty six (166) single-family residential building lots and thirty seven
(37) other/common lots on 43.18 acres (exclusive of right-of-way to be dedicated).
AZ-O5-007. pp-O5-aO9. CUP-O5-00S
Bellingh'm Park Sobdi,'isio",AZ_PP,CUP
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
Page 2
The applicant is proposing to phase the development in three phases. The first phase includes
the approximately 3-acre park and 55 single family residential buildings. The second phase
includes the central portion the development west of Ten-Mile Creek and is subject to
conditions for secondary access by the Meridian Fire Department. The third phase is the
eastern portion of the development. The gross density of the proposed development is 3.85
dwelling units per acre. The proposed density is in accord with the proposed R-8 zoning
district, and the Future Land Use Map of the Comprehensive Plan (see Annexation & Zoning
Analysis "A" below).
The applicant has requested reduced lot sizes and reduced lot frontages as part of the Planned
Development. The smallest lot shown on the preliminary plat is 4,860 square-feet. The
minimum lot size for the R-8 zone is 6,500 square feet (137 lots are below the 6,500 square-
foot minimum). Therefore, allowing lot sizes that are below the minimum established by
ordinance for the R-8 zone is necessary for this project. On the submitted preliminary plat,
there are one-hundred forty four (144) lots that are below the 65-foot minimum frontage
requirement of the R-8 zone. The proposed minimum lot size, frontage and building setbacks
are detailed below.
R.8 Zone:
Lot Size-
City Minimum Requirement
6,500 sq. ft.
Shown on Preliminary Plat
4,860 sq. ft. (minimum)
Lot Frontage - City Minimum Requirement
65-feet (non cul-de-sac)
Shown on Preliminary Plat
36-feet (minimum, non cul-de-sac)
R "d fIB 'ld'
S tb k
eSl en la Ul m.,g e ac s-
Front (Living SjJace) IS-feet
Front (Face of Garage) 20-feet
Rear IS-feet
Rear, side entry garage 5-feet
Interior Side* 5-feet
Street Side IS-feet
* No additional setback per story
NOTE: The applicant states in the submittal letter that all setbacks will be measured from
property lines. Staff has no concerns with this statement as long as the detached sidewalks that
the applicant is proposing to construct are contained entirely within the right-of-way, as
proposed. See Preliminary Plat Analysis below.
The proposed PD amenities include: a 2.67 acre park to be located along Locust Grove Road
and a .85, .82 and .52 acre interior open space lots. The proposed open space makes up 11.6%
of the site, 5% minimum is required. A tot lot is proposed for Lot 14 Block 5, basketball
courts, soccer field/baseball field is proposed for Lot 2 Block 1, a picnic area/pathway system
is proposed for Lot 4 Block 11 as depicted on the submitted landscape plan. No multiuse
AZ-05-007. 1'1'-05.009. CllT'-05-008
BcUÙ'gham Pork Subdiv¡'ÎOD_AZ.PP_CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
Page 3
pathways are proposed for this site as shown on the landscape plan. See Special Considerations
in the Conditional Use Permit section below for a detailed analysis of the proposed amenities
and the potential for the park.
The applicant has submitted several pictures of residential housing types; a construction
materials list has not been submitted. With the submittal of the first fmal plat, the applicant
plans to make modifications to Ten Mile Creek and submit a LOMR Floodplain Alteration
application to FEMA for review. See Conditional Use Permit/Comprehensive Plan Analysis
below for more information.
Recently, the City has reviewed and approved annexation/zoning and development applications
for Tuscany Subdivision. These developments were an on the south side of Victory Road.
This development is currently not serviceable by the City of Meridian's sanitary sewer system.
Sewer service for this development will be via the future Tuscany Subdivision and under the
Ridenbaugh Canal. If this development is approved, it shall be subject to the sewer system
being available.
Staff recommends approval of the subject annexation/zoning (AZ-05-007), preliminary plat (PP-
05-009), and conditional use permit (CUP-OS-OOB) with the conditions and modifications based
herein.
LOCATION
The subject site is located on the east side of Locust Grove Road and approximately V2 mile
south of Victory Road south and west of Tuscany Subdivision, in Section 29, Township 3 North,
Range I East.
SURROUNDING PROPERTIES
North: Tuscany Lakes Subdivision, zoned R-4 (Meridian City); Unplatted/Agricultural (across
Ridenbaugh Canal), zoned RUT (Ada County).
South: Vacant/Agricultural/Single Family Residential - Terrier Subdivision, zoned RUT (Ada
County).
East: Vacant/Agricultural/Single Family Residential zoned RUT (Ada County).
West: Vacant/Agricultural/Single Family Residential zoned RUT (Ada County)
As mentioned in the summary above, there are several City-approved developments in this area
that have recently been approved. Some of the new homes in Tuscany Subdivision, just northeast
of the current property are already occupied. Although a significant portion of the land on the
east side of Locust Grove Road has been approved for development, this site, if approved, will
be the first property south ofthe Ridenbaugh Canal annexed into the corporate limits of the city.
OWNER OF RECORD
The property owners of record are Rick L. Mckague, Douglas H Killam, Lawrence and Charlene
Smith, Owen Garrett, and Tom Dawson. These Owners have provided notarized consent for
Gemstar Properties, LLC, to submit the subject applications.
AZ.O5-007. PP-O5-009. cuP-os-oos
Bellingham Park Subdh-isioD_AZ.I'P.CUP_doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
Page 4
ANNEXATION & ZONING ANALYSIS
Because the analysis below applies both to the proposed use and the proposed zoning, staff has
combined the analysis of use with the annexation and zoning findings.
According to Meridian City Code (MCC) II-IS-II, General Standards Applicable to Zoning
Amendments, both the Plamúng & 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 II-IS-II 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. Staff
finds that the requested zoning designation, R-8, is hannonious with and in accordance
with the 2002 Comprehensive Plan and Future Land Use Map, which designates the land
to be "Medium Density Residential". The 3.84 dwelling units per acre proposed with the
preliminary plat is consistent with previous Commission and Council actions and
generally confonns to the goals, objectives, and action items contained in the
Comprehensive Plan for this area. In addition, in the applicant's cover letter (dated
January 15, 2005) several Comprehensive Plan policies are listed, all of which support
the annexation and proposed residential use of the property.
Staff finds the following 2002 Comprehensive Plan text policies to be applicable to this
application (staff analysis is in italics below policy):
Afier evaluating the original preliminary plat submittal and the Comprehensive Plan
policies regarding hazardous use (floodplain), multi-use pathway, and preservation of
natural features areas, staff discussed with the applicants agent the portion of the site
within the floodplain and along the Ridenbaugh Canal, the Eight-Mile Drain and Ten-
Mile Drain designated for multi-use pathways. This discussion was based on the fact that
the proposal does not conform to the purpose statement of the natural features goals and
policies and staff cannot make the findings to recommend approval based on the
following:
Chapter V A.2 P30 - Hazardous Areas - The purpose of the FP District is to guide
development in the flood-prone areas of any watercourse that is consistent with the
requirements for the conveyance of flood flows and to minimize the expense and
inconveniences to the individual property owners and the general public through
AZ-05-007. 1'1'-05-009, CUP-05-00S
Hellitlgham ¡'ark Subdivision_AZ,PP,CUP,doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
Page 5
flooding. Uses pennitted in this district are generally associated with open space,
recreational, and agricultural land uses and do not hinder the movement of floodwaters.
The applicant has submitted a letter ¡rom Paul Kunz indicating that the applicant has
made the first indications of filing for a Letter of Map Revision to the Federal
Emergency Management Agency. The letter indicates that V the farm access roads
are removed then the 1 OO-year floods would be contained within the banks of Ten-
Mile Creek.
Similarly to the existing floodplain there are two primary soils located onsite as
defined by the geotechnical report. As reported both soils types are prone to flooding
with seasonal high groundwater levels at 1.5-5 feet below grade. The engineering
reports indicate that water in the crawl spaces is to be expected and shallow
groundwater is a concern for construction across the site. Dewatering of the site is
expected and a dewatering program was recommended by the geotechnical engineer.
The submitted plan has seventy (70) lots proposed in the current Floodplain
designation. The plan also has nineteen (J 9) common lots designated for drainage
purposes.
Stafffeeis that the relocation of parks, pathways and drainage lots in relation to the
high ground water would be the most beneficial to future owners. Past approvals of
subdivisions with potential for groundwater in crawls paces has developed a concern
for the health/safety and welfare of future owners. Design and approval of
subdivisions helps mitigate these future problems.
Chapter VI c.2 P71 - Multiuse pathways: Pathways that encourage use by bicyclists and
pedestrians can decrease road congestion and add to the community's qualityoflife. The
proposed off-street and multiuse pathway systems are depicted in Figures VI-3 and VI-4.
New and existing developments should ensure that the guidelines laid out in this plan are
adopted.
There are no multiuse pathways proposed in this development. However the
Comprehensive Plan indicates in Figures VI -3 and VI-4 the locations of pathways
along the Ridenbaugh Canal, Eight Mile Creek, and Ten-Mile Creek.
Staff proposes that the applicant construct multi use pathways similar to Tuscany
Lakes and Messina Hills Subdivision north of the property. These developments
placed the pathways in cooperation with the Comprehensive Plan along the Eight and
Ten Mile drains, utilizing the streets systems for canallcreek crossings and creating
open space lots to buffer the irrigation system from new development. The Multiuse
pathway should be continued in the following locations:
South of the Ridenbaugh canal - Staff finds that there will be continued development
to the west of the site and the pathway connection as depicted on the Comprehensive
AZ-OS.007, I'I'-OS-009. cup-os-oœ
Bellingham P..'k Subdivi,ion,AZ_PI',CUP_doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
Page 6
plan should be placed south of the Ridenbaugh Canal to connect to Locust Grove
Road.
Across the Ridenbaugh Canal to the east of the site or connect the site to the Tuscany
Lakes Subdivision. Tucany Lakes Subdivision provides a dual pathway along Eight
mile and Ten mile creeks as depicted in the comprehensive plan. Connection to this
open space loti pathway will allow for multiple directions of interconnectivity. The
pathway lies immediately north of the Ridenbaugh Canal and a point of connection is
approximately at Lot 12 Block 10. The applicant may also stub the pathway to the
east for future connections, utilizing the crossing listed as Devinci Way in the
Messina Hills Subdivision.
Expand Lot 9 Block 12 -Staff/eels that the open space lot should be continued along
the east side of Ten-Mile Creek to provide a connection through the open space from
the south of the development along Ten-Mile Creek to the connection with the
Ridenbaugh Canal and future connection with Tuscany Lakes and Messina Hills
Subdivisions.
From the Ten-Mile Creek Bridge (W Kirkland Sf) north to the Ridenbaugh Canal and
along the south side of the Ridenbaugh Canal
In discussions with the applicant there seems to be a Nampa Meridian Irrigation
District need to have all pathways located away from the interchange of the Ten-Mile
Creek and the Ridenbaugh Canal However. the applicant has not proposed an
alternate route for the pathway and staff feels that the pathway system should be
developed in some fashion as closely to the Comprehensive Plan as reasonably
possible. The applicant has also proposed a more intensive use closer to the
irrigation interchange than a pathway.
The following goals and policies support the request for additional open space along
natural resources:
.
"Preserve and conserve our waterways, wetlands, wildlife habitat, and other
natural resources."(Chapter V, Goal I, Objective AI)
"Preserve open space for recreation conservation and aesthetics" (Chapter V,
Goal I, Objective A2)
"Identify waterways, wetlands, and other natural resources for preservation"
(Chapter V, Goal I, Objective A, Action item 1)
"Identify feasible interconnected greenbelt areas along waterways, railroads, etc."
(Chapter V, Goal I, Objective A, Action item 2)
"Develop and maintain greenbelts along waterways" (Chapter V, Goal I,
Objective A, Action item 4)
"Improve and protect creeks (Five Mile, Eight Mile, Nine Mile, Ten Mile, South
Slough, and Jackson and Evans drainages) throughout commercial, industrial, and
residential areas" (Chapter V, Goal I, Objective A, Action item 11)
.
.
.
.
.
AZ"O5-007, PP-O5-009. CUP-O5-008
Bollingham P,,'k Subdì\'ision_AZ.I'P.CUP_doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
Page 7
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to
this application (staff analysis is in italics below policy):
.
"Require appropriate landscape and buffers along transportation corridors (setback,
vegetation, low walls, benns, etc.)." (Chapter VII, Goal IV, Objective D, Action item
4)
As depicted on the Comprehensive Plan Future Land Use Map, the applicant is
proposing to construct a 25-foot wide landscape berm with dense vegetation along
Locust Grove Road. Staff is supportive of these widths, as long as the entire buffer
lies outside the ultimate right-of-way, and the sidewalk is located outside of the 25-
foot wide bufler (or increase buffer to 40-feet). See Site Spec(fic Condition #5 in the
Preliminary Plat section below.
.
"Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended
Approach" from the National Center for Bicycling and Walking in all land use
decisions." (Chapter VI, Goal II, Objective A, #3)
This publication encourages jurisdictions to establish bikeway and walkway facilities
in new construction and reconstruction projects, in a manner that is safe, accessible
and convenient.
.
"On-street bikeways should be incorporated on all future Collector streets." (Chapter
VI, Figure VI-5)
Figure VI-5 on page 57 of the Comprehensive Plan designates an on-street bikeway
mid-mile between Victory Road and Amity Road. The applicant is proposing a 36-foot
street section for Wrightwood Way (collector). The applicant has not proposed an
onstreet bike path for Locust Grove road between Victory and Amity but the addition
of a 1 O-foot gravel shoulder for future expansions should accommodate bike lanes.
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 and conditional use pennit proposing single-family lots on the subject
site (PP-O5-004 & CUP-O5-004). Staff does not anticipate that the applicant plans to
rezone the subject property in the future if the accompanying CUP/PD 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-O5-007. PP-O5-009. CUP.O5.008
Bellingham Park Subd;,.;,;o".AZ.PP.cUP_doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
Page 8
The existing proposal is consistent with the Comprehensive Plan. Staff does not
anticipate and no commercial or other uses are planned for the site.
D.
Has there been a change in the area or adjacent areas which may dictate that the
area should be rezoned. For example, have the streets been widened, new railroad
access been developed or planned or adjacent area being developed in a fashion
similar to the proposed rezone area;
Staff finds that a substantial portion of the land to the north and east has been developed
(or approved for development) in a manner similar to the proposed subdivision, with
single-family dwelling units. Tuscany Lakes Subdivision to the north was approved with
a gross density of 2.34 dwelling units per acre and a school site. Tuscany Lakes
Subdivision is an R-4 subdivision with the lot range from 10,000 sq feet to 30,000 square
feet. Neighboring Ada County Developments are in the 1 acre to 5 acre size range. This
development is proposing significantly smaller lots, but within the acceptable limits for a
medium density development.
There have been no recent street improvements in the area. Further, Locust Grove Road
is not currently scheduled within ACHD's Five Year Work Program or Capital
Improvements Plan (CIP) for roadway widening.
This development is currently not serviceable by the City of Meridian's sanitary sewer
system. Sewer service for this development will be via the future 24" service line to be
run under the Ridenbaugh Canal and through Tuscany Lakes upon buildout. Staff
anticipates the sewer line to be in the near vicinity prior to development of this
proposal. Other urban services, such as water, are near to this site and the applicant
should be able to extend such services to the site. Staff finds that the subject site is
proposed for development in a fashion similar to other properties in the area.
E.
Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character
of the general vicinity and that such use will not change the essential character of
the same area;
The applicant has submitted several front elevations for the proposed single-family
homes. If the homes are constructed in substantial compliance with the submitted
elevations, they will be similar in design to other residences in the area. The existing
character of the area will, and is, cuITently changing. However, this is the first
development to apply for development south of the Ridenbaugh canal. This development
will set the tone for how the rest of this area, particularly the south, develops or does not
develop.
F.
Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
AZ-O5-007, PP-O5"OOY. Cl!P.O5"OO~
Bellingham P",.k Subdi,-isil\n.AZ,PP_CllP_doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
Page 9
Due to other existing and proposed uses near the site, staff does not anticipate that the
proposed zoning/uses will be physically hazardous to future or existing uses or neighbors
in the area. Staff recommends that the Commission and Council rely on staff analysis,
comments from other agencies, and public testimony to detennine whether the proposed
use will be disturbing or hazardous to the existing neighboring uses and future expected
uses in this vicinity.
The floodplain must be engineered as to not hinder any floodwaters leaving the site. If a
flood event occurs and buildings impact the flow of water downstream then the use may
become hazardous to the neighboring properties.
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;
This development is currently not serviceable by the City of Meridian's sanitary sewer
system. Sewer service for this development will be via the future line as it is extended
under the Ridenbaugh canal and through Tuscany Lakes Subdivision. If this
development is approved, it shall be subject to extending the sewer system. Other urban
services, such as water, are near to this site and the applicant should be able to extend
such services to the site. Water to serve this development is existing or currently under
development with Tuscany Lakes Subdivision. The applicant shall be responsible for the
extension of utilities to and through this proposed development. Sizing and routing shall
be coordinated with the Public Works Department.
The applicant and/or future property owners will be required to pay park and highway
impact fees as well as construct on-site storm water drainage facilities.
Based on the comments received from other agencies/departments, staff finds that the
public services listed above can be made available to accommodate the proposed
development. The Commission and Council should reference any written and/or verbal
testimony submitted by any public service provider, regarding their ability to adequately
service this project.
H.
Will not create excessive additional requirements at public cost for public facilities
and services and will not be detrimental to the economic welfare of the community;
If approved, the developer will be financing the extension of sewer, water, public street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fIfe, police, school facilities and services. Staff
finds there will not be excessive additional requirements at public cost and this
development will not be detrimental to the economic welfare of the community.
AZ.O5-007, pp-O5-aO9. ClW-O5-008
Bellingham Park Subdjyjsion,AZ_PP,CUP_doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
Page 10
I.
Will the proposed uses not involve uses, activities, processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff recognizes that traffic and noise will increase with the approval of a development on
this site; however, staff does not believe that the amount generated will be detrimental to
the general welfare of the public. Staff does not anticipate that amlexation and
development in accordance with current city code and the Comprehensive Plan will
create excessive noise, smoke, fumes, glare, or odors. Staff finds that if open space Lot 9,
Block 12, were to develop in a similar fashion to Tuscany Lakes subdivision then the
open space would help to facilitate the pedestrian traffic from the subdivision to
surrounding uses.
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
Locust Grove Road and provide future public street connection to the site from Amity
Road and through to Eagle Road. The proposed public street entrance to Locust Grove
Road has been proposed to ACHD. If all vehicular approaches (streets) are approved and
constructed in accordance with ACHD policies, staff does not believe that the subdivision
will create interference with traffic on the surrounding public streets. Please review any
comments from ACHD for this project for additional infonnation regarding this finding.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
The comprehensive plan defines the Ten-Mile Creek as a natural feature of importance.
As described in the Annexation and Zoning Analysis A. The applicant should make all
attempts at preservation of this natural feature.
Staff recommends that the Commission and Council reference any public testimony that
may be presented to determine whether or not the proposed development may result in
the destruction, loss or damage of a natural or scenic feature(s) of importance of which
staff is unaware. Any existing trees larger than 4" caliper that are removed should be
mitigated for, per the Landscape Ordinance.
L.
Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592, 11-17-1992)?
In accordance with the findings listed above, staff finds that the annexation/zoning of this
property, as proposed by the applicant, would be in the best interest of the City.
AZ.05.007, 1'1'-05.009, CUP.05.008
Bellingham Park Suhdivision_ALPP,CUP,doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
Page 11
ANEXA TION & ZONING COMMENTS
I. The annexation legal description submitted with the application (stamped by D. Terry Puegh,
PLS) shows the property as contiguous to the existing corporate boundary of the City of
Meridian.
2. Any future subdivision, uses and construction on this property shall comply with the City of
Meridian ordinances in effect at the time.
3. A Development Agreement (DA) will be required as part of an annexation of this property.
Prior to the annexation ordinance approval, a DA shall be entered into between the City of
Meridian, the property owner(s) (at the time of annexation ordinance adoption), and the
developer. The applicant shall contact the Citv Attornev. Bill Narv. at 888-4433 to initiate
this process. The DA shall incorporate the following:
.
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 from 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.
That development of Phases II and III shall not commence until FEMA approves the
proposed Letter of Map Revision and the flood designation has been revised for Ten-Mile
Creek. If the flood plain and floodway boundaries presented with this application are not
approved by FEMA, the applicant shall have two options: 1) remove any lots within the
FEMA-approved floodplain boundaries or 2) resubmit for preliminary plat approval of
Phases II and III.
The developer shall construct multi-use pathways as required by the Comprehensive
Plan. The future crossings of Ten Mile Creek and the Ridenbaugh Canal may be
accomplished offsite and through anticipated bridges (Davinci Way stub street)
connecting future development with Tuscany Lakes and Messina Hills Subdivision.
.
.
.
PRELIMINARY PLAT ANALYSIS
Meridian City Code (MCC) 12-3-3 J.2 and 12-3-5 D read as follows: "In detennining the
acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of
this title and at least the following:
A.
B.
The conformance of the subdivision with the Comprehensive Development Plan;
Please see Annexation and Zoning Analysis" A" above.
The availability of public services to accommodate the proposed development;
AZ.O5.007. PP.O5-009. CUP-O5-00S
Bellingham Park Subdi\'ision_AZ.pp.cUP_doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
Page 12
Please see Annexation and Zoning Analysis "0" above.
C.
The continuity of the proposed development with the capital improvement program;
Because the developer will be required to install sewer, water, and utilities for the
development at their cost, staff finds that a development on this property will not require
the expenditure of capital improvement funds.
D.
The public [mancial capability of supporting services for the proposed development;
The development will not require major expenditures for providing supporting services.
Staff recommends the Commission and Council rely upon comments submitted from the
public service providers (i.e. police, fire, ACHD, etc.) to detennine this finding. (See
finding "0" under Annexation and Zoning Analysis above, and the Agency Comments
and Conditions at the end of this report for more detail.)
E.
The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any health, safety or environmental problems
associated with this subdivision that should be brought to the Councilor Commission's
attention; other than the floodway issues previously discussed, no hazardous natural
features have been identified on the site. ACHD considers road safety issues in their
analysis. Staff finds the Commission and Council should rely on any public testimony
that may be presented to determine whether the proposed use may cause health, safety
or environmental problems that staff is unaware of.
SPECIAL CONSIDERATIONS-PRELIMINARY PLAT
I. Public Streets and Access: The applicant is proposing to construct through roads
(Wrightwood Dr) connecting Locust Grove Drive with future projects to the east and
south. Wrightwood Dr is shown as a 36-foot wide street will serve as the collector street
in this area and will provide access to Locust Grove Road for all parcels in this section.
Staff is supportive of the proposed design, as it will provide access to future
development across Ten-Mile Creek for all parcels in this section.
2.
Right-of-wav & Landscape Buffers:
Arterial Streets: Staff recommends that the applicant be required to comply with the
ACHD's requirements for right-of-way dedication along Locust Grove Road.
Landscaping and sidewalks adjacent to Locust Grove Road should be constructed in
compliance with MCC 12-13-10. A 25-foot wide landscape buffer, located entirely
outside of the right-of-way and not including the width of the sidewalk, should be
provided along Locust Grove Road. See Site Specific Condition #5 below.
AZ-O5-007. PP.O5-009. CUP-O5-008
Bellingham Park Subdivision-AZ.PP_CUP,doc
8.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
Page 13
3.
Stub Streets: The applicant is proposing to construct stub streets to adjacent parcels east
and south of the site. Staffis supportive of the proposed stub street locations. .
4.
Unimproved RiclIt-of-Way: Meridian City Code 12-13-10-9 requires a lO-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. Locust Grove Road abutting this site meets the wan-ants 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 Locust Grove Road, with the
remaining portion of the right-of-way being landscaped with lawn or other vegetative
groundcover. See Site Specific Condition #5 below.
5.
Internal Streets: The applicant is proposing to construct all internal streets with a 36-foot
street section with 5-foot wide attached sidewalks. The entire street, including the
sidewalk is contained within the ACHD right-of-way. Staff is supportive of this design.
To keep cars that park in front of garages from blocking the sidewalk, all future face-of-
garage setbacks should be 20-feet (measured from the property line or the back of
sidewalk, whichever is more restrictive). See Site Specific Condition #3 below.
6.
Micro-paths: Staff recommends that a micro-path be provided as depicted as closely as
possible according to the Comprehensive Plan. There are three distinct pathway systems
in this area. The Ridenbaugh canal running east to west, The Eight Mile Creek from the
northeast and connecting to the Ridenbaugh trail, and the Ten mile trail way connecting
the northwest to future developments south of the City of Meridian. This
recommendation will allow greater pedestrian access to the parks located in from the
south. See Site Specific Condition #6 below.
7.
Piping of Ditches: All iITigation ditches, laterals or canals, exclusive of natural
waterways, intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled per MCC 12-4-13. Unless otherwise approved by Nampa and
Meridian lITigation District. Plans will need to be approved by the appropriate
iITigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users
association approval cannot be obtained, plans will be reviewed and approved by the City
Engineer prior to final plat signature. See Site Specific Condition #8 below.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be
required to utilize any existing surface or well water for the primary source. If a
surface or well source is not available, a single-point connection to the culinary water
system shall be required. If a single-point connection is utilized, the developer shall be
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
AZ.O5.007. PI'-O5-009. CUP.O5.0U8
Bellingham Park Subd;"Îs;on_AZ,PP,CUP,doc
4.
5.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
Page 14
should be installed to all landscape areas per the approved specifications and in
accordance with MCC 12-13-S and MCC 9-1~2S. See Site Specific Condition #9 below.
9.
Fencing: The applicant has not proposed to construct any fencing around the perimeter
of the site. A detailed fencing plan should be submitted upon application of the final
plat (MCC 12-4-1O.F.3). If permanent fencing is not provided, temporary construction
fencing to contain debris must be installed around the perimeter prior to issuance of a
building pennit. All fences should taper down to 3 feet maximum within 20 feet of all
right-of-way. All fencing should be installed in accordance with MCC 12-4-10. See Site
Specific Condition #10 below.
10.
Sanitarv Sewer This development is currently not serviceable by the City of Meridian's
sanitary sewer system. Sewer service for this development will be via the future main
located along Ten-Mile Creek, through Tuscany Subdivision and piped under the
Ridenbaugh Canal. See Site Specific Condition #12 below.
SITE SPECIFIC CONDITIONS-PRELIMINARY PLAT
1. The preliminary plat prepared by Bailey Engineering, Inc, dated Jan 06, 2005, is
approved, with the conditions listed herein. All comments/conditions of the
accompanying Armexation/Zoning (AZ-05-007) and Conditional Use Pennit (CUP-05-
008) and Development Agreement shall also be considered conditions of the Preliminary
Plat (PP-05-009).
2.
In lieu of strict adherence to micro-path locations, the applicant may propose an
alternative multi-use pathway system in compliance to the 2002 Future Land Use Map.
3.
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.
Prior to the City Engineer's signature of a final plat containing all structures not
contained on a designated lot shaH be removed.
The submitted landscape plan prepared by The Land Group, Inc., dated 1-14-05 is not
approved as submitted. The following should be included in a revised landscape plan:
. Depict and construct a lO~foot wide gravel shoulder on Ten Mile Road abutting
the site, with the remaining portion of the right-of-way being landscaped with
lawn or other vegetative groundcover.
. Depict the micropaths as required by Site Specific Condition #6.
. All micropaths within the proposed subdivision shall be designed in accordance
with MCC 12-13-15 "Micropath Landscaping" and MCC 12-4-3 "Pedestrian
Walkways." Micropath fencing shall be constructed per MCC 12-13-15-9.
. All areas being counted toward the open space requirement shall be free of "wet
ponds" or other such nuisances. All stonnwater detention facilities incorporated
AZ-O5-007, rp-O5.O09, CUP-O5-008
Bellingham Park Su!)d¡vision_AZ_pp,CUP_doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
Page 15
.
into the required open space are subject to Ordinance 12-13-14 and shall be fully
vegetated with grass and trees, as depicted on the submitted landscape plan.
Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees
that were removed. Required landscaping trees will not be considered as
replacement trees for those trees that are removed.
Other than the changes listed above, the approved landscape plan is not to be altered
without prior written approval of the Planning & Zoning Department.
6.
Construct a micro-path along the east side of Ten Mile Creek to the Ridenbaugh Canal
and stubbing to the property to the east for future connections to Tuscany Lakes and
Messina Hills Subdivision. Also constructing a micro path extension from Kirkland St,
to the Ridenbaugh Canal and along the south side of the Ridenbaugh canal to Locust
Grove Road, connecting the Ten-Mile Creek north/south micropath to the Ridenbaugh
Canal east/west micropath. Appropriate signage should be included in the micropath as
to direct pedestrian tratñc to the appropriate trail system.
7.
All road drainage shall be contained on site in the drainage lots as depicted.
8.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
MCC 12-4-13, unless otherwise approved by Nampa and Meridian Irrigation District.
Plans will need to be approved by the appropriate irrigation/drainage district, or lateral
users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department. If lateral users association approval can not be obtained,
plans will be reviewed and approved by the City Engineer prior to final plat signature.
9.
The applicant has not indicated who will own and operate the pressurized irrigation
system within this development. Underground year-round pressurized irrigation must be
provided to all lots within this development. The City of Meridian requires that
pressurized irrigation systems be supplied by a year-round source of water. If the
pressurized irrigation system within this development is to remain a private homeowners'
association system, complete plans and specifications shall be reviewed by the Public
Works Department as part of the development plan review process. A draft copy of the
pressurized irrigation system O&M manual shall be submitted prior to plan approval.
The applicant shall be required to utilize any existing surface or well water for the
primary source. If a surface or well source is not available, a single-point connection to
the culinary water system shall be required. If a single-point connection is utilized, the
developer shall be responsible for the payment of assessments for the common areas prior
to signature on the final plat by the City Engineer.
10.
A detailed fencing plan shall be submitted upon application of the final plat. If permanent
fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of building permits. All fences shall taper
AZ-05-007, 1'1'-05-009. CUI'-05.00S
IJd1ingham Park Subd;,'i>;on_AZ_P!',CUP.doç
3.
4.
5.
6.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
Page 16
down to 3-feet maximum within 20 feet of all right-of-way. All fencing shall be installed
in accordance with MCC 12-4-10.
11.
Maintenance of all common areas shall be the responsibility of the Bellingham Park
Homeowners' Association.
12.
Pennanent sanitary sewer service to this development is to be provided by the 24" sewer
main to be placed along Ten-Mile Creek in the Tuscany Lakes Subdivision. The
Subdivision designer is to coordinate main sizing and routing with the Public Works
Department to be in accordance with the approved master sewer plan. Applicant shall
execute City of Meridian standard fonns of easements, for any mains that are required to
provide service.
13.
Municipal water to this site shall be via extensions from existing mains in Locust Grove
Road. Applicant will be responsible to construct the sewer and water mains to and
through this proposed development, thereby making them available to adjacent
properties. Subdivision designer to coordinate main sizing and routing with the Public
Works Department. Applicant shan execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
14.
Other than the public street accesses approved by ACHD, direct lot access to Locust
Grove Road is prohibited. A note shall be placed on the final plat restricting access to
Locust Grove Road.
GENERAL REOUIREMENTS-Pß..ELIMINARY PLAT
1. All grading of the site shall be perfonned in confonnance with MCC 11-12-3H.
2.
Sidewalks shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to MCC 12-13-10-8.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized iITigation, sanitary sewer, water, etc., prior to signature on the
final plat.
A detailed landscape plan, in compliance with the landscape and subdivision ordinance
and as noted in this report, shall be submitted for the subdivision with the final plat
application.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
Two-hundred-fifty and one-hundred-watt, high.pressure sodium streetlights will be
required at locations designated by the Public Works Department. All streetlights shall be
installed at subdivider's expense. Typical locations are at street intersections and/or fire
hydrants. Final design locations and quantity are detennined after power designs are
completed by Idaho Power Company. The street light contractor shall obtain design and
pennit from the Public Works Department prior commencing installations.
AZ-OS-OO7. PP-O5.009. cuP-os-oos
Belling\1am Park Subdivision.AZ,PP.CUI'.doc
13.
14.
15.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
Page 17
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 stOTIns up to and including
a 1O0-year stonn events. Side slopes within drainage areas shall not exceed 3:1. Any
portion of a drainage area not improved with sod/grass seed (or other approved
landscaping) shall not count towards the required open space area. The proj ect engineer
should pay close attention to the results of field studies detennining the groundwater, soil
type & and characteristics during the design and construction phases. The engineer shall
be required to certify that the street centerline elevations are set a minimum of 3-feet
above the highest established nonnal groundwater elevation. This is to ensure that the
bottom elevation of the crawl spaces of homes is at least I-foot above groundwater.
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 inigation.
11.
Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
12.
Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established nonnal groundwater elevation.
The applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as detennined during the plan review process, prior to
signature on the final plat per Resolution 02-374.
Staffs failure to cite specific ordinance provisions or tenus of the approved
annexation/conditional use does not relieve the applicant of responsibility for
compliance.
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC
12~2-4.
CONDITIONAL USE ANALYSIS
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in tenus of the following and may approve a conditional use pennit if
AZ-O5-007. PP-O5"OM. CUP-O5-008
Bellingham Park Subdi\'¡,ion,AZ,PP_CUP,doo
D.
E.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
Page 18
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A.
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 and lot size requirement, as required by Meridian
City Code. See Special Consideration #1 below for detailed analysis.
Staff finds that the subject property is large enough to accommodate the requested use
and all other required features. Although the site is large enough to accommodate all of
the features required by ordinance, the applicant has asked, through the Planned
Development, to modify specific development standards.
B.
That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
Staff finds that the proposed single-family residential subdivision, with a gross density of
3.84 dwelling units per acre, is generally harmonious with and in accordance with the
2002 Comprehensive Plan and Future Land Use Map, which designates the site to be
"Medium Density Residential" (provided the Commission and Council grant the
requested planned development). Please see Annexation & Zoning Analysis "A" above.
C.
That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
Please see Annexation & Zoning Analysis "E" above.
That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff recommends that the Commission and Council rely upon public testimony, staffs
analysis, and other agency comments when detennining if the proposed uses will
adversely affect other properties in the vicinity.
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 shaH 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
conTInents that may be submitted to the City Clerk regarding this project.
AZ-O5-0a7. PJ'-O5-009. CUP-O5-008
Bcllingham Park Subdivisioo_AZ_PP.CllP.doc
I.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
Page 19
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.
H.
That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
Please see Annexation & Zoning Analysis "J" above. The Commission and Council
should review any comments received ITom the ACHD provide for this project when
detennining 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 PERMIT
I. Reduced Standards: As stated earlier, the applicant is requesting modifications from
standard ordinance requirements for street ITontage and lot size.
2.
Lot Size: The applicant has requested reduced lot sizes; the submitted preliminary plat
has lots below the 6,500 square-foot minimum size. Therefore, a modification to the
standard R-8 lot size of 6,500 square-feet is applicable. The proposed lot sizes range ITom
4,860 square-feet to 14,290 square-feet.
Lot Frontage: The minimum requested street ITontage is 36-feet. There are 144 lots that
have between 36-feet and 64-feet of frontage (65-feet is the minimum for the R-8 zone).
Staff is supportive of reducing the frontage for some of the lots as it provides lot
diversity.
See Site Specific Condition #2 below.
Amenities: MCC 12-6-2.A.3 requires two or more amenities to be provided as part of
each planned development. The proposed amenities for the subject planned development
include: a 2.8-acre open space lot and a 5.03 acres of open space/park. The proposed
AZ-05-007. 1'1'-05-009. CUP-05-008
B<lli"gham patk Subdi\';$;on.AZ_PP.ClIP_doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
Page 20
open space makes up II % of the site, 5% minimum is required and it takes 10% to count
open space as an amenity. Tot lots, basketball courts, soccer fields, baseball fields, picnic
areas, etc. are depicted on the submitted landscape plan. However, parking for
soccer/softball has not been addressed by the applicant. On-street parking will be limited
adjacent to the 2.8-acre park, and if parking is provided on. site, that takes away from the
useable green area. As proposed, staff does believe that the proposed park areas provide
sufficient amenities relative to the size of the proposed development. Landscaped open
space means land exclusive of street rights-of-way and street buffers, except for right-of-
way specifically dedicated for landscaping within a subdivision. The applicant states that
the total open space areas account for 5.03 acres (11.66%). which meets the open space
definition in the PD ordinance. No drainage lots, required street buffers, or canal buffers
have been included in this calculation.
3. Elevations: The applicant has submitted several front elevation drawings for the proposed
dwelling units. Staff believes that the dwelling units will be compatible with the
adjoining uses, if the buildings are constructed as shown on the submitted elevations.
Construction within Bellingham Park Subdivision 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 Uniform Building Code. See Site Specific Condition #6 below.
SITE SPECIFIC CONDITIONS-CONDITIONAL USE PERMIT
1. The site plan prepared by Bailey Engineering, Inc, dated January 6 2005, is approved,
with the conditions listed herein. Applicant shall meet all of the requirements of the
Annexation/Zoning (AZ-05-007) and Preliminary Plat (PP-05-009) as a condition of the
Conditional Use Permit (CUP-05-008).
2.
The project shall conform to the R-8 dimensional standards, except as follows:
.
Minimum frontage: 36-feet (non cul-de-sac lots).
Minimum lot dimensions: 4,860 sq ft.
.
3.
The applicant shall provide detailed open space calculations at the P&Z Commission
public hearing, clarifying what percentage of the site will be set aside as landscaped open
space (not including required street buffers). If modifications to the plat/site
plan/landscape plan are required by the Commission, said plan shall be submitted to the
City Clerk at least 10 days prior to the public hearing. In addition to providing 10% of the
site as open space, provide at least one other amenity in accordance with the requirements
of the City Council at the recommendation of the Commission.
4.
Construction within Bellingham Park Subdivision shall substantially comply with the
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 Unifonn Building Code.
AZ-O5-007. PP"O5-009. cup-a5-OO8
Bellingham Park Subdivision_AZ,PP.CUP_doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
Page 21
Other A2encv/Deoartment 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 ofthe fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Yz" 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 ofthe
hydrant location.
e. Fire Hydrants shall be placed on comers when spacing pennits.
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. For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane".
7. Operational fire hydrants, temporary or pennanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
8. To increase emergency access to the site a minimum of two points of access will be required
for any portion of the project, which serves more than 50 homes. The applicant shall
provide a stub street to the property to the (west/east/north/south). The two entrances should
be separated by no less than 12 the diagonal measurement of the project.
9. The roadways shall be built to Ada County Highway Standards cross section
requirements and shall have a clear driving surface, available at all times, which is 20'
wide. Streets with less than a 29' street width shall have no parking. Streets with less
than 33' shall have parking only on one side. These measurements shall be based on the
face of curb dimension.
10. The proposed I 66-lot subdivision with an estimated 2.9 residents per household would have
a total estimated population of 481 residents at build out.
AZ-05-007. 1'1'-05-009. CUI'-05-00S
BeUingham I'ark Suhdivisioo.AZ_PP.CUP_doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
Page 22
II. 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 tram a
given location and sufficient operational funds to staff the facilities.
12. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) tram a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire
hydrants and mains shall be provided where required by the code officiaL For buildings
equipped throughout with an approved automatic sprinkler system installed in accordance
with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet
(183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system
installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement
shall be 600 feet (183 m).
MERIDIAN PARKS DEPARTMENT
1. Pathway and Trail standards: The proposed pathway and/or trail shall meet the standards as set
forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-2 and 3-3,
sections B & c.
2. Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
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.
3. Minimum acreage standard for City Park: The City is willing to develop and maintain
Community Parks, Urban Parks, and Neighborhood Parks. Neighborhood Parks will be reviewed
on a case-by-case basis. The City may choose to maintain neighborhood parks at an acreage of
seven acres or larger. It will be the responsibility of pri vate homeowner groups or associations to
develop and maintain the smaller mini parks and some Neighborhood Parks in their subdivision
that the City does not maintain.
4. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (MCC 12-13-13-6) will be followed.
5. Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (MCC 12-13-13) will be followed.
MERIDIAN POLlCE DEPARTMENT
AZ-O5"OO7. PP,O5-009. CUP.O5-00S
Bellingham Park Suhdivision_AZ,PI'.ClIP_doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 17,2005
Page 23
1. The proposed development and/or plat do not offer natural surveillance opportunities of the
public areas. Prior to the next public hearing, the applicant shall meet with the Police Chief and/or
Planning Staff to discuss features that increase visibility, including but not limited to: doors and
windows that look out on the public areas, front porches, and adequate nighttime lighting. 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.
CENTRAL DISTRICT HEALTH DEPARTMENT
I. Run-off is not to create a mosquito breeding problem.
2. Stonnwater shall be pretreated through a grassy swale prior to discharge to the subsurface
to prevent impact to groundwater and surface water quality.
3. The Engineers and architects involved with the design of the subject project shall obtain
current best management practices for stonnwater disposal and design a stonnwater
management system that prevents groundwater and surface water degradation.
RECOMMENDATION
Staff recommends approval of the submitted annexation/zoning (AZ-OS-OO7), preliminary
plat (PP-OS-OO9), and conditional use permit (CUP-O5-008) applications, with the
conditions listed herein.
Az-aS-OO7. PP-OS-OO9. CUP.os-oos
B<llingh'rn Park Sub(!;,'isioo_AZ_PP_CUP_doc
Joint School District No.2
911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888~6700
SUPERINTENDENT
Dr. Linda Clark
RECEIVED
FEB 2; 2 2005
February 18, 2005
City of Meridian
City Clerk Office
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 Bellineham Park Subdivision will have a significant impact on school
enrollments at Lake Hazel Elementary, Lake Hazel Middle, and Mountain View High
School.
We can predict that these homes, when completed, will house forty-eight (48) elementary
aged children, forty-three (43) middle school aged children, and thirty-six (36) senior
high aged students. Additional students will further compound the CUITent 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
culTently 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,
~~
--.J
Wendel Bigham
Supervisor of Facilities and Construction
~", ,. ...
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health DiRttEIVED
FEB 2 5 2005
Rezone # City sf Ml!ridiaR
Conditional Use # city Clerk Office
Preliminary / Final/Short Plat ¡J ¡:J 0.)"' -- oð'1
' t3 ¡g ¿¿ / If) G - /hh..vf. ¡; llitt<::: ,,<)U ~ I.} / 1//.5/0 A/
, ,
~ CENTRAL
{!! Br61I~
Return to:
0 Boise
0 Eagle
0 Garden City
-- Meridian
0 Kuna
DACZ
0 Star
0 1. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
. '.. ...
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
05.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
07. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
~ 8. After wr~'tte approval from appropriate entities are submitted, we can approve this proposal for:
F central sewage g. community sewage system 0 community water well
interim sewage ~ central water
0 individual sewage 0 individual water
)zÍ 10.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
Ø-9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division~f nvironmental Quality:
central sewage .Q community sewage system 0 community water
sewage dry lines )äcentral water
Run-off is not to create a mosquito breeding problem.
0 13. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
)í,14. Please see attached stormwater management recommendations
015.
0 child care center
Date~
Reviewed By: ìi1
1S726.001EHO904
Review Sheet
--", ,--,
~, CENTRAL
,. ... DISTRICT
HEALTH
DEPARTMENT
\
\
\.
~
~
MAIN OffiCE. 707 N. ARMSTRONG PL. . BOISE, 1083704--0825 . (208) 375-5211 . FAX 327.8500
To prevent (JlJd treatdi3ease and disability; to promote healthy lifestYles; and to protect (JlJd promote the health and qrlality of our emJÍro'lme/lt.
STORM WATER MANAGEMENT RECOlVIMENDATIONS
It is r~commended that storm water be pre-treated prior to discharge to the
subsurface to prevent impact to ground water and surf~ce water quality. The
engineers and architects involved with the design of this project should obtain.
current best management practices for stom water disposal and design a
storm water management system that is preventing groundwater and surface
water ~e~adation~ Manuals that could b~ .used for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
. -- .-- --- --
Storm water Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Ada I Boise County Office
707 N. Armstrong PL
Baise, ID 83704
EtivirD. Health: 327-7499
Farnßy Planning: 327-7400
.lmmunlzatlDI1S: 327.7450
Serving Valley, Elmore, Boise, and Ada Counties
Elmore County Office
520 E. 8th St. Narth
Mountain Heme, ID 83647
EnW'o. Health: 587-9225
Famly Health:' 587-4407
WI(: 587-4409
Valley County Office
703 N. 1st Sl
P.O. Bex 1448
McCall/ID 83638
Ph. 634-7194
FAX: 634-2174
t>ud.1l r.w DJID