HomeMy WebLinkAboutAmberstone Sub PP 02-002April 15, 2002
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Jim Jewett
April 18, 2002
ITEM NO. 8
PP 02-002
REQUEST Continued Public Hearing from April 4, 2002 - Request for Preliminary Plat approval
of 19 building lots and 2 other lots on 3.84 acres in a proposed R-8 zone for proposed Amberstone
Subdivision - south of West Cherry Lane and south of Norih SummerJree Way
AGENCY COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
cr[Y ATI'ORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
See previous Item Packet
OTHER:
Mate~ p~s~ed ~ pubic mee~ ~hall bec~e pro~ ~ ~e C~ of Me~d~n,
PUBLIC HEARING
SIGN-UP SHEET
DATE
PROJECT NUMBER
PROJECT NAME
NAME
APR ~ 2002.
CITY OF MERIDIA~T
FOR AGAINST
From:
Sent:
To:
Subject: memo for commissioners
Sharon Smith
Dave McKinnon [mckinnod@ci.meridian.id.us]
Thursday, April 18, 2002 2:24 PM
.qreent@ci. meddian.id.us; 'Sharon Smith'; William G. Berg Jr.
MEMORANDUM
Date: 4-18-02
To: The Meridian Planning and Zoning Commission
Fro: David McKinnon, Planner
Re: Intermountain Outdoor Subdivision and Amberstone Subdivision
RECEIVED
APR 1 8 2002
CITY OF MERIDIAN
CITY CLERK OFFICE
Dear Commissioners,
Please accept my apologies concerning the lateness of this memo. I want to make sure that you have all of the information
that has become available to me before you make any decisions tonight.
The Intermountain Outdoors Subdivision staff report needs to be amended in the following manner:
- Page 1, last paragraph, second sentence, "The eoffcc kio.~k waa placed at its cu~cnt location without rccoiving apl~rovul
fro~-z tho Cit~' of Meridian, and tThoro are numerous .... "
- Page 3, final paragraph, please strike/remove the entire paragraph concerning the coffee kiosk.
- Page 4, Site Specific Comment No. 3, "The ooffoo kio3k and tent/Quonset hut .... '
A conditional use permit was issued for the coffee kiosk (File No. CUP-9g-104) to Bruce Benoit in March, 1999. An
occupancy permit for the kiosk was issued on MayS, 1999.
The Amberstone Subdivision Staff report should be amended to read as follows:
- Page 5, Annexation and Zoning Comments, No. 5, "A dovolopmcnt ag~oo~ont "ill bo -cqui-cd aa part ofthi~
annexation requc~t.'
Sincerely,
DM
4/18/02
April 1,2002
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Jim JeweH
PP 02-002
Apdl 4, 2002
ITEM NO. 6
REQUEST Public Headng - Request for Preliminary Plat approval of 19 building lots and 2 other
lots on 3.84 acres in a proposed R-8 zone for proposed Amberstone Subdivision - south of West
Cherry Lane and south of North Summertree Way
AGENCY COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
See attached Comments
"No Remarks"
No Comment
"No Comments at this time"
See attached Comments
See affached Comments
See altached Comments
See affached Comments
See attached Revised Plat and Evaluation Sheet
t,,.~)\ ~ ~,~)~b,)l~J~) DoIe:L~, I,--' {) ~)-~ Phone:
Materials presen~ ~ public ~e~gs s~ll bec~e pmpe~ of ~e Cl~ of Median.
J int Sc. hool D!strict No. 2
Meridian Street Meridian, Idaho 83642 (208) 888-6701 · Fax (208) 888-6700
SUPERINTENDENT
Christine H. Donnell
February l3,2002
RECEIVED
City of Meridian
33 East Idaho
Meridian, Idaho 83642
FEB 1 2002
City of Meridian
City Clerk Office
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 Amberstone Subdivision will have a significant impact on school enrollments at
Chaparral Elementary, Meridian Middle, and Eagle High School.
We can predict that these homes, when completed, will house six (6) elementary aged
children, five (5) middle school aged children, and four (4) senior high aged students.
Additional students will further compound the current overcrowded situation. Residents
cannot be assured of attending the neighborhood school, as it may be necessary to bus
students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 888-6701.
Sincerely,
Wendel Bigha~
Supervisor of Facilities and Construction
cE ITR I' DISTRICT HEALTH.D. EPARTMENT
CENTRAL
Environmental Health Diw.on
Rezone #
Conditional Use #
Preliminary / Final / Short Plat
Return to:
O Boise
I~ Eagle
CI Garden City
,~/leridian
I~1Kuna
0 ACZ
Star
O1.
l~12.
03.
We have No Objections to this Proposal. FEB 1 5 2002
City of Meridian
We recommend Denial of this Proposal. City Clerk Office
Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
04.
We will require more data concerning soil conditions on this Proposal before we can comment.
Before we can comment concerning individual Sewage disposal, we will require more data conceming the depth of:
Q high seasonal ground water [3 waste flow characteristics
[3 or bedrock from original grade [3 other
CI 6. This office will require a study to assess the impact of nutrients and pathogenS to receiving ground waters and/or
surface waters.
Oll.
This project shall be reviewed by the Idaho Department of Water Resources conceming well construction and
water availability.
After wdtt. e.p approval from appropriate entities are submitted, we can approve this proposal for:
/jl3._central sewage [3~ community sewage system [3 community water well
,' r~ interim sewage ~ntral water
Q individual sewage [3 individual water
The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
~ Q~sentral sewage [3 community sewage system [3 community water
wage dry lines ,,j;~._central water
Run-off is not to create a mosquito breeding problem.
This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
We will require plans be submitted for a plan review for any:
[3 food establishment [3 swimming pools or spas
[3 beverage establishment [3 grocery store
child care center
Review Sheet
CDHD 9~0 Ikc
~ CENTRAL
r~f lO0 DISTRICT
DEPARTMENT MAIN OFFICE, 707 N. ARMSTRONG PL. ' BOISE, ID 83704-0825 * (208) 375-5211 · FAX 327-8500
To prevent a/rd treat disease attd disability; to protnote healthy lifestyles; and to protect and promote lite health and qualily of our enviroltment,
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water be pre-treated through a grassy swale
prior to discharge to the subsurface to prevent impact to ground water and
surface water quality. The engineers and architects involved with the design
of this project should obtain current best managemen~ practices for storm
water disposal and design a storm water management system that is
preventing groundwater and surface water degradation. Manuals that could
be used for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared bY the Idaho Division of Environmental Quality, July 1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Ada / Boise County Office
707 N. Armsrong PI.
Boise, ID 83704
Enviro. Health: 327-7499
· Family Planning; 327-7400
Immunizations: 327-7450
Senior Nutrition: 327-7460
WIC: 327-7488
FAX: 327-8500
Serving Valley, Elmore, Boise, and Ada Counties
Ada-WIC Satellite Office Elmore County Oifice
1606 Robert St. 520 E. 8th Street N.
Boise. ID 83705 Mountain Home. ID 83647
Ph. 334-3355 Enviro. Health: 587-9225
FAX: 334-3355 Family Health: 587-4407
WIC: 587-4409
FAX: 587-8521
Valley County Office
703 N. 1 st Street
P.O. Box 1448
McCall. ID. 83638
Ph, 634-7194
FAX: 634-2174
RECEIVED
FEB 2 5 200?
City of Meridia~
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
February 19, 2002
Will Berg, City Clerk
City of Meridian
33 East Idaho
Meridian, ID 83642
ge~
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
PP 02-002 Preliminary Plat approval for proposed Amberstone Subdivision
Dear Commissioners:
If all storm drainage is retained on site and the Nampa & Meridian Irrigation District is
not intended to operate the pressure irrigation system no further review is necessary.
However, if any drainage leaves the site or the District will be taking over the pressure
irrigation system a Land Use Change / Site application must be filed.
Sincerely,
Bill Henson, Asst. Water Superintendent
NAMPA & MERIDIAN IRRIGATION DISTRICT
BH: din
C: File- Shop
File - Office
Water Superintendent
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
ADA COUNTY STREET NAME EVALUATION
Agency: Meridian
Proposed Subdivision Name: Amberstone Subdivision
Date reviewed: 2/28/2002
Preliminary/Final: preliminary
Section/TownshipfRange: 3N1W10
File Number: PP02-002
CITY OF MERIDIAN
CITY CLERK OFFICE
The street name comments listed below are made by the members of the ADA
COUNTY STREET NAME COMMITTEE (under the direction of the Ada County
Sheriffs Department) regarding this development in accordance with the Ada
County Street Name Ordinance.
The following existing street names shall appear on the plat:
"W. CHERRY LANE"
The following proposed street names are approved and shall appear on the plat:
"W. THORNCREEK COURT"
"N. SUMMERTREE AVENUE"
Please choose a name for portion of street not labeled.
Community Planning Association
Agency City ~
Fire District ~
Ada County Highway District
Ada County Sheriff Department
Ashley Jimenez
Representative
Representative
Representative
Representative
Ada County Highway District
David E. Wynkoop, President
Dave Bivens, 1st Vice President
Judy Peavey-Deft, 2nd Vice President
Susan S. Eastlake, Commissioner
Sherry R. Huber, Commissioner
318 East 37th Street
Garden City ID 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail: tellus(~.ACHD.ada, id.us
February 28, 2002
Jim Sewett
3090 East Gentry, Suite 150
Meridian, Idaho 83642
RECEIVED
MAR - 5 2{]02
City of Meridian
City Clerk Off/cc:
Re: StaffLevel Approval
Amberstone Subdivision Cherry Lane s/o Summertree Way
subdivision
PP-02-002/AZ02-003/MAZ02-001
19-lot residential
Facts and Findings:
The Ada County Highway District (ACHD) staff has received the above referenced application
requesting annexation, rezone and preliminary plat approval to construct a 19-lot residential
subdivision on 3.84 acres. The 3.84-acre site is located on the south side of Cherry Lane
approximately ½ of a mile west of Ten Mile Road. This development is estimated to generate
148 additional vehicle trips per day (0 existing) based on the Institute of Transportation
En~neers Trip Generation Manual.
The application and site plan stamped and received by City of Meridian on February 13, 2002,
and submitted to the District on February 18, 2002, has been reviewed by the ACHD Planning
and Development staff and conforms to applicable District standards/policy, or can be made to
conform with the change(s) to the plan described in the requirements stated below.
This is a staff level approval and will not be heard by the ACt-ID Commission unless the site plan
is changed in such a manner as to not conform to District standards/policy or an appeal of the
Planning and Development staff decision is submitted .as described within the Standard
Requirements outlined below.
On February 18, 2002, the District Planning and Development staff inspected this site and
evaluated the transportation system in the vicinity. On February 22, 2002, the staffmet as the
District's Technical Review Committee and reviewed the impacts of this proposed development
on the District's transportation system. The results of that analysis constitute the following Facts
and Findings and recommended Site Specific Requirements.
Amberstone Subdivision.sla
Page 1
Development patterns in the surrounding area are single-family residential. To the north of the
site is Golf View Estates Subdivision. To the south and west of the site is Rod's Parkside Creek
Subdivision. To the east of the site is the proposed Hearthstone Subdivision. Based on
development patterns in this area and the resulting traffic generation, staff anticipates that the
transportation system will be adequate to accommodate additional traffic generated by this
proposed development.
On February 20, 2002, the Commission heard a modification of policy request fi:om the
developer of Hearthstone Subdivision. Hearthstone Subdivision is a 2-lot residential subdivision
that is located directly east of this development. The developer of Hearthstone Subdivision
requested a modification of policy to allow the existing circular driveway for Lot 1, Block 1 on
Cherry Lane to remain. The Commission made a formal action to allow Lot 1, Block 1 of
Hearthstone Subdivision to utilize the existing circular driveway on Cherry Lane until that
property should redevelop. If Lot 1, Block 1 of Hearthstone Subdivision should redevelop (pull
a building permit for a structure other than a garage or storage shed) Lot 1, Block I would than
take access to the proposed Summertree Way.
Thc applicant is proposing to construct thc main entrance to thc subdivision, Summertree Way,
located at the east property line. This location aligns with Summertree Way on thc north side of
Cherry Lane. Because the proposed roadway aligns with an existing roadway, the roadway
meets District policy and is approved with this application.
Thc applicant should construct Summertree Way as a full 29-foot street section with curb and
gutter on both sides of thc roadway and 5-fo°t wide concrete sidewalk on the west side of
Summertree Way within 40-feet of right-of-way.
The applicant is proposing to construct Thomcreek Way as a reduced street section:
The District accepts local residential public roads with a 29-foot street section with parking
prohibited on one side, if the amount of vehicle trips per day on the street does not exceed 200.
The proposed density of development that will utilize each of the above-mentioned streets will
generate less than 200 vehicle trips per day. These interior streets may be constructed with a
29-foot street section with curb, gutter and 5-foot wide concrete sidewalk within 42-feet of right
of-way. Parking should be restricted on one side of each of the roadways. A signage plan should
be submitted for review and appwval by Planning and Development staff.
The applicant is proposing to construct a large common lot within the public right-of-way. 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.
The applicant is proposing to construct a one-way street around the large common lot that is
located in the center of summer tree Way. The Traffic Services Department has expressed a
need for a two-way roadway in this area due to the fact that a one-way would be difficult to
Amberstone Subdivision.sla
Page 2
enfome and there is a limited amount of parking in the area. The applicant should be required to
construct the traffic island be designed to safely channel traffic with a two-way configuration.
The roadway around the traffic island should maintain a minimum of a 29-foot street section
within 40-feet of fight-of-way. The design should be reviewed and approved by ACHI)'s
Planning and Development staff.
The applicant is proposing to construct a non-circular turnaround at the east end of Thomcreek
Place. The District will consider alternatives to the standard turnaround on a case-by-case basis.
This will be based on turning area, drainage, maintenance considerations and the written
approval of the emergency fire service for the area where the development is locate. Submit a
design of the turnaround for review and approval by District staff.
The following Site Specific Requirements and Standard Requirements must be met or provided
for prior to ACHD approval of the final plat:
Site Specific Requirements:
.¸
Construct thc main entrance to the subdivision, Summertrec Way, located at the east property
line, as proposed. This location ali~tm~ with Summertreo Way on thc north side of Cherry Lane.
Construct Summertree Way as a full 29-foot street section with curb and gutter on both sides of
the roadway and 5-foot wide concrete sidewalk on the west side of Summertree Way within 40-
feet of right-of-way.
Construct Thomereok Way as a 29-foot street section with curb, gutter and 5-foot wide concrete
sidewalk within 42-feet of fight of-way with parking restricted on one-side of the roadway. A
signage plan shall be submitted for review and approval by Planning and Development staff.
Construct a large common lot within the public right-of-way, as proposed. Any proposed
landscape islands/medians within the public right-of-way dedicated by this plat shall be owned
and maintained by a homeowners association. Notes of this shall be required on the final plat.
Construct a one-way street around the large common lot that is located in the center of
Summertree Way with a minimum of a 29-foot street section within 40-feet of right-of-way and
post the roadway. The design shall be reviewed and approved by ACHD's Planning and
Development staff.
Construct a non-circular turnaround at the east end of Thomcreek Place. Submit a design of the
turnaround for review and approval by District staff.
Replace unused curb cuts on Cherry Lane with standard curb, gutter and 5-foot wide concrete
sidewalk to match the existing improvements.
Amberstone Subclivision.sla
Page 3
Replace any existing damage 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 DisU'ict. Contact ACI-ID's Utility Coordinator at 387-2516 or 378-6258 (with
file number) for details.
10.
Meet District drainage requirements per section 8000 of the ACHD Development Policy
Manual. Contact District staffat 387-6170 for details.
11.
If utility relocation is necessary to construct improvements required with this development,
then all utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
12. Any existing irrigation facilities shall be relocated outside of the right-of-waY.
13.
Other than the access point specifically approved with this application, direct lot or parcel
access to Chen'y Lane is prohibited. Lot access restrictions, as required with this application,
shall be stated on the final plat.
Standard Requirements:
The Commission shall hear and decide appeals by an applicant of the final decision made by
the ROWDs Manager when it is alleged that the ROWDS Manager did not properly apply this
section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law,
abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of
the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be
charged the applicant for the processing of appeals, to cover administrative costs.
Initiation: An appeal is initiated by the filing of a written notice of appeal with the
Secretary of Highway Systems, which must be filed within ten (10) working days
from the date of the decision that is the subject of the appeal. The notice of appeal
shall refer to the decision being appealed, identify the appellant by name, address
and telephone number and state the grounds for the appeal. The grounds shall
include a written s~mmary of the provisions of the policy relevant to the appeal
and/or the facts and law relied upon and shall include a written argument in support
of the appeal. The Commission shall not consider a notice of appeal that does not
comply with the provisions of this subsection.
Time to Reply: The ROWDS Manager shall have ten (10) working days from the
date of the filing of the notice of appeal to reply to the notice of the appeal, and may
during such time meet with the appellant to discuss the matter, and may also
Amberstone Subdivision. sla
Page 4
o
consider and/or modify the decision that is being appealed. A copy of the reply, and
any modifications to the decision being appealed will be provided to the appellant
prior to the Commission hearing on the appeal.
do
Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the
appeal will be noticed and scheduled on the Commission agenda at a regular
meeting to be held within thirty (30) days following the delivery to the appellant of
the ROWDS Manager's reply to the notice of appeal. A copy of the decision being
appealed, the notice of appeal and the reply shall be delivered to the Commission at
least one (1) week prior to the hearing.
Action by Commission: Following the hearing, the Commission shall either affinn
or reverse, in whole or part, or otherwise modify, amend or supplement the decision
being appealed, as such action is adequately supported by the law and evidence
presented at the hearing.
Payment of apphcable wad impact fees are required prior to building construction in
accordance with Ordinance//195, also known as Ada County Highway Dislrict Road Impact
Fee Ordinance.
All design and construction shall be in accordance with the Ada County Highway District
Policy Manual, ISPWC Standards and appwved supplements, Construction Services
pwcedures 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.
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.
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 roles, 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.
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.
Amberstone Subdivision.sla
Page 5
Conclusion of Law:
ACHE) requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Should you have any questions or comments, please contact the ACI-ID Planning and Development
staff at 387-6170.
Sincerely,
Christy Richardson
Planning Review Supervisor
Right-of-Way & Development
cc:
Project file
ACHD Construction Services
City of Meridian
Chron
B&A En~neers
Anna Powell
5506 West Franklin Road
Boise, ID 83709
Amberstone Subdivision.sla
Page 6
Meridian Fire Depar ent
Joseph Silva
Deputy Chief
Meridian Fire Department
540 E. Franklin Rd.
Meridian, Id 83642
(208) 888-1234
March 18, 2002
TO: Meridian Planning & Zoning Commission t'h~)
~1¥
FROM: Joseph Silva, Deputy Chief, Fire PreventionX~/J
SUBJECT: Amberstone Subdivision File #PP 02-002
RECEIVED
t,4AR 21 2002
City Of Meridian
City Clerk Office
The following will be the requirements and/or concerns to provide minimum levels of fire protection for
the proposed project:
::i 1. That a fire-flow of 1,000 gallons per minute shall be available for duration of 2 hours to service
::~e entire project. Fire hydrants shall be placed on comers and an average of 400' apart. 1997 UFC
Appendix III-A
2. OPerational fire hydrants and temporary or permanent street signs arc required before
i combustible construction begins UFC 901.4.2 & 901.3
3. Acceptance of the water supply for fire protection will be by thc Meridian
water Department.
4! ~ Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
5. All radii shall be 28' inside and 48' outside radius for the internal road system.
6. Insure that all yet undeveloped parcels are maintained free of combustible vegetation per
section 1103.2.4 of the Uniform Fire Code.
7. The roadways shall be built to Ada County Highway Standards for base material. UFC 902.2.1
8. Any roadway greater than 150' in length that is not provided with an outlet shall be required to
have a mm around; this requirement may apply during the phasing of the project.
9. That parking be allowed on only one side of Summertree Way where there is a 30' street width.
10. That "No Parldng" be allowed on either side of Summertree Way where there is only a 19' wide
driving surface.
11. That "No Parking" be allowed on either side of Thom Creek Place where there is only a 26' wide
driving surface.
MAYOR
Robert D, Corde
CITY COUNCIL MEMBERS
Ron Anderson
Kcith Bird
Tammy deWeerd
William LaM. Nary
MEMORANDUM:
HUB OF TREASURE VALLEY
A Good Place to I.ive
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIzLN, IDAHO 83642
(208) 888-4433. FAX (208) 887-4813
City Clerk Office Fax (208) 8884218
,9(:>or)
March 11, 2002
To:
From:
Mayor, City Council and Planning & Zoning Commission
David McKinnon, Planner II ~ ~
Bruce Frecldeton, Senior Engflfe'ering Tech~.-
Re:
Amberstone Subdivision
Annexation and Zoning of 3.84 Acres from R-1 (Ada County) to R-8
(Medium Density Residential District), by Jim Jewett (File No. AZ-02-O03).
Preliminary Plat Approval of Nineteen (19) Building Lots and Two (2) Other
Lots on 3.84 Acres in a Proposed R-8 Zone, by Jim Jewett (File No. PP-02-
002).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY
The applicant, Jim Jewett, has applied for Annexation, Zoning, and Preliminary Plat approval of
nineteen (19) building lots and (2) other lots on a 3.84-acre parcel of land located on the south
side of Cherry Lane, approximately 1/3 of a mile east of Black Cat Road. The requested zoning
designation for the property is R-8.
The northern part of the subdivision will consist of ten attached single-family dwellings (five
buildings) and the southern part of the subdivision will consist of nine detached single-family
dwellings. The adopted Zoning Ordinance does not define what a "single family attached
dwelling unit" is, nor does it provide any development standards such as minimum lot size,
frontage requirements and setbacks.
The applicant has submitted an amendment to the Zoning and Subdivision Ordinances (titles
l l&12 of the Meridian City Code), that would define single-family attached dwelling as "A
structure consisting of two dwelling units where one single-family dwelling shares a common
wall and a zero-lot-line with one other single-family dwelling". The proposed amendment
includes the following development standards for single-family attached dwelling units:
Minimum Garage Minimum lot Front setback Side Minimum
living space requirement area setback frontage
800 sq ff 1 standard car 4,250 sq ff 15' for living 5'/per story 40' per
area, 20' for D.U.
*(unless on
garage, a shared
driveway)
AZ-02-003, PP-02-002 Aml:~nstone Sub. AZ.PIP
Planning & Zoning Commission/Mayor & City Council
March 11, 2002
Page 2
The proposed amendment includes new language providing for shared driveways and reduced
frontage for lots with shared driveways:
Street frontage for 2 lots sharing one common
driveway
15'
Street frontage for 3-4 lots sharing one
common driveway
10'
The proposed subdivision design uses the proposed minimum lot sizes, frontage requirements,
shared driveways and setback requirements of the amendment; therefore, the approval of this
subdivision is contingent on the approval of the Zoning Ordinance amendment.
Additionally, the applicant has requested approval of reduced landscape buffers adjacent to
Cherry Lane by means of the alternative compliance section of the Landscape Ordinance.
LOCATION
The property is located on the south side of Cherry Lane, approximately 2,000 fk east of Black
Cat Road.
SURROUNDING PROPERTIES
North: Golf View Subdivision, zoned R--4.
South: Parkside Creek Subdivision, zoned R4.
East: Rural Residential, zoned R:I (County), and Parkside Creek Subdivision, zoned R-4.
West: Rural Residential, zoned R-1 (County).
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
Ae
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;
Staff finds that the requested zoning designation, R-8, is harmonious with and in
accordance with the adopted Comprehensive Plan and Generalized Land Use
Map, which designates the land to be "Existing Urban".
Be
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;
Planning & Zoning Commission/Mayor & City Council
March 11, 2002
Page 3
Surrounding properties include rural residential properties and residential
subdivisions. Staff finds that the requested zoning designation of R-8 is
harmonious with the existing and planned adjacent developments.
Will the proposed uses be designed, constructed, operated and maintained to
be harmonious and appropriate in appearance with the existing or intended
character of the general vicinity and that such use will not change the
essential character of the same area;
Staff finds that the proposed uses (single-family attached and detached
residential) will not change the existing or intended character of the area.
The design of the street buffer landscaping is not in compliance with the intended
character of the general vicinity. The Landscape Ordinance requires a thirty-five
foot (35') wide landscape buffer on a common lot adjacent to Cherry Lane. As
noted above the applicant has requested approval of a reduced landscape buffer,
twenty-five foot (25'), through the alternative compliance provisions of the
Landscape Ordinance.
The alternative Compliance request is discussed in full detail on page four (4)
under the heading "Alternative Compliance".
De
Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony to determine
whether or not the proposed use will be disturbing or hazardous to the existing or
future neighboring uses.
Staff does not anticipate that the proposed uses will be hazardous or disturbing to
future or existing neighbors.
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;
Staff finds that the property to be annexed will be served adequately by all
essential public facilities and services. Applicant shall be required to extend
water and sanitary sewer mains to and through the proposed development, thereby
making them available to the adjacent properties.
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;
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March 11, 2002
Page 4
Stafffinds that there will not be additional requirements at public cost and that the
annexation and zoning will not be detrimental to the community's economic
welfare.
Will the proposed uses not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed nineteen (19) dwelling units will not create excessive
traffic, noise or other nuisances that would be detrimental to the general welfare
of the surrounding area.
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;
Staff finds that the subdivision of the property will not create significant
interference with the existing traffic on Cherry Lane.
L
Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; and
Staff finds that no natural or scenic features of major importance will be lost or
damaged by approving the annexation and re-zone. Any existing trees larger than
4" caliper that are removed shall be mitigated for, per the Landscape Ordinance.
J. Is the proposed zoning amendment in the best interest of the City of
Meridian. (Ord. S92, 11-17-1992)"
Staff finds that the annexation of this property would be in the best interest of the
City.
ALTERNATIVE COMPLIANCE
Section 18 0VICC 12' 13-18) of the Landscape Ordinance outlines the City' s policies and
standards concerning the approval of"Alternative Compliance" to required landscape elements.
The purpose of this section of code is to allow some degree of flexibility to the requirements of
the Landscape Ordinance if an applicant can demonstrate that a landscape proposal (that does not
meet the minimum requirements of the code) conforms to the purpose, intent and objectives of
the Landscape Ordinance.
The applicant has requested a ten-foot (10') reduction of a required thirty-five foot (35')
landscape street buffer adjacent to an entryway corridor. In order to qualify for "Alternative
Compliance" the applicant must demonstrate that the proposal meets one or more of the
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Planning & Zoning Commission/Mayor & City Council
March 11, 2002
Page 5
conditions listed in sub-section 2 of the Ordinance (MCC 12-13-18-2). The applicant believes
that they meet two of these conditions: 1) an unusual shaped lot with inherent space limitations
and 2) that the proposed project is utilizing innovative design features based on "New
Urbanism", "Nee-traditional Design", or other current planning topics.
Staff finds that the lot is not unusually shaped, and that it is not burdened with significant space
limitations. Staff feels that the design of the project has created the space limitations mentioned
by the applicant.
Staff finds that the applicant is trying to utilize innovative design features such as shared
driveways and zero lot line residential structures. Staff does not agree that the design features
justify the requested reduction in the street buffer.
The intent of the sweet buffer is to improve the visual quality of the streetscape by providing
sufficient landscaping to buffer the uses located adjacent to the street. The proposed residential
use is not a high impact use, and the applicant correctly points out that the majority of the
subdivisions approved prior to the adoption of the Landscape Ordinance on Cherry Lane do not
have a thirty-five foot (35') landscape buffer. The applicant also is correct in stating that upon
adoption of the new Comprehensive Plan this portion of Cherry Lane will not be part of an
entryway corridor, and that the required landscape buffer will be reduced to twenty-five feet
(25'). Nevertheless, the applicant is required to abide by the current ordinance and the current
Comprehensive Plan.
If the Commission and Council find that the proposed twenty-five foot buffer meets the intent of
the Landscape Ordinance, an additional comment will need to be added to the Preliminary Plat
findings approving of the twenty-five foot (25') landscape buffer by means of the Alternative
Compliance section of the Landscape Ordinance.
ANEXATION AND ZONING COMMENTS
The legal description submitted with the application appears to meet the requirements of the
City of Meridian and State Tax Commission and places the parcel contiguous to existing city
limits
2. The requested zoning of R-8 is compatible with City Comprehensive Plan.
3. The subject property is within the Urban Service Planning Area. Essential City services are
or will be available to the subject property.
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.
5. A development agreement will be required as part of this annexation request.
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Planning & Zoning Commission/Mayor & City Council
March 11, 2002
Page 6
PRELIMINARY AND FINAL PLAT FINDINGS AND REOUIREMENTS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds the subdivision to be in conformance with the Comprehensive Plan.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services can be made available to the lots within the proposed
subdivision, provided changes as may be required by the Public Works and Building
Departments are made.
c. The continuity of the proposed development with the capital improvement
program;
Staff finds that the subdivision will not require the expenditure of capital improvement
funds.
d. The public financial capability of supporting services for the proposed
development;
Staff finds that the development will not require major expenditures for providing
supporting services.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that them should not be any other health, safety or environmental problems
associated with this subdivision that may be brought to the Council or Commission's
attention.
ADDITIONAL CONSIDERATIONS
Staff supports the proposed zoning amendment that would allow the developer to utilize shared
driveways, one-car garages and zero-lot lines. However, if the Commission and Council
determine that the proposed zoning amendment should not be adopted this application would not
meet the minimum requirements of the Zoning Ordinance.
SITE SPECIFIC COMMENTS / PRELIMINARY PLAT
Sanitary sewer and water service to this site shall be via main line extensions from the
existing mains adjacent to the property. The applicant shall be required to extend water
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Planning & Zoning Commission/Mayor & City Council
March 11, 2002
Page 7
and sanitary sewer mains to and through the proposed development, thereby making them
available to the adjacent properties.
Underground year-round pressurized irrigation must be provided to all lots within this
development. Please submit hook-up and design details based on the proposed
landscaping. Primary water supply connection to the City's mains will not be allowed
without City Council approval. Applicant shall be required to utilize any existing surface
or well water for the primary source.
All required landscaping and irrigation shall be installed prior to the issuance of an
occupancy permit for any structure built within the subdivision.
¸4.
A detailed fencing plan shall be submitted upon application of the final plat. A solid
fence shall be required around the perimeter of the subdivision unless the City agrees in
writing that such a fence is not required.
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 removed.
GENERAL COMMENTS
Please submit a copy of the Ada County Street Name Committee's final approval letter
for the subdivision name, and the lot and block numbering. Make any corrections
necessary to conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
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.
Two-hundred, 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.
All irrigation ditches, laterals or canals, exclusive of natural watenvays, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
City Ordinance 12-4-13. The ditches to be piped should be shown on the site plans.
Plans will need to be approved by the appropriate irrigation/drainage district, or lateral
users association, with written confirmation of said approval submitted to the Public
Works Department.
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Planning & Zoning Commission/Mayor & City Council
March 11, 2002
Page 8
COMPREHENSIVE PLAN POLICIES
The subject property is located in an area designated as Mixed Residential in the Meridian
Comprehensive Plan. The 1993 Comprehensive Plan contains a variety of goals and policies that
are relevant to this application. Staff has selected the following sections that most directly apply
to the proposed project.
Goals Section
Goal 4: To provide housing opportunities for all economic groups within the community.
Goal 8: To establish compatible and efficient use of land through the use of innovative and
functional site design.
Economic Development Chapter
3.1U - Approve quality housing projects that meet the needs of all economic levels.
3.2U - Encourage efforts to develop and maintain quality neighborhoods and housing...
Land Use Chapter
2.1U - Support a variety of residential categories for the purpose of providing the City with a
range of affordable housing opportunities.
Transportation Chapter
1.19U - Encourage proper design of residential neighborhoods to ensure their safety and
tranquility.
1.14 - Design and performance standards should be applied to infilling development in order to
reduce adverse impacts upon existing adjacent development.
RECOMMENDATION
Staff recommends approval of the proposed annexation and preliminary plat with the conditions
noted above. However, if the proposed zoning amendment is denied, the applications will not
meet the minimum requirements of the Zoning Ordinance and staffwould recommend denial.
Sharon Smith
From: Dave McKinnon [mckinnod@ci.meridian.id.us]
Sent: Thursday, April 18, 2002 2:24 PM
To: greent~ci.meddian.id.us; 'Sharon Smith'; William G. Berg Jr.
Subject: memo for commissioners
MEMORANDUM
Date: 4-18-02
To: The Meridian Planning and Zoning Commission
Fm: David McKinnon, Planner
Re: Intermountain Outdoor Subdivision and Aanberstone Subdivision
RECEIVED
APR 1 8 2002
GIYY OF MERIDIAN
CITY CLERK OFFICE
Dear Commissioners,
Please accept my apologies concerning the lateness of this memo. I want to make sure that you have all of the information
that has become available to me before you make any decisions tonight.
The Intermountain Outdoors Subdivision staff report needs to be amended in the following manner:
- Page 1, last paragraph, second sentence, "The coffee kio3k -'a~ placed at its currcnt location without rcociving approval
from thc City of Mcridian, and tT_hero are numerous .... "
- Page 3, final paragraph, please strike/remove the entire paragraph concerning the coffee kiosk.
- Page 4, Site Specific Comment No. 3, "The coffee kioak and tent/Quonset hut .... '
A conditional use permit was issued for the coffee kiosk (File No. CUP-98-104) to Bruce Benoit in March, 1999. An
occupancy permit for the kiosk was issued on May 5, 1999.
The Amberstone Subdivision Staff report should be amended to read as follows:
- Page 5, Annexation and Zoning Comments, No. 5, "A dovolop:;;..ent agreement -"ill I;o ~quitod a~ part ofthi3
annexation ~oquc3t."
Sincerely,
DM
4/18/02