HomeMy WebLinkAboutHeritage Commons AZ 02-006April 15, 2002 AZ 02-006
MERIDIAN PLANNING & ZONING MEETING April 18, 2002
APPLICANT Brighton Corporation ITEM NO. 9
REQUEST Public Hearing - Request for annexation and zoning of 76.16 acres from RUT to R-8
zones for proposed Heritage Commons - west side of North Locust Grove Road between East
McMJllan Road and East Ustick Road
AGENCY COMMENTS
CITY CLERK:
CITY ENGINEER:
CiTY PLANNING DIRECTOR:
CITY 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 cd~ched Comments
"No Remarks"
"No Comment"
'~Ne have No Objections to this Proposal"
No Comment
OTHER: $~.~ affached letters from Leon Johnson, Jim Moyer & Mr. & Mrs. Young
Materials pre.nted at public meetings shall becj~rne properly of the City o, Meridians.)~-'~ J" ,/~JJ J'"l
March 11, 2002
City Clerk - City of Meridian
33 East Idaho
Meridian, Idaho 83642
Dear City Clerk- City of Meridian,
RECEIVED
I AR 1 § 2002
City of Meridian
City Clerk Office
SUBJECT: PROPOSED DEVELOPMENT "HERITAGE COMMONS"
In reviewing the application presented to the City of Meridian by the developers of "Heritage
Commons," we had several concerns to address.
The current proposed waterline is shown as located ten feet onto our property (Heron's
Crossiffg Lane). Thii error needs to be corrected by the developer.
Secondly, the volume of homes proposed (as well as the business sections purposed) will have
a dramatic impact on the one lane, "Heron's Crossing". This lane is currently a private, single-
lane, dirt road. The inevitable conversion of this road into a main thoroughfare should not be
allowed to affect our current property. It is our feeling that any future expansion, easement
and required privacy barriers (fencing and berms) of this property adjacent to the Heron's
Crossing Lane be the sole responsibility of the developers.
This will be important in the future for property owners of this development. We currently
farm these adjacent acres (Heron's Crossing) in alfalfa. We also breed, raise and train horses
for our private use as well as for sale. This means that we will have large farm equipment
operating on our property as well as livestock. We are expressing our concern for the
developer to address this in a proactive manner. It needs to be taken into consideration that
these future homeowners may possibly complain of our farming or livestock activities, should
there be no buffer zone provided into the building plans. We feel that the developer has not
taken into account the fact that two different zones will now have to coexist with one
another.
It is our suggestion that the City of Meridian require this Developer to resubmit new plans
that will require these improvements on their behalf.
Mr. & l~rs. Young
4053 NORTH LOCUST GROVE ROAD
MERIDIAN, IDAHO 83642
i
· Joseph Silva
· Deputy Chief
· Meridian Fire Department
· 540 E. Franklin Rd.
· Meridian, Id 83642
' 888-1234
Mefidian Fire Depamnent
March 21, 2002
RECEIVED
'Z 2
TO: Meridian Planning & Zoning Commission~ 0
City
Of Meridian
FROM: Joseph Silva, Deputy Chief, Fire Prevention 'F Ci~r Clerk Office
SUBJECT: Heritage Commons Subdivision File # AZ 02-006
.The following will be the requirements and/or concerns to provide minimum levels of fire protection for
the propq~ed project:
:: ~ :: ::~ ;:: 1. ? :One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for a
durati°n Of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400' apart.
2. Operational fire hydrants and temporary or permanent street signs
combustible construction begins. UFC 901.4.2 & 901.3
3. Acceptance of the water supply for fire protection will be by the Meridian
are required before
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 all internal roads.
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 with a minimum street width of
37'. UFC 902.2.1
8. The proposed 273-1ot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 791 residents at build out. According to a report completed by Fire &
Emergency Services Consulting Group in February of 2000 our requests for service are projected to reach
2800 in the year 2005 and 3800 by the year 2010, this is up from 2069 responses in the year 2000.
March 21, 2002
Page 2
9. The proposed project lies outside the five-minute response zone goal. Aclfievement of this
goal is subject to budgetary constraints and is intended to enhance the probability of a favorable
outcome on a request for Basic Life Support. The budget constraints are typically defined as capital
outlay for facilities that are located within 1.5 miles from a given location and sufficient operational
funds to staff the facilities.
10. 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 a mm around.
11. The Meridian would support the strict application of the Uniform Building Code for sideyard
setbacks in Blocks 7, 8, 11,12 with no variances. This would limit the potential fire spread from building
to building in those blocks.
12. The alleys in Blocks 7, 8, 11,12 have signed on each end stating "Fire Lane No Parking".
83/28/2882 86:35
MAYOR
Robert D. Come
CITY COUNCIL MEMBERS
Wdlimm L. M. Nary
Keith Bird
Tammy deWeerd
Cher~e McCandl¢$$
2888885852 SANITARY SERVICE
HUB OF TREASURE VALLEY
A good Place to Live
OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888.4433. F~ (208) 887-4813
City Clerk Office Fax (208) 88B.4215
PAGE 84
LEGAL DEPARTMENT
(205} 285.2499 · Fax 2~,8-2501
PUBLIC WORKS
(208) 898-5500 · Fa~ 8~7.12,)7
BUILDING DEPARTMENT
(208) 887-2211 · Fax ~t~?. 1297
PLANNING AND ZONINO
TRANSMITTALS TO AGI~.f;~!ES FOR COMMENTS ON DEVELOPMENT PROJECTS
:WITH THE CITY OF MERIDIAN
To insure that your comment~an(~ recommendations will be ¢onsiderect by the Mericlian Planning
and Zoning Commission, please ,~ubmit your comments and recommendations to Meridian City Clerk's Office
Attn: Wi, Berg. City Clerk. by': ~':Rpril 11, 2002
Transmittal Date: March 6~ 2~2 Headng Date: April 18, 2002
File No.: AZ 02-006
Request: Annexation and ~o~ of 76.16 acres from RUT to R-8 zones for proposed
Heritage CommOns,:;,
By: Brighton Comorat~ ~.
Location of Property or Project:' :~Weat, side of Locust Grove Road between East McMillan and East Ustlck Rds
David Zaremba. PlZ (Nd,~AF~. VAC, Fl
Jerry Centers. P/Z r~lo W4R.'~,~c.
Leslie Mathes.. P/Z (No V~R, VAC.
Keven Shreeve. P/Z /~:V4~. v,~c,
Keith Borup, P/Z (No VA~[ V, AC, FP)
Robert Corrie. Mayor
Bill Nary, CfC
Tammy deWeerd, ClC
Keith Birct. CIC
Chede McCandless, C/C.
Water Department
Sewer Department
Sanitary Service (~vo v4~: v/~c. FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Meddian School District #vd FP)
Meridian Post Office (,~P/PP
Acta County Highway District
Community Planning Assoc.
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation Distdct
Idaho Power Co. (Fl=fPP only)
U.S, West (FP/PPonly)
lntermountain Gas (FP,/PP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department
Ada County Annexation only)
Your Concise Re~
.5. _<,c_..
RECEIVED
APR 0'1 2U02
City Of Meridian
City Clerk Office
MAR 28 '02 86:36 2088885052 PAGE.d4
Friday, April 05, 2002
City of Meridian,
Planning and Zoning Commission
33 East Idaho Avenue
Meridian, Idaho 83642
RECEIVED
APR O 5 2002
City Of Meridian
City Clerk Office
Re: Rezoning and Annexation Planned Development for Heritage Commons
Honorable Commission Members,
An examination of the application of Brighton Corporation's preliminary plat for the
development of Heritage Commons shows the following: (This is an example of the
need for impact fees)
The following conclusions were drawn from the information given on the plat.
Total acres
Open space
Roads
Commercial Lot
Net Acres
75.39 Acres
6.65 Acres
5.4+- Acres
.85 +- Acres
62.49 +- Acres
62.49/272=4.35 lots per acre(average)
· Minimum square footage of the lot(s): 3,200 s.f.
· No minimum square footage for structures.
· Access to the Subdivision ............... one
· Peak hour traffic generated ............. 5.7 vehicles per min.
· Additional traffic loads (given in the executive summary), on Locust Grove and
adjacent roads, appear to create the need for additional upgrades to the road
system.
· There appears to be no provisions for structures required by Settler's Irrigation to
provide adequate pressure irrigatiOn.
Conclusions:
· Excessive density
· Excessive traffic load on a single access creating traffic stacking
· Expected population of 1000+- residents will overcrowd schools
· Spread of commercial lots.
· No evidence that the residents will have adequate landscape irrigation.
Meridian is losing or has already lost its identity as a city with a definable center. The
commercial lots should be promoted nearer to the city's commercial center.
Thank y,p~_ ~.-- ///,~.,,
Jim Mo~,C,, ,/Y[~
2015 E.A°aradise Lan~
Meridian, Idaho 83642
RECEIVE
9 April 2002
William G. Berg, Jr., City Clerk
City of Meridian
33 East Idaho Ave.
Meridian, Idaho 83642
APR 1 0 2002
- City of Meridian
City Clerk Office
Dear Mr. Berg:
In response to your Notice of Hearing dated 22 March 2002, regarding a public hearing
scheduled for 18 April 2002, to consider the application of Brighton Corporation for annexation
and zoning change for the proposed Heritage Commons, I submit this reply.
It will not be possible for me to attend the hearing and provide oral testimony, yet I desire to
place one of my concerns on record. Some of my property (Ada County Parcel # S0531449450)
joins the proposed project property along a portion of its southern boundary and, since the
installation of the irrigation system many years ago, the waste irrigation water from my property
has drained onto and through the proposed project property. I hereby respectfully request that
any grading, landscaping or other changes in the development of the proposed project not
impede the continued flow of waste water from my property.
Beyond this concern, I have, at this time, no further objections to the Heritage Commons Project.
Sincerely,
C. Leon Johhson
1570 East Ustick Rd.
Meridian, Idaho 83642
Ph. 888-2014
cc: Meridian Planning and Zoning Commission
Meddian Public Works Department
Bdghton Corporation
PUBLIC HEARING
SIGN-UP SHEET
DATE
18-Apr-02
PROJECT NUMBER
Heritage Commons
PROJECT NAME
AZ 02-006
NAME
FOR
AGAINST
APR 18 2002
CITY OF M~RIDL~N
To: Mayor, City Council, Planning & Zoning Commission,
and Brighton Corporation
From: Michael & Beverly Donahue
3775 N Locust Grove, Meridian, Idaho 83642
Re: Heritage Commons
APR 1 8 2002
CITY OF 3[ERIDL~5'
1. We are requesting that the main constritCtion entrance be E
Herons Crossing Drive due to area traffic and the school traffic.
2. We are requesting that a new curb cut be added on the south
side of E Heritage Street (entry road), in alignment with the north
curb cut to serve our property.
3. We are requesting that the sewer reach to and through the
property line on the ~ side of our property (E Heritage.~treet)
4. We are requesting that the water rights remain as they exist
until we see an agreeable and workable plan concerning our
irrigation. (to date there was no plan available to review.)
5. We are requesting a block wall to surround the property
measuring six feet in height to provide a sound buffer to the
surrounding traffic at the enterance and rear of the property.
6. We are requesting that the commercial property be
designated to professional offices only and that this be put into a
written contract.
7. We also would like to request that the contractors maintain a
clean construction site that is free of debris, excess dust, and
excess noise. We are requesting that there be set hours of
construction which will be maintained and honored by all
personel involved work only during these hours. We are also
requesting the maintenance of a clean road (on North Locust
Grove).
Brighton
Corporation
April 1
To:
From:
8,2002
Planning & Zoning Commission
Heritage Commons - Planned Development
(AZ-02-O06) / (PP-02-O0 7) / (CUP-02-O0 7)
CI~ OF MER1Dk.~'4
The following is a response to the Staff Report dated April 16, 2002. For ease of reference,
please note the following:
· "No Comment" signifies agreement with the Staff Report.
· "Clarification" addresses a staffquestion or provides additional information.to further
explain a concept or project intent.
· "Disagree" states our position in objection to the Staff Report.
· "Requested Action" states how the issue should be resolved or conditioned.
I. Annexation & Zonina (File No. AZ-02-O06)
Staff Analysis, Pages 3 - 6
A. No Comment
B. No Comment
C. No Comment
D. No Comment
E. No Comment.
F. No Comment
G.
H.
ACHD Commission approved the project on April 17, 2002
No Comment
Clarification. There will be some disruption during construction, but we will work with
the neighbors to minimize the impact. The ingress / egress easement is non-exclusive,
and we retain the right to use and improve it.
No Comment
No Comment
Annexation & Zoning Comments, Page 6
1. No Comment
2. No Comment
3. No Comment
4. No Comment
5. No Comment
12426 W. Explorer Drive, Suite 220 · Boise, Idaho 83713 ° TEL 208-378-4000 ° FAX 208-377-8962
Heritage Commons - Applicant Response
April 18, 2002, Page 2
II. Preliminary Plat (File No. PP-02-O07)
Findings & Requirements, Pages 6 - 7
a. No Comment
b. No Comment
c. No Comment
d. No Comment
e. No Comment
Additional Considerations, Pages 7 - 8
BULLET NO. 1:
Staff Comment
After reviewing the preliminary plat in light of the
requested block length, staff does not support the request
[for block 21 to exceed the 1, O00 foot rnaximum length].
There is an existing private lane that extends north from
Ustick Road in Patrick Subdivision (Ada Co.) that is in
direct alignment with Lot 13, Block 21. Staff anticipates
that at least one of the three Ada County lots adjacent to
this private lane (Ferguison parcel) will redevelop in the
future because of its size (it exceeds 7 acres). There are
no existing stub streets to this parcel from the west and
it is unlikely that any stub street would be provided from
the east. Upon future development of this parcel, a
secondary access will be required and it could be
provided via a stub in Heritage Commons somewhere
between Lots I 1 and 14, Block 21'.
BULLETNO. 2: E.
Staff Comment
ACHD is requiring the Applicant to construct E. Herons
Crossing Drive as a 36-foot street section with curb,
gutter and 5-foot wide sidewalk. However, this street
section is currently shown at only 20 feet in width from
Locust Grove to the second driveway in Crestwood
Subdivision. The Applicant should be prepared to
address this inconsistency at the P&Z Commission
hearing and how the standard "half plus twelve"
requirement of ACHD will be met.
BLOCK LENGTH
Applicant Comment
Disagree: We do not agree with Staff's
assessment that the block length is too
long and an additional stub street to the
south be provided.
We have provided sufficient connections
to the southern properties. If those
properties develop in the future, they can
provide each other secondary connections.
Rec~uested Action: Allow the block
length to exceed 1,000 feet, and require no
additional roadway connections. Delete
Additional Considerations, Bullet Point
No. 1 from the Staff Report.
HERON' S CROSSING
..: Applicant Comment
'Clarification: We will construct a 29-
foot street (back-to-back) with curb and
gutter on both sides, and sidewalk only on
the southern side of E. Heron's.
This proposal was discussed with ACHD
and satisfies the "half plus twelve"
standard, as noted in the ACHD Staff
Report Site Specific Condition No. 8,
page 13. (Note: ACHD incorrectly
identifies E. Heron's Crossing as E.
Vestige.)
Reouested Action: Recognize that the
proposed 29~foot street satisfies ACHD's
requirements.
Heritage Commons- Applicant Response
April 18, 2002, Page 3
BULLET NO. 3'
Staff Comment
Traffic direction and movement of the alleys (i.e.
one ways)
How waste will be handled and if SSC has
approved rear trash pick-up, etc.
Demonstrate that a garbage truck will have
adequate turning radius from a 29-foot street
section onto a 16-foot wide alley section with on-
street Parking.
"lessons learned" from alley-loaded streets at the
Harris Ranch development.
ALLEYWAYS
Applicant Comment
Clarification:
I. Traffic volumes on the alleys are
minimal and will accommodate 2-way
traffic.
2. The garbage trucks can easily provide
pickup in an alley setting.
3. This is not an issue. Based on
experience with Harris Ranch, and
through observation of and discussion
with other developments throughout
the country, a garbage truck will be
able to access the alleys.
4. At Harris Ranch a 12-foot paved alley
easily accommodates the residents and
public services that use the alleys.
Traffic flows are light, and there is
sufficient "off-alley" parking, that the
access is not blocked by cars or other
obstructions.
Recmested Action: Approve the 12-foot
alleys as proposed, allowing for two-way
traffic and garbage collection.
Site
1.
2.
3.
4.
Specific Comments (Preliminary Plat), Pa~es 8 - 11
No Comment
No Comment
No Comment
Clarification. The water line north of the subdivision boundary is not correctly depicted.
The water line will bc included wholly within the boundaries of the subdivision and
within a future roadway public right of way. It will be placed in the standard location for
the roadway section. No easement should bc required. A new preliminary plat has been
provided to Staff for their review.
Requested Action: Delete the first two sentences of that comment. Site Specific
Comment No. 4 will now read: "Applicant shall be required to install a conitecting
water main in E. Heritage Street between S. Locust Grove and 3/. Heritage Commons
/Ivenue. "
Heritage Commons- Applicant Response
April 18, 2002, Page 4
Disagree. We do not agree with staff's recommendation for a curb cut to the property
south of E. Heritage Street. That property already has legal frontage along a public road.
Heritage Commons is improving the E. Heritage Street, a local road, at its own cost. If
the property to the south is to take access, either primary or secondary, from E. Heritage
Street, that property should be required to make its own arrangements for the access and
improvements at its cost and pay for its proportionate share of improvements, including
both roadway and landscaping, on E. Heritage Street.
Requested Action: Delete Site Specific Comment No. 5.
Disagree. We do not agree with Staff's assessment that Lot 4, Block 18 is a private
street. It is a common driveway. Staff has incorrectly interpreted the Planned
Development Ordinance. The Ordinance states:
"Driveways to one- and two-family dwellings shall not be less than nine feet
(9') in width. Service driveways, drive-through lanes and escape lanes shall
have a minimum of width of ten feet (10') per lane, without parking on either
side."
Requested Action: Delete Site Specific Comment No. 6 and replace with: "The shared
driveway is a driveway and not a private street and therefore is not required to meet
private street construction specifications."
7. No Comment
8. Clarification. The property is private property with a non-exclusive access easement
granted to the property owners to the north. We will continue to provide access to those
properties, but retain the right to use, improve and dedicate the access to ACHD.
9. No Comment
10. Disagree. We do not agree with the requirement for a 25-foot common lot adjacent to
Locust Grove. This is a commercial site and it is appropriate that the landscape buffer be
placed in an easement, to the benefit of each individual lot owner. This is the case with
both the commercial projects of Silverstone and El Dorado, located on Eagle and
Overland Roads.
The bus stop can be accommodated in the right of way dedication and should not be part
of a common lot or landscape easement. Furthermore, the bus stop is not a requirement,
but a forward-thinking suggestion by the developer.
Requested Action: Delete Site Specific Comment No. 10.
11. Disagree. We do not propose to have any micropaths located in Lot I, Block 22, and Lot
1, Block 24. The open space is passive, and green space with no proposed sidewalks.
Requested Action: Delete Site Specific Comment No. 11.
Heritage Commons - Applicant Response
April 18, 2002, Page 5
12.
Disagree. While we intend to have street trees planted in the development within the
planter strip, trees in the planter strips are not required by ordinance. This requirement is
inappropriate.
Requested Action: Delete Site Specific Comment No. 12.
13.
Clarification. We ask that sight obscuring fencing adjacent to pathways or common
areas not be more than 4' feet in height. Also, there are some areas on the perimeter of
the property that may not require fencing or adjacent to neighbors, which require a
different fence application. We request the flexibility to work on perimeter fencing with
the Planning Director.
Requested Action: Modify Site Specific Comment No. 13 to read: "Fencing details
shall be submitted with each Final Plat application. Fencing adjacent to pathways or the
common area lots shall not be over ~ four feet in height if constructed of a solid
material..~ coli~ 5f~' highF imet, f~:z: ' ~:a#b¢ ins; ~ ~ i~. tv a'~ b~tilding
r c"mits being issue ~, unl:.~o 'zgrec ~ 'o otherwise '. , it"~g by the Plam~i;~g Dh' '~ A_
perimeter fencing plan shall be submitted to the Planning Director f or future
implementation."
14. No Comment
15. No Comment. Site plan was provided to staff on 4-18-02.
16. No Comment
17. No Comment
18. Clarification. We understand this Site Specific Condition means that the commercial
site can develop at any point, and is not subject to the residential phasing plan.
Requested Action: If this is the intent of Site Specific Condition No. 18, then no action
is requested.
19.
a. Common Lots. Clarification. The actual number of common lots is 11, not 12 as
detailed in the application. The total of all "other lots" is 17.
b. Minimum Lot Size. Clarification. The minimum house size for the alley-loaded lots
is 1,101 s.f. The minimum house size for all other residential lots is 1,301 s.f.
20. No Comment
21. No Comment
22. Clarification. The pressure irrigation system is proposed to be owned and maintained by
the Owner's Association.
23. No Comment
24. No Comment
General Comments (Preliminary Plat), Pa~,e 11
1. No Comment
2. No Comment
3. No Comment
Heritage Commons - Applicant Response
April 18, 2002, Page 6
4. Clarification. At the entrances, historical lighting may be appropriated.
flexibility on appropriate street light selection for the entrances.
5. No Comment
6. No Comment
7. No Comment
8. No Comment
We request
III. Conditional Use Permit (File No. CUP 02-007)
Findings, Pa~es 11 - 13
1. No Comment
2. No Comment
3. No Comment
4. a. No Comment
b. No Comment
c. Clarification. A pedestrian / bikeway connection at that location is not necessary,
and we will not be providing such.
d. No Comment.
e. Disagree. We do not agree with Staff's assessment of the commercial site plan. See
below, Special Consideration, Bullet Point No. 1.
5. No Comment
Standards for Conditional Uses
A. No Comment
B. No Comment
C. Clarification: The water line north of the subdivision boundary is not correctly depicted.
The water line will be included wholly within the boundaries of the subdivision and
within a future roadway public right of way. It will be placed in the standard location for
the roadway section.
D. No Comment
E. No Comment
F. No Comment
G. No Comment
H. No Comment
I. No Comment
Heritage Commons - Applicant Response
April 18, 2002, Page 7
Soecial Considerations, Pages 15 - 16
BULLET NO. 1: HERITAGE
Staff Comment
The proposed elevation for the Heritage Commons
Commercial structure does not appear to match the
proposed lot pattern and potential footprints in the
commercial area on the plat...The Applicant shall
clarif3, how the scale of the proposed commercial
building will work within the proposed plat at the P&Z
Commission hearing. Staffsupports the single multi-
tenant building concept (versus six individual pads) and
recommends the conceptual plan be re-configured to
demonstrate such a layout.
The diagrams [developed by staff] are used simply to
illustrate the concepts staffencourages and discourages.
The applicant may submit a different conceptual site
plan that addresses the comments.
COMMONS COMMERCIAL
Applicant Comment
Clarification: The elevation submitted
with the Conditional Use application
would fit on a 150' X 270' lot. The intent
of the elevation was to show the proposed
design theme for the Heritage Commons
Commercial Site. The buildings are
designed for multiple tenants. The
proposed site plan, could be reconfigured
to be a 4-lot, 5-lot or 6-1ot subdivision,
allows for the greatest flexibility.
Disa~,ree: We do not agree with StafFs
assessment that the site be reconfigured.
The layout allows for a strong visual
relationship with all adjacent streets,
including Locust Grove, and the
neighborhood. It provides for pedestrian
access, and its use will relate to needs of
the residents.
Staff Comment
Staffdoes no__! support Child Care Centers be allowed
without a CUP ... Staff recommends that no drive
through facilities be permitted in this area.
BULLETNO. 2: USES
Applicant Comment
Clarification: The applicant agrees to
requiring a CUP for Child Care Centers.
A bank would be a perfectly acceptable
use in this area, and would certainly
require a drive through facility. We agree
that a drive through for a fast food
restaurant would be inappropriate for this
location.
The Applicant shall submit a more detailed definition of
"service related to the neighborhood."
Clarification of "service related to the
neighborhood." There might be a case
where a use is proposed for this area, but
not specifically identified with this
conditional use permit, that is of a scale
and size that relates to the neighborhood.
Our intent was to provide some flexibility,
and allow the planning director to make a
decision, if and when such use is
proposed.
ReQuested Action: None.
Heritage Commons -Applicant Response
April 18, 2002, Page 8
BULLET No. 3:
Staff Comment
[Staff] does not support any uses be permitted outright
in Lots 3-6, Block 3. However. should a layout
agreement be reached, certain uses may be permitted
without a CUP if they comply with the conceptual plan.
Said uses should be detailed within the Development
Agreement.
USES rN LOTS 3-6, BLOCK 3
Applicant Comment
Disagree: We do not agree with Staff's
position. All of the proposed uses with
this Conditional Use Permit are
appropriate for Lots 3 - 6, Block 3. No
additional review of those lots outside of
the building permit process, is necessary.
Clarification of "service related to the
neighborhood." There might be a case
when a use is proposed for this area, but
not specifically identified with this
conditional use permit, that is of a scale
and size that relates to the neighborhood.
The intent is to provide flexibility, and
allow the planning director to make a
decision, if, and when, such use is
proposed.
Reeluested Action: State that the Site
Plan and proposed uses are appropriate for
this site, and no other CUP be required for
development of Lots 3 - 6, Block 3.
Site Soecific Comments (Conditional Use Permit), Pal~es 16-17
1. No Comment
2. Clarification. The applicant agrees to require a CUP for Child Care Centers. And a
drive through for a fast food restaurant or food service is inappropriate at this location.
However, other drive through facilities, i.e., for a bank, are appropriate.
Requested Action: Modify Site Specific Comment No. 2 to read:
"The following uses are.permitted in the Heritage Commons Commercial Site Planned
Development:
· Health Care Facilities
Clinic / Medical
Dental
Doctor's Office
Pharmacy
- Optical Shop
· Office
· Retail
Bank, with a drive-up
Heritage Commons - Applicant Response
April 18, 2002, Page 9
- Dining and other food~ beverage related uses
- Personal services
Retail store
Restaurant
Service related to the neighborhood, not identified above, but determined by the
Planning Director to be of an appropriate size and scale for this location.
The following uses require a conditional use permit in the Heritage Commons
Commercial Site Planned Development:
· Child Care Facilities
Drive through windows will not be permitted for fast food restaurant or related food
services at this location."
3. Clarification. We agree with Staff's phasing plan for the community center and gazebo.
Requested Action: Add a final sentence to that condition to read: "In the event of
weather restriction, the applicant shall be allowed to bond for all required common area
improvements, including landscaping, the community center and gazebo, prior to final
occupancy of any unit. In that case, improvements shall be made as weather permits. "
4. No Comment
5. Clarification. The open space calculations for Heritage Commons is 6.34 acres, which
excludes the required street landscape buffer along Locust Grove Road.
6. No Comment
7. No Comment
8. New Condition. Sales and Information Trailer. In the conditional use permit
application, we specifically asked for a sales trailer. However, the report was "silent" on
the issue.
Requested Action: We propose approval ora new Site Specific Comment No. 8.
8. A sales and information trailer for Heritage Commons is approved with the following
conditions:
a. A building permit for the temporary building must be obtained through
Meridian's Building Department prior to placing the trailer on a lot. A site plan
must accompany the building permit and be approved by Planning Department.
b. Sanitary sewer service and domestic water service may be requested for the
proposed use. Should a hook-up be requested, an assessment for sewer and water
service will be determined during the building permit application process.
Applicant will be required to enter into an Assessment Agreement with the City of
Meridian. An assessment agreement is a vehicle that protects the City of Meridian
and the Developer in the event that estimated assessments are not in line with
actual usages. The agreement provides for reimbursement to the developer for
overpayment of assessments and payment to the City of Meridian of any shortfall
Heritage Commons- Applicant Response
April 18, 2002, Page 10
in assessments. The overpayment/shortfall is determined after adequate
historical usage.
c. In accordance with City Ordinance 11-13-4. B. 2., underground year-round
pressurized irrigation must be provided to all landscape areas on site. Please
submit hook-up and design details based on the proposed landscaping. Applicant
shall be required to utilize any existing surface or well water for the primary
source. If City water is proposed as a secondary source, developer shall be
responsible to pay water assessments for the landscaped areas.
d. Applicant must provide the Public Works and Fire Departments with information
on the method of fire protection to be used for the trailer.
e. The trailer must not be placed anywhere within this front setback of the lot, and
must conform with all setbacks as set forth in the Heritage Commons conditional
use permit and preliminary plat.
f. No off-street parking to serve the temporary trailer is proposed. The on-street
parking will need to be closely monitored by Brighton Corporation and the City.
No obstruction of a public right-of-way is permitted.
g. Landscaping is required within the front setback area of the lot. The area of the
lot behind, the trailer must be kept free from weeds or other potential fire hazards
at all times.
h. The timeframe for the sales and information trailer is for a period of 48 months. If
Brighton Corporation requires an extension of this permitted period, Staff
recommends they submit a status of their plans to the P&Z Department after 48
months of operation (starting from date of occupancy). City Council must
approve of any time extension beyond 60 months via a modification of the CUP.
This timeframe will apply to a single lot, not a combination of all future lots for
the trailer use.
i. The Applicant's request to site the same trailer under the above-stated conditions
at other locations within future Heritage Commons phases is approved without a
CUP modification. A new site plan and building permit for all future trailer
locations must be submitted to the City for each future location, but a CUP should
not be required for each future trailer location.
Recommendation
We respectfully request approval of Heritage Commons, Planned Development, including
annexation / zoning, preliminary plat, and conditional use permit, with the modifications we have
proposed.'
npr ~c:~p ~er~oxan ~xre uep~r~menc ~bu~u p.!
MERIDIAN FIRE DEPARTMENT
Station I
540 E. Franklin Road
Meridian, ID 83642
208-888-1234
Fax 208-895-0390
Station 2
2401 N. Ten
Meridian,
Fax 208-855.
RECEIVED
APR 18 2002
C~i..ty Of Meridian
City Clerk Office
Fax: Pages:
Phone: Date=
Re: CC:
[] Urgent [] For Review [] Please Comment I-I Please Reply [] Please Recycle
· Comments:
APR 18 '02 13:52 8958398 PAGE.O1
Meridian Fire Department
Joseph Silva
Deputy Chief
Meridian Fire Depa~tmenl
540 E. Franklin Rd,
Meridian, Id 8~642
(208) 888-1234
Fax (208) 895,0390
April 16, 2002
TO:
FROM:
SUBJECT:
Meridian Planning & Zoning Conm~ssio~
RECEIVEr_
APR 18 2002
ity Of Meridian
ity Clerk Office
The following will be the requirements and/or concerns to provide mi~fimum levels of £u'e protection for
the proposed project:
l. One and two family dwellings will require a fire-flow of 1,000 gallons per mitiute available for a
duration of 2 hours to sex'vice the entire project. Fire hydrants shall be placed an average of 400' ap~u't.
1997 [IFC Appendix IIi-A
2. Operational fire hydrants and temporary or permanent street signs are rcqub:ed before
combustible construction bcghxs. UFC 901.4.2 & 901.3
3. Acceptance of the water supply for fixc protection will be by thc Meridian
Water Depat~nent.
4. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
5. MI radii shall be 28' inside and 48' outside radk~s for all internal roads.
6. Insure that all yet undeveloped p,'trcels are maintained free of combustible vegetation per
section 1103.2.4 of the Uniform Fire Code.
7. The roadways shall be built to Ada Comity Highway Standards with a minimum clear street
width of 20'. All 29' w~de streets shall have restricted pat'king to one side. All 33' wide street sections
shall also be posted no parking on one side to prevent encroachment on the required clear width of
UTC 902.2.1
8. The proposed 273-1ot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 791 residents at build out. According to a repmX completed by Fke &
Emergency Services Consulting Group i~x February of 2000 our requests for sen, ice are projected to teach
2800 in the year 2005 and 3800 by the year' 2010, fl~is is up fi-om 2069 responses in the year 2000.
APR 18 '~ 13:53 8950390 PAGE.02
8pr lB 02 12:48p Meridian Fire Department 8950390 p.3
April 16, 2OO2
Page 2
9, The proposed project lies outside the five-minute response zone goal. Achievement of this
goal is subject to budgetary consu-aints and is intended to enhance the probability of a favorable
outcome on a request for Basic Life Support. The budget conslxaints are typically defined as capital
outlay for facilities that are located within 1.5 miles from a given location and sufficient operational
funds to staffthe facilities.
10. The phasing plan may require that may roadway greater than 150' in length that is not provided
with an outlet shall be required to have a turn around.
11. The Meridian would suppox~ the strict application of the Unifoml Building Code for sideyard
setbacks in Blocks 7, 8, 11,I2 with no variances. This would limit the potential fire spread fi'om buildiaag
to building in those blocks.
12. The alleys in Blocks 7, 8, 11,12 have signed on each end stating "Fixe Lane No Parking".
13. The driveway leading to the two lots on E Heron Crossing Dr at Heritage Green Way shall be 20'
with not parking.
APR 18 '02 13:53 895B390 PAGE.03
zip
Mepidian
Fi~e
Joseph Silva
Deputy Chief
Meridian Fire Departmenl
5`10 E. Franklin Rd.
Meridian, Id 836,12
(208) 888-1234
Fax (208)'895:0390
p.1
Meridian Fire Department
April 16, 2002
RECEIVED
APR 16 2002
cA. of _ai
Ci~ Clerk Office
TO:
FROM:
SUBJECT:
Meridian Pla~mhlg & Zoning Commissio~ 0
Joseph Silva, Deputy Chief, Fa-e Prevention '~
Heritage Commons Subdivision File # ?P 02k007
The following will be the requirements and/or concerns to provide mminium levels of fire protection for
the proposed project:
1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for a
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400' apart.
1997 UFC Appendix III-A
2. Operational f-rte hydrants and temporary or pemlanent street signs are required before
combustible construction begins. UFC 901.4.2 & 901,3
3. Acceptance of the water supply fro' f'ne protection will be by the 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 ladius fo,' all internal roads.
6. Insure that all yet undeveloped parcels are maintained kee of combustible vegetation per
section l 103,2.4 of thc Uniform Fire Code.
7. The roadways shall be built to Ada Comlly Highway Standards wifll a trdnimuni clear street
width of 20'. All 29' wide streets shall have restricted pm'king to one side. All 33' wide street sections
shall also be posted no parking on one side to prevent encroachmem on the required clear width of 20'.
UFC 902.2.1
8. The proposed 273-1ot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 791 residents at build out. According to a report completed by Fire &
Emergency Services Consulting Group in February of 2000 our requests for service are projected to reach
2800 m the year 2005 and 3800 by the year 2010, this is up fi'om 2069 responses m the year 2000.
APR 16 '02 14:16
I 8950390 PAGE. 01
8pp 1~ 0~ Ol:llp Mepidian Fipe Dep~p~ment
88503~0
/tpri! 16, 2002
Page 2
9. The proposed project lies outside the five-minute response zone goal. Achievement of this
goal is subject to budgetary constraints and is intended to enhance the probability of a favorable
outcome on a request fro' Basic Life Suppo~'t. The budget constraints are typically defined as capital
outlay for facilities that are located with/n 1.5 miles from a given location and sufficient operationaI
funds to staffthe facilities.
10. The phasing plan may requite that any ~'oadway greater than 150' in lengtli that is not provided
with an outlet shall be required to have a tm'n around.
11. The Meridia~l would rapport the strict application of the Unifonn Building Code tbr sideyard
setbacks in Blocks 7, 8, 11,12 with no variances. Th/s would limit the potential fire spread from building
to building ia those blocks.
12. Tlte alleys in Blocks 7, 8, l l,12 have signed on each end stating "Fire Lane No Pa~'l(mg".
13. The driveway leading to the two lots on E Heron Crossing Dr at Heritage Green Way stroll be 20'
with not poi'king.
APR 1G '02 14:16
MAYOR
Robert D. Corrie
CITY COUNCIL MFaMBERS
T~mmy deWeerd
Keith Bird
Chede McCa~dless
W'ffiiam L M. Nary
HUB OF TREASURE V~ILLRy
A Good Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) S88-4433. FAX (208) 88%4813
City Clerk Office Fax (208) 8884218
f)4z
April 200?_
I+er'n s No, q, IO,
MEMORANDUM:
Apfil16,2002
To:
From:
Mayor, City Council and Planning & Zoning Commission
Brad Hawkins-Clark, Planner ~
Steve Siddoway, Planner ~
Bruce Freckleton, Senior Engineering Tech ~
Heritage Commons
RECEIVED
APR 17 2002
City Of Meridian
City Clerk Office
Annexation and Zoning of 76.16 Acres from RUT (Ada County) to R-8
(Medium Density Residential), by Brighton Corporation (File No. AZ-02-
006).
Preliminary Plat Approval of 273 Residential Building Lots and 17 Other Lots
on 75.39 Acres on Land Requested to be Rezoned to R-8, by Brighton
Corporation (File No. PP-02-O07).
A Conditional Use Permit for a Planned Development on 75.39 Acres to
Allow a 20°,4 Land Use Exception (Office/Commercial Uses in a Proposed R-
8 Zone), Reduced Lot Sizes, Reduced Frontage Requirements, Reduced
Setbacks, Reduced Home Sizes and Common Driveways, by Brighton
Corporation (File No. CUP 02-007)
We have reviewed the aforementioned apPlications and now 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:
APPLICATIONS SUMMARY
The Applicant, Brighton Corporation, has requested the atmexation and zoning of 76.16 acres of
land on the west side of Locust Grove Road, across from the Meridian Charter High School. The
land is presently zoned RUT (Ada County). The Applicant has requested that all of the subject
property be zoned to R-8. Six of the lots within the proposed subdivision (3.8 acres of the
property to be annexed) would be a commercial/office site, an allowable, excepted use within the
R-8 zone if the PD/CUP application is approved.
The Applicant's preliminary plat request is for 273 single family building lots (28 alley-loaded),
six (6) office/commercial lots, five (5) large, common area lots, and six (6) other lots. The
"other" lots include five (5) landscaped lots and one (1) common driveway lot. The proposed
AZ-02-006, Pp -024107, CUP02-007 Hedla~ Commora. AY.. PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
April 16, 2002
Page 2
density is 3.62 d.u./acre. The plat includes 6.65 acres of open space, or 8.8% of the gross land
area. No attached dwelling units are being proposed within the subdivision - all are detached.
The Applicant has also requested approval of a Conditional Use Permit for a Planned
Development (PD) in order to allow alternative development standards, including reduced
residential building setbacks, reduced landscape buffer, reduced lot sizes, reduced lot frontages,
reduced dwelling sizes, and to allow one (1) block to exceed the maximum block length of 1,000
feet. The PD application is also necessary to allow the 3.86-acre non-residential site on Locust
Grove. This site is proposed to have up to 44,000 square feet of office and/or retail space. The
following is a side-by-side comparison of the City's minimum R-8 requirements and the reduced
requirements that have been proposed by the Applicant through the PD application:
Setbacks-
City Requirements (R-8)
Front: 20'
Rear: 15'
Side: 5'/per story
Street side: 20'
Proposed Setbacks
Front: 10' (alley lots) and 15' (standard lots-living
area only)
V. ear: 15' and 5' (if side entry garage)
Side: 5' (no additiOnal setback per story)
Street side: 10' (alley lots) and 15' (standard lots)
Landscape
Buffer -
City Requirement
20' min. (between office
& single family residential)
Proposed Buffer Width
15' min.
Lot Size-
City Requirements
R-8 zone: 6,500 sq.ft.
per dwelling unit
Proposed Lot Sizes
3,520 sq. ft. (for alley-loaded units)
5,500 sq. ft. (for standard SFR units)
Lot Frontage-City Requirements
65'minimum
Proposed Frontage
32' min. (for alley-loaded lots)
50' minimum (for standard lots)
House Size- City Requirements
1,301 sq. ft. min.*
Proposed Minimum House Sizes
1,101 sq. ft. min.
* 1,001 sq. ft. minimum house sizes are allowed if restricted to 10% of total lots)
The Applicant is also proposing a network of narrow streets, ranging from a 29-foot street
section to the standard 36-foot width. All street sections would still be placed within 50 feet of-
public right-of-way. The reduced street sections are not a part of the PD request as the City's
Subdivision Ordinance allows any public streets that comply with ACHD policies (Ord. 12-4-
2.C. 1). The 29-foot wide section is allowed under ACHD's policy for streets where the average
trips per day does not exceed 1,000. The Meridian Fire Department and Staff met with the
Applicant to review this proposal and the Fire Department has prepared separate comments
specific to this request.
AZ-02-006, PP-02-007, CIJP02-007 Hefftage Cnmunc~. AZ. PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
April 16, 2OO2
Page 3
Additionally, as part of the PD request, the applicant has requested a twenty percent (20%) land
use exception to permit the 3.86-acre office/commercial site on Locust Grove. This non-
residential site is 5.1% of the total acreage. The PD's amenities include a club house, gazebo and
private parks and a neighborhood~scale commercial site.
LOCATION
The property is generally located at the ~ mile between Ustick and McMillan Roads on the west
side of N. Locust Grove Road. The property extends a ~ mile to the west and is within Section
31 ofT. 4N, R. 1E.
SURROUNDING PROPERTIES
North:
South:
East:
West:
Crestwood Subdivision, zoned RUT (Ada County), and unplatted agricultural land.
Heron's Crossing Lane is a narrow, private street that courses along the property' s north
boundary from Locust Grove approximately 1,300 feet to the west and serves three
existing driveways. There is also an existing City of Meridian sewer easement Within this
private lane, ingress/egress easement.
Rural residential properties within Weaver Acres No. 2, zoned R-1 (Ada County) and
Patrick Subdivision, zoned RUT (Ada County).
Meridian Charter High School, zoned R-4 (City).
Rural residential and agricultural land, zoned RUT (Ada 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:
"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;
Stafffinds that the requested zoning designation of R-8 is harmonious with and in
accordance with the adopted Comprehensive Plan and Generalized Land Use
Map, which designates the land to be "Single Family Residential". The PD
Ordinance allows non-residential uses within the SFR areas up to a maximum of
20% of the gross land area.
Bo
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;
AZ-02-006~ PP --02-007, CIJP02-007 Heritage Connnmls. AZ. PP.CIJP/PD
Planning & Zoning Commission/Mayor & City Council
April 16, 2002
Page 4
Co
Staff finds that the annexation and zoning of the Charter High School and
Summerfield Subdivision on the east side of Locust Grove and the recent
purchase of a future fire sub-station lot on the west side of Locust Grove would
dictate that the adjacent property be similarly zoned and developed (as proposed).
The subject development is also near the Sundance Subdivision, which was
annexed in March 2002 to R-8. Additionally, ACHD recently improved and
signalized the intersection of Locust Grove and Ustick Roads.
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 general vicinity provides a mix of public services and facility uses
and standard estate and rural residential lots. The intended character of the
vicinity, as noted on the Generalized Land Use Map, is for housing and it is
assumed that other compatible, residential services would be permitted in the area
as well. Staff finds that the proposed uses can be designed and constructed in a
manner that will be harmonious with and appropriate in appearance with the
existing and intended character of the surrounding area.
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
neighboring uses.
Staff does not anticipate that the proposed uses will be hazardous or disturbing to
furore or existing neighbors. Special attention will need to be paid to protect the
existing agricultural uses to the north and the access of adjacent properties.
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 subject property will be served adequately by all essential
public facilities and services, assuming the Meridian Fire Department responds
favorably and considers this a serviceable area. Sewer service is dependent upon
the extension of the White Drain Trunk, which is slated for construction this year.
The Ada County Highway District staffhas recommended approval of the project.
AZ-02-006, PP-02007, CU1~4~07 Heffia~ Commons. AZ~ PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
April 16, 2002
Page 5
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;
Staff finds 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 uses will create additional traffic, especially on
Locust Grove and Ustick Roads. However, staff does not believe that the increase
in traffic will be excessive. Staff does not anticipate that the proposed
development will generate traffic, noise, smoke, odors 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 two proposed vehicular approaches on Locust Grove Road
should not appreciably interfere with traffic on the surrounding streets. The north
approach, E. Heron's Crossing Drive, is an existing private road and the
developer must not interfere with this ingress/egress easement that serves the
existing property owners to the north. Should the new roadway be designed and
constructed in such a way as to protect these owners, the future roadway should
actually improve the accessibility and traffic flow on E. Heron's Crossing since it
will be a wider street and be paved.
Ada County Highway District's comments should be considered when making
this finding.
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 approval of this annexation request.
J.
Is the proposed zoning amendment in the best interest of the City of
Meridian. (Ord. $92, 11-17-1992)"
Planning & Zoning Commission/Mayor & City Council
April 16, 2002
Page 6
Staff finds that the annexation of this property would be in the best interest of the
City by providing a variety of housing types, an innovative subdivision layout,
and the addition of employment opportunities.
ANNEXATION 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 the City Comprehensive Plan and the
Meridian Zoning Ordinances
3. The subject property is within the Urban Service Planning Area. Essential City services are
available to the subject property.
Any existing domestic wells and/or septic systems within this project will have to be
removed fi.om their domestic service per City Ordinance Section 5-7-517. 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.
PRELIMINARY PLAT FINDINGS AND REOUIREMENTS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance ora 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;
As noted above, staff finds that the subdivision appears to be in conformance with the
Comprehensive Plan.
b. The availability of public services to accommodate the proposed development;
Stafffinds that public services are available to accommodate the proposed subdivision.
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; ~
A7_~024)06, PP -02-007, CUP02-007 He'aBe CominCo. AZ. PP.CUP/PD
Plann_ing & Zoning Commission/Mayor & City Council
April 16, 2002
Page 7
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 there should not be any other health, safety or environmental problems
associated with this subdivision that should be brought to the Council or Commission's
attention.
ADDrrIQNAL CONSIDERATIONS
Block Length: The preliminary plat has one block (21) that exceeds the 1,000 foot maximum
block length (MCC 12-4-5). However, because this plat is part of a PD, the Applicant has
requested they be allowed to exceed this section of Code without the need for a variance
application.
After reviewing the preliminary plat in light of the requested block length, staff does not
support the request. There is an existing private lane that extends north from Ustick Road in
Patrick Subdivision (Ada Co.) that is in direct alignment with Lot 13, Block 21. Staff
anticipates that at least one of the three Ada County lots adjacent to this private lane
(Ferguison parcel) will redevelop in the future because of its size (it exceeds 7 acres). There
are no existing stub streets to this parcel from the west and it is unlikely that any stub street
would be provided from the east. Upon future development of this parcel, a secondary access
will be required and it could be provided via a stub in Heritage Commons somewhere
between Lots 11 and 14, Block 21.
E. Herons Crossing Drive: ACHD is requiring the Applicant to construct E. Herons Crossing
Drive as a 36-foot street section with curb, gutter and 5-foot wide sidewalk. However, this
street section is currently shown at only 20 feet in width from Locust Grove to the second
driveway in Crestwood Subdivision. The Applicant should be prepared to address this
inconsistency at the P&Z Commission hearing and how the standard "half plus twelve"
requirement of ACHD will be met.
Alleyways: Given that alleys are a fairly uncommon feature in Meridian's new residential
developments and to help address potential Commission and Council concerns about alleys,
the Applicant should be prepared to discuss the following at the P&Z Commission hearing:
1. Traffic direction and movement of the alleys (i.e. one ways)
2. How waste will be handled and if SSC has approved rear trash pick-up, etc.
3. Demonstrate that a garbage truck will have adequate turning radius from a 29-foot
street section onto a 16-foot wide alley section with on-street parking.
4. Any "lessons learned" from alley-loaded streets at the Harris Ranch development.
AZ-02-006, PP-024)07, CLIP02-007 Hedt~,~ Coming. AZ~ PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
April 16, 2002
Page 8
SITE sPECH~IC COMMENTS {oreJiminarv olat)
Sanitary sewer service to this site shall be via the new White Drain Trunk, scheduled for
construction this summer. Applicant will be responsible to construct the sewer mains to
and through this proposed development. Subdivision designer to coordinate main sizing
and routing with the Public Works Department. Sewer manholes are to be provided to
keep the sewer lines on the south and west sides of the centerline.
The applicant has dedicated a 20-foot wide sanitary sewer easement to the City of
Meridian along the northerly boundary; however with this development the applicant
proposes re-routing the sewer through public right-of-ways. The Public Works
Department supports this proposal and is working with the applicant's representatives on
the design for the sewer trunk. A new easement will be required prior to final plat
approval, and the existing easement will need to be vacated.
Domestic water service to this site shall be via new main extensions from the existing
mains adjacent to the property in Locust Grove Road (not shown on plat map.) Applicant
will be responsible to construct water mains to and through this proposed development.
Subdivision designer to coordinate main sizing and routing with the Public Works
Department.
Applicant to provide a 20-foot wide easement, centered on the water main shown north of
the subdivision boundary in E. Herons Crossing Drive. The main shall be located in the
standard location for the design roadway section. Applicant shall be required to install a
connecting water main in E. Heritage Street between S. Locust Grove and N. Heritage
Commons Avenue.
Staff recommends a new curb cut be added on the south side of E. Heritage Street (entry
road), in alignment with the north curb cut, to serve the unplatted parcel in order to
provide the parcel with a secondary, shared access upon future redevelopment. This
condition will involve the elimination of at least two (2) of the proposed shade trees on
the conceptual landscape plan to accommodate the new access drive.
Lot 4, Block 18 is a common driveway lot to serve Lots 2, 3, 5, 6 and 7 of the same
block. The Planned Development Ordinance (12-6-2.A.6.c.) requires such private streets
to be a minimum of 24 feet wide with five-foot sidewalks located on both sides within an
easement. The preliminary plat shows this lot as 20 feet wide. Applicant shall comply
with Ordinance 12-6-2.A.6.c. for this lot. Staff recommends the common lot be widened
by four feet to the east (on Lots 2 and 3, Block 18) to comply.
Lots 1 and 10, Block 4 shall be restricted from having garage entrance directly onto E.
Herons Crossing Drive and shall take access from Heritage Commons and Heritage
Woods, respectively.
There is an existing, 1,300 foot long, 20-foot wide ingress,egress easement adjacent to
the north boundary which provides Locust Grove Road access for the two Crestwood
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Planning & Zoning Commission/Mayor & City Council
April 16, 2002
Page 9
Subdivision lots and the unplatted parcel. The easement appears to lie entirely within the
Heritage Commons boundary. The Applicant shall submit evidence that the easement of
record permits the Applicant to dedicate a public road over the top of said easement
without vacating the easement and without obtaining consem of the beneficiaries of the
easement.
A temporary vehicle turnaround shall be added to the north stub of N. Legacy Woods
Ave.
10.
Ordinance 12-13-10-3, Applicability of Street Buffers, requires that all street buffers at
subdivision boundaries be placed on a common lot, maintained by a homeowner or
business-owners association. Applicant shall submit a revised preliminary plat at least 10
days prior to the next public hearing that shows the 25-foot wide landscape buffer along
Locust Grove Road within a Common lot. The common lot will also facilitate the siting of
the proposed bus stop so the stop is not located on an individual commercial lot.
11,
The detailed landscape plans to be submitted with the Final Plat applications for each
phase shall include standards for the micropath portions of Lot 1, Block 22 and Lot 1,
Block 24.
12.
The developer shall be required to install all parkway trees within each phase of the
development prior to any Certificates of Occupancy being issued.
13.
Fencing details shall be submitted with each Final Plat application. Fencing adjacent to
pathways or the common area lots shall not be over three feet in height if constructed of a
solid material, and shall not be more than 4 feet in height if it is non-sight obscuring. A
solid, 6-foot high perimeter fence shall be installed prior to any building permits being
issued, unless agreed to otherwise in writing by the Planning Director.
14.
All adjacent agricultural uses shall be protected and a note added to the face of the plat
regarding the Right to Farm ACt.
Four (4) alley-loaded lots within the subdivision are shown with 32-foot wide frontages.
At least 10 days prior to the next public hearing, Applicant shall submit to the P&Z
Department a conceptual plot plan and floor plan of a 32-foot wide lot demonstrating
how a 22-foot wide dwelling unit will be accommodated on the lot.
16.
The required landscaping and irrigation system on Locust Grove Road shall be installed
prior to the issuance of a Certificate of Occupancy for any building on any lot created by
the subdivision. Landscaping and fencing must be bonded for prior to applying for
building permits.
17.
No phasing lines were shown on the preliminary plat. If phasing is planned, applicant
shall submit a revised plat prior at least 10 days prior to the next public hearing showing
the proposed phase lines.
Planning & Zoning Commission/Mayor & City Council
April 16, 2002
Page 10
18.
The phasing schedule shall apply to the residential portions of the subdivision only. If the
applicant/developer determines that the office/commercial property can or should be
developed in an order that is not consistent with the phasing schedule, they may request
final plat approval of said phases in a non-sequential manner without revising the
preliminary plat. All development, however, must be contiguous to a previously approved
phase.
19.
The public record should show that item #3 on page 1 of the Preliminary Plat application
incorrectly shows 12 "other lots" within the subdivision. The number should be 17 lots.
The Applicant should also confirm that item #7.1.A on page 1 of the Pre Plat application,
which states that there are "no minimum required size requirements for dwellings," is
incorrect and should be 1,101 sq. fL
20.
Please revise the preliminary plat map to show all easements of record (ditches and
drainage ways). Show how the existing ditches are being continued, and all new
easements needed for relocations. Provide all the above details on revised preliminary
plat maps prior to the City Council hearing. Lots shall be configured to the edge of
easement lines unless an encroachment agreement is granted. If the latter is the case,
create a common area lot covering the balance of the easement width.
21.
The preliminary plat map fails to show the how street drainage is being handled. Please
revise the plat to show set-aside areas for drainage retention/detention.
22.
Underground pressurized irrigation must be provided to all landscape areas on site.
Applicant has not indicated whether the pressurized irrigation system within this
development is to be owned and maintained by an association or the Nampa & Meridian
Irrigation District. ff the system is being proposed as a private system, plans and
specifications for the irrigation system shall be reviewed by the Public Works
Department as part of the development plan review process. A draf~ copy of the
pressurized irrigation system O&M manual must be submitted prior to plan approval.
23.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water, ifa creek or well source is not available, a single-point connection
to the culinary water system shall be required. Ifa 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 Meridian City Enginem'.
24.
Staff recommends that any six-foot fences built in this subdivision be allowed to match
the approved front and street-side building setbacks, instead of the standard fence
setbacks required in 12-4-10 and 12-12-2. All other fence regulations will still apply.
GEI~ERAL COMMENT~ {preliminary plat)
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.
Planning & Zoning Commission/Mayor & City Council
April 16, 20O2
Page 11
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
A letter of credit or cash surety in the mount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
Two-hundred-fifty and one-hundred-watt, high-pressure sodium streetlights will be
required at locations designated by the Public Works Depa~nent. 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 waterways, 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 writton confirmation of said approval submitted to the Public
Works Department.
Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Sections 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
7. Slopes within drainage lots are not to exceed a ratio of 3:1.
Performance specifications for the common area pressurized irrigation system shall be
submitted with each Final Plat application.
FINDINGS FOR USE F~CEPTIONS WITHIN A PLANNED DEVELOPMENT
MCC 12-6-3 "Use Exceptions" require the Commission and Council to make the following
findings in order to authorize specific uses that are not normally permitted by the use regulations
of the zone in which the development is located (no more than 20% of the gross area of the gross
project):
The uses permitted by the exception are strOngly related to the principal use of the
development, and have the purpose of providing services or facilities useful or
complementary to the primary use.
Staff finds that the office/commercial uses are strongly related to the primary use of the
development (R-8), assuming the future uses are as proposed in the application. The uses will
provide services (medical, dental, optical, neighborhood retail, etc.) that will be
complementary to the residents of the subdivision, and it may provide employment
opportunities as well.
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Planning & Zoning Commission/MaYor & City Council
April 16, 2002
Page 12
No more than twenty percent (20%) of the total area of the project shall be devoted
to the uses permitted by the exception. The percentage of use exception allowed will
be determined by the Commission and Council based upon the size of the project
and intensity of the use exceptions.
Staff finds that the office/commercial uses are approximately 5.1% of the total area of land
included in the planned development.
Staff finds that the size and intensity of the excepted uses is appropriate for this location and
size of development, especially given the Charter High School across the street and meeting
the needs of future students.
The development will be phased so that construction of the excepted use or uses will
be justified by construction of all or a proportionate amount of the principal or
primary use or uses.
Until a phasing plan is submitted, Staff is unable to determine this finding. However,
the developer has stated that the office/commercial construction will occur after the
principal use, residential, is well underway.
4. The uses permitted by the exception are integrated into the overall project by:
a®
Being located in proximity to and within convenient walking distance of the
primary uses.
Staff finds that the offiCe/commercial uses will be within convenient walking
distance of the private park and the majority of the future residents. No resident will
be more than ½ mile from the uses permitted by the exception.
Utilizing one or more of the main vehicular accesses to the primary use site as
the main access to the exception site or interconnection through a system of
private roadways and/or pathways.
Staff finds that the site design incorporates interconnectivity through shared
vehicular access points.
Providing pedestrian and bicycle pathway connections with the primary use
site.
Pedestrian and bicycle connections are available to the office/commercial area via
sidewalks and short block lengths. The applicant could provide a path between Lots
12 and 14, Block 3 to better connect the two uses, but the 550 foot long block is not
unreasonable, even without the ped connection.
de
Orienting buildings on the exception site to facilitate vehicular and/or
pedestrian access from the primary use site.
Stafffinds that the excepted uses are located in a manner that will facilitate
vehicular access from the residential uses.
Planning & ZOning Commission/Mayor & City Council
April 16, 2002
Page 13
e. Continuing architecture, landscaping, and building bulk concepts from the
primary use into the use of the exception site so they are consistent and
harmonious throughout the development.
Staff finds that the landscaping and proposed building elevations of the commercial
complex, gazebo and community center are consistent throughout the development.
However, the commercial building elevation (which staff supports) does not appear
to match the conceptual site plan for the commercial area (which staff does not
support). Applicant should clarify the discrepancy.
The use(s) permitted by the exception are neighborhood or community serving in
size and character and not regional, and are not detrimental to adjacent
neighborhoods in location and character.
Staff finds that the office/commercial use is not regional in size or character.
STANDARDS FOR CoNom0NAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence presented at the heating(s) is adequate to establish (11-17-3):
A®
That the site is large enough to accommodate the proposed use and ali yards, open
spaces, parking landscaping and other features as may be required by this
ordinance;
Staff finds that the subject property is large enough to accommodate the requested use
and all other required features.
Be
That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The current Comprehensive Plan Land Use Map designates the property as Single-Family
Residential. The proposed mix of residential, commercial and office uses are harmonious
with and in accordance with the Comprehensive Plan. The project meets the
requirements and objectives of the Planned Development Ordinance.
Ce
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;
Stafffinds that there is a potential for the proposed E. Herons Crossing Drive to conflict
with the three (3) existing property owners to the north. The water main shown on the
neighboring property will need to be relocated in order to comply with this finding.
Construction of the street and houses along the north boundary will need to take caution
Planning & Zoning Commission/Mayor & City Council
April 16, 2OO2
Page 14
to contain debris and mitigate any fugitive dust. Additionally, it could be argued that the
proposed number of dwelling units at the southwest comer of the subdivision does not
provide a transition for the larger, estate-size Weaver Acres and Patrick Subdivision
residents. However, Heritage Commons is consistent with the intended character of this
area and stafftypically does not consider single-family residential adjacent to single-
family residential to be incompatible uses, regardless of lot size.
That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff does not anticipate that the proposed project will have an adverse impact on the
surrounding property; however, the Commission and Council should consider any
testimony given at the public hearings before making this finding. See comments in "C'
above.
That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and f'we 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;
Staff finds that the proposed development can be adequately served by the essential
public facilities and services listed above.
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;
Staff finds that the proposed use would not be detrimental to the economic welfare of the
community, nor would it create the need for any new facilities or services to be paid for
by the public.
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;
Staff finds that no excessive traffic, noise, smoke, fumes, glare or odors will result from
the proposed use. Standard construction containment practices must be observed.
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;
Staff finds that the proposed use will not create significant interference with any traffic
on the surrounding public streetS. The Council and Commission should refer to the
ACHD report for additional information concerning this finding.
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Planning & Zoning Commission/Mayor & City Council
April 16, 2OO2
Page 15
L
That the proposed use will not result in the destruction, loss or damage of a natural,
seeni~ or historie feature ~onsidered to be of major hnportnnce.
Staff does not find that any natural or scenic feature will be lost, damaged or destroyed
by issuance ofthis conditional use.
SPECIAL CONSIDERATIONS
The proposed elevation for the Heritage Commons Commercial structure does not appear to
match the proposed lot pattern and potential footprints in the commercial area on the plat.
The elevation reflects a mw-type, multi-tenant structure while the conceptual layout shows
individual building pads. Since the elevation is not scaled, this is difficult to determine. The
Applicant shall clarify how the scale of the proposed commercial building will work within
the proposed plat at the P&Z Commission hearing. Staff supports the single multi-tenant
building concept (versus six individual pads) and recommends the conceptual plan be re-
configured to demonstrate such a layout. The diagrams below are used simply to illustrate the
concepts staff encourages and discourages. The applicant may submit a different conceptual
site plan that addresses the comments.
DISCOURAGED
ENCOURAGED
~llll UI I~ Il II1 ~111 IIB~ IllllWIW.
· Auto-oriemed
· Does not match ~
elevation
· Parking lot is in from o£ rani.
entrances
· parkin~ ~ignifiomly interrupts
pedemian rontes to tl~
office/commercial stnlgO, lms
· Row-type multi-tenam ~s
· Pexlemian-oriemcd, but
aggomm~ autos, too.
· ~ submitted elevation
parifing lot is in thc rear of the
· Designgd ~ a miniaturg
· parking minimally interrupts
pedestrian mutes to the
The applicant has proposed several uses be allowed in the office/commercial area without a
Conditional Use Permit (me page 4 of the PD application). Staff does not support Child Care
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Planning & Zoning Commission/Mayor & City Council
April 16, 2002
Page 16
Centers be allowed without a CUP. We also recommend no drive through facilities be
permitted in this area. The Applicant shall submit a more detailed definition of the last bullet,
"Service related to the neighborhood" at the P&Z Commission hearing for further discussion.
Until further discussion occurs at the P&Z Commission and Staff has further opportunity to
review the commercial layout, we do not support any uses be permitted outright in Lots 3-6,
Block 3. However, should a layout agreement be reached, certain uses may be permitted
without a CUP if they comply with the conceptual plan. Said uses sbould be detailed within
the Development Agreement.
SITE SPECH~IC COMMENTS ~Condition~l Use Permit)
Applicant shall meet all of the requirements of the preliminary plat as a condition of the
Conditional Use Permit.
All Child Care facilities will require a CUP application and no drive through facilities
will be allowed within the office/commercial area of the project. Additionally, a detailed
list of approved and conditional uses shall be included in the Development Agreement.
The Applicant is proposing a Community Center on Lot 1, Block 23 and a gazebo on Lot
1, Block 9. However, no plot plan of the lots was provided nor when the structures will
be constructed. The Applicant shall state during which phase of the subdivision the
community center and gazebo will be constructed and a time, to be agreed upon by the
City, included in the Development Agreement. Staff recommends the community center
be constructed and receive a C.O. prior to 50% of the subdivision's residential lots
receiving final occupancy. A plot plan of the lot shall be submitted with a future
Certificate of Zoning Compliance application for the structure. The swimming pool shall
be fenced. The gazebo and improvement of Lot 1, Block 9 should occur prior to final
occupancy of any lots within that phase.
Ail office or commercial uses proposed within the development not specifically listed in
the Development Agreement shall be required to apply for a conditional use permit for a
planned development prior to construction.
At least 10 days prior to the next public hearing, the Applicant shall submit an open space
calculations breakdown, listing which lots were included in the open space calculation
shown on the face of the preliminary plat. Open space must exclude all required street
buffers.
Ail development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
No building permits shall be issued within the development until a Final Plat has been
recorded for the subdivision.
Planning & Zoning Cormnission/M yor & City Council
April 16, 2002
Page 17
COMPRI~ .I~lr~NSIVlg PLAN POLI~]~S
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.
Goal 3: To encourage the kind of economic growth and development which supplies
employment and economic self-sufficiency for existing and future residents, reduces the
present reliance on Boise and strengthens the City's ability to finance and implement
public improvements, services, and its open space cha_racter.
Goal 8: To establish compatible and efficient use of land through the use of innovative and
functional site design.
Goal 9: To encourage a balance of land use patterns to insure that revenues pay for services.
Economic Devglopment
1.1 The City of Meridian
shall make every effort to create a positive atmosphere that
encourages.., commercial enterprises to locate in Meridian.
1.3 The character, site improvements and type of new commercial or industrial developments
should be harmonized with the natural environment and respect the unique needs and
features of each area.
1.5 Strip industrial and commercial uses are not in compliance with the Comprehensive Plan.
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
1. IOU Promote the design of attractive roadway entryway ~reas into Meridian which will clearly
identify the community.
2.1U - Support a variety of residential categories for the purpose of providing the City with a
range of affordable housing opportunities.
2.4U - Encourage sidewalks and paved streets for all existing neighborhoods..,
4.3U Encourage new commercial development in under-utilized existing commercial areas.
5.9 The integrity and identity of any adjoining residential neighborhood should be preserved
through the use of buffering techniques, including screen plantings, open space and other
landscaping techniques.
Strip development within this mixed-use area is not in compliance with the goals and
policies of the Comprehensive Plan.
Clustering of uses and controlled access points along arterials and collector streets will be
required.
5.12
5.13
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Planning & Zoning Commission/Mayor & City Council
April 16, 2002
Page 18
Community Design
1.3 Open space areas within all development should be encouraged.
1.4 Major entrances to the City should be enhanced and emphasized. Unattractive land uses
along these entrances should be screened from view.
2.1U Require businesses and government to install and maintain landscaping.
2.3U Encourage the beautification of streets, parking lots...etc.
6.2U - Pedestrian access connectors will be required in all new development to link subdivisions
together to promote neighborhood identity.
6.1tU - Promote well-planned and well-designed affordable housing in all Meridian
neighborhoods.
Transportation Chapter
1.19U - Encourage proper design of residential neighborhoods to ensure their safety and
tranquility.
1,18 - As Planned Development methods and standards are implemented by the City of
Meridian, variations pertaining to planned development - maximum density,
dimensional standards, and other requirements - shall not exceed 25% of the existing
requirements, and shall be recommended when one or more of the Planned Development
design and developmental objectives are met.
RECQMMENDATION
Staff strongly supports the mixed-use and compact principles of this development. We support
the mix of housing sizes and lot sizes and the pedestrian-friendly nature of the narrow streets
with detached sidewalks and the alley-loaded blocks. The primary finding that Staff recommends
the P&Z Commission and Council particularly consider is "C" under the Conditional Use Permit
section.
Special discussion will need to take place regarding the proposed narrow street sections. We
point out that ACHI)'s approval of the narrower street sections is contingent upon the Meridian
Fire Department approval.
Further discussion is also needed regarding E. Heron's Crossing Drive and the existing ingress-
egress easement and how the existing property owner's access will be accommodated.
The design and layout of the proposed office/commercial area needs particular discussion to
ensure a pedestrian-friendly area, in line with the principles set forth in the balance of the project.
Assuming agreement can be reached on this matters, Staff recommends approval of the
Annexation and Zoning, PD and Preliminary Plat applications with the conditions noted above.
AZ-02-006, PP -02-007, CU'f~-O07 H~r~? Commons. AZ. PP.CUP/PD
Parks & Recreation
Memo
From:
Date:
CC:
Planning & Zoning Commission
Tom Kuntz
Apd117, 2002
City Clerk & Planning & Zoning Staff
Annexation and Zoning Request for Heritage Commons- File f/AZ 02-006
Conditional Use Permit for Heritage Commons- File #CUP 02-007
Preliminmy Plat Approval for Her#age Commons- File #PP 02-007
RECEIVE[
APR ] 7 2002
CITY OF MERIDIAN
CITY CLERK
The Parks and Recreation Staff have no recommendations to add at this time.
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