HomeMy WebLinkAboutSilver Oaks Subdivisoin AZ
AZ 05-016
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Charter Builders, Inc.
June 16,2005
ITEM NO.
5
---- REQUEST Continued Public Hearing from May 19,2005: Annexation and Zoning of 28.65
acre-s-frQm RUT to R-15 and L-O zones for Silver Oaks Subdivision -
north of WestPrankJir:LRoad and west of North Ten Mile Road
AGENCY
COMMENTS
---' --CITY CLERK:
~
See previous item packet / minutes
CITY ENGINEER:
CITY PLANNING DIRECTOR:
See attached staff report
CITY ATTORNEY
CITY POLICE DEPT:
MERIDIAN SCHOOL DISTRICT:
~W1 OON\JJ ,
M P(ð vd/
{D.
C[U
4~1
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
Date: -ft:;- / .?
~ c m Staff Initials:
Phone: ) h(' --5 3 s~3
Materials presented at public meetings shall become property of the City of Meridian.
¡
MAYOR
Tammy de Weerd
LEGAL DEPARTMENT
(208) 888-4433 - Fax 887-4813
CITY HALL
(208) 888-4433 - Fax 887-4813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 8n2211 - Fax 898-9551
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
.----.-
_o-
n --
STAFF REPORT: -----
P&Z Hearing Date: June 16,2005
Transmittal Date: May 18, 2005
To:
Mayor, City Council and Planning & Zoning Commission
¿~
Joseph Guenther, Associate City Planner /
Michael Cole, Development Services Coordinator (Y\ G
RE_CEIVED
. JUN 1 0 2005
CITY OF MERIDIAN
CITY CLERK OFFICE
From:
Re:
Silver Oaks Subdivision
. Annexation and Zoning of 28.6 Acres trom RUT (Ada County) to R-15
(Medium-High Density Residential) and L-O (Limited Office), by Ten-Mile
Development, LLC. (File No. AZ-05-016)
. Preliminary Plat Approval of one (1) Multi-Family Building Lots, and one (1)
commercial office lot, by Ten-Mile Development, LLc. (File No. PP-05-023)
.
Conditional Use Permit Approval for a Planned Development consisting of 77
multi-family structures on a single lot with a Private ClubhouselPark and
multiuse pathways with no Minimum Lot Frontages for the L-O commercial
daycare/office buildings by Ten-Mile Development, LLC (File No. CUP-05-
026)
We have reviewed the above referenced submittals and offer the following comments and
conditions of the applicant:
APPLICATIONS SUMMARY
The site is located on the north side of Franklin Road ~ to Y2 mile west of Ten-Mile Road and
through the mid block along the Kennedy Lateral to the Union Pacific Railroad. The subject
property is within the Urban Service Planning Area and the current Area of City Impact. The
applicant, Ten-Mile Development, has applied for Annexation and Zoning (AZ), Preliminary
Plat (PP) and Conditional Use Permit/Planned Development (CUPIPD) approval of seventy-
seven (77) multi-family units (308 individual units) on one (1) Lot with five (5) daycare/offices
uses on one (1) commercial lot on 28.65 acres (exclusive of right-of-way to be dedicated).
AZ-O5.016, PP-O5-023, CUP-O5-024
Silver Oaks Subdivision.AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16, 200S
Page 2
The proposed multi-family lot consists of 25.12 acres and the office lot is 3.53 acres. The
gross density of the proposed development is 12.26 dwelling units per acre (308/25.12). The
proposed density is in accord with the proposed R-15 zoning district, and the Future Land Use
Map of the Comprehensive Plan (see Annexation & Zoning Analysis" A" below).
The applicant has requested reduced lot frontages and multiple buildings on a single lot as part
of the Planned Development. The applicant has indicated that the multi-family units will be
incorporated with a condominium plat in the future. The applicant has submitted several
pictures of residential housing types; a construction materials list has not been submitted.
Staff recommends the minimum lot size, frontage and building setbacks as detailed below.
Street Frontage in L-O Zone:
L-O Standard Fronta2:e
50 feet
Proposed Minimum Frontage
0
Building Setback in L-O Zone:
Minimum Requirement
30 foot (front) (arterial street)
20 foot (front) (local street)
25 foot (rear) (arterial street)
20 foot (rear) (local street)
5 feet per story (side)
B ild"
S tb k' R 15 Z
u mg e ac m - one:
Front (Living Space) 15-feet
Front (Face of Garage) 20-feet
Side yard 5-feet
Rear IS-feet
Rear, side entry garage 5-feet
Interior Side* 5-feet
Street Side 15-feet
* No additional setback per story
NOTE: Front setbacks should be measured from the back of sidewalk. See Preliminary Plat
Analysis below.
The proposed PD amenities include: clubhouse with a pool, a court area, and a fitness center.
Additional open space contains the pathway system and is located along the cross access lanes
and the Kennedy Lateral. Multiuse pathways are proposed for this site as shown on the
landscape plan; these pathways provide connection from Franklin Road to the paths in the
proposed Church to the east and through to the Ten-Mile multiuse pathway system to Ten Mile
Road. See Special Considerations in the Conditional Use Permit section below for a detailed
analysis of the proposed amenities and the potential for the park.
AZ-O5-016, PP-O5-023, CUP-O5-024
Silver Oaks.AZ_PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16,2005
Page 3
Recently, the City has reviewed and approved annexation/zoning and development applications
for Chesterfield Subdivision north of the site and a commercial development east of the site
along the Union Pacific Railroad (UPRR). These developments were all on the south side of
UPRR and in the near vicinity.
The development is serviceable through connections in Chesterfield Subdivision and will need
to be extended under the UPRR at the developer's expense. If this development is approved, it
shall be subject to the sewer system being available.
Staffrecommends approval of the subject annexation/zoning (AZ-05-016), preliminary plat (PP-
05-023), and conditional use permit (CUP-05-024) with the conditions and modifications based
herein.
LOCATION
The site is located on the north side of Franklin Road ~ to Yz mile west of Ten-Mile Road and
through the mid block along the Kennedy Lateral to the Union Pacific Railroad in Section 10,
Township 3 North, Range 1 West.
SURROUNDING PROPERTIES
North: Chesterfield Subdivision zoned R-8 (Meridian City), Union Pacific Railroad.
South: V acant/ Agricultural zoned RUT (Ada County)
East: Vacant/Agricultural zoned RUT (Ada County).
West: Vacant/Agricultural/Single Family Residential zoned RUT (Ada County)
As mentioned in the summary above, there are several developments in this area that have
recently been approved by the City. Some of the new homes in Castlebrook Subdivision, just
north of the current property, are already occupied along Black Cat Road.
OWNER OF RECORD
The property owners of record are Ten-Mile Development, LLC., Graye H. Wolfe, Sr, -
Manager. The owners have provided notarized consent for Conger Management Group, to
submit the subject applications.
ANNEXATION & ZONING ANALYSIS
Because the analysis below applies both to the proposed use and the proposed zoning, staff has
combined the analysis of use with the annexation and zoning findings.
According to Meridian City Code (MCC) 11-15-11, General Standards Applicable to Zoning
Amendments, both the Planning & Zoning 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 fmd adequate evidence answering the following questions about
the proposed zoning amendment. "
The following is the list of standards found in 11-15-11 and analysis by staff:
AZ-OS-O16, PP-OS-O23, CUP-OS-O24
Silver Oaks.AZ.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16,2005
Page 4
A.
Will the new zoning be harmonious with and in accordance with the Comprehensive
Plan and, if not, has there been an application for a Comprehensive Plan
amendment;
In Chapter VII of the Comprehensive Plan Page 95, 'High density' is defined as
areas including Multi-family homes at densities exceeding eight dwelling units
per acre. Staff finds that the requested zoning designation, R-15, is harmonious
with and in accordance with the 2002 Comprehensive Plan and Future Land Use
Map, which designates the land to be "High Density Residential." The 12.26
dwelling units per acre proposed with the preliminary plat are consistent with
previous Commission and Council actions and generally conform to the goals,
objectives, and action items contained in the Comprehensive Plan for this area. In
addition, the applicant's cover letter (dated March 11,2005) lists several
Comprehensive Plan policies, all of which support the annexation and proposed
residential use of the property.
The Limited Office lot may not comply with the goals and policies of the High
Density Residential designation. The applicant has indicated that Meridian City
Code allows for a use exception along arterial roads not to exceed 20% of gross
area. The Commission and Council actions should take into consideration the
allowance of the Limited Office designation lot within the appropriate
commercial/mixed use policy, and not located along a commercial corridor.
However. staff supports the proposed daycare use and professional office
proposal as these uses will be located along an arterial road and will support the
primary multi-family use by having services close to residences. thereby reducing
traffic congestion on nearby roadways. reducin2 air pollution. and creating an
efficient use of the land.
Staff finds the following 2002 Comprehensive Plan text policies to be applicable to this
application (staff analysis is in italics below policy):
.
"Require appropriate landscape and buffers along transportation corridors (setback,
vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action item
4)
As depicted on the Comprehensive Plan Future Land Use Map, the applicant is
proposing to construct a 25-foot wide landscape berm with vegetation along Franklin
Road. Staff is supportive of these widths, as long as the entire buffer lies outside the
ultimate right-of-way, and the sidewalk is located outside of the 25-foot wide buffer
(or increase buffer to 40-feet).
AZ-O5-016. PP-O5-023, ClJl'-O5-024
Silver Oaks_AZ.PP_CUP_doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16,2005
Page 5
.
"Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended
Approach" from the National Center for Bicycling and Walking in all land use
decisions." (Chapter VI, Goal II, Objective A, #3)
This publication encourages jurisdictions to establish bikeway and walkway facilities
in new construction and reconstruction projects, in a manner that is safe, accessible
and convenient. The proposal as presented will create an internal system which the
will ultimately connect to the regional multi-use pathway system.
Staff recommends that the Commission and Council rely on staffs analysis, public
testimony received and any comments submitted ITom any other agencies or departments
regarding whether the proposed zone and subsequent development is hannonious with
and in accordance with the Comprehensive Plan.
B.
Is the area included in the zoning amendment intended to be rezoned in the future;
Concurrent with the annexation and zoning application, the applicant has submitted a
preliminary plat and conditional use pennit proposing multi-family and commercial lots
on the subject site (PP-05-023 & CUP-05-024). Staff does not anticipate that the
applicant plans to rezone the subject property in the future if the accompanying CUP/PD
and PP applications are approved.
c.
Is the area included in the zoning amendment intended to be developed in the
fashion that would be allowed under the new zoning -for example, a residential area
turning into a commercial area by means of conditional use permits;
The existing proposal is consistent with the Comprehensive Plan. Staff does not
anticipate additional commercial or other uses other than the uses planned for the site.
D.
Has there been a change in the area or adjacent areas which may dictate that the
area should be rezoned. For example, have the streets been widened, new railroad
access been developed or planned or adjacent area being developed in a fashion
similar to the proposed rezone area;
Staff finds that a substantial portion of the land to the north has been developed (or
approved for development) in a manner harmonious to the proposed subdivision, with
single-family dwelling units.
Neighboring Ada County parcels are very large lots with heavy agricultural uses. This
development is proposing significantly smaller lots, but within the acceptable limits for a
high density development bordering a mixed use and industrial area.
Black Cat Road is currently being improved and Franklin Road (east of Ten-Mile Road)
is currently scheduled within ACHD's Five Year Work Program or Capital
Improvements Plan (CIP) for roadway widening in 2010. Franklin Road west of Ten-
Mile Road is in the planning phases but is currently not funded for construction.
AZ-O5-016, PP.O5-023. CUP-O5-024
Silver Oak,.Al.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16,2005
Page 6
This entire development is not currently serviceable by the City of Meridian's sanitary
sewer system. The site shall be served by a connection in Chesterfield Subdivision. If
this development is approved, it shall be subject to extending the sewer system. Other
urban services, such as water, are near to this site and the applicant should be able to
extend such services to the site in cooperation with Meridian Public Works. Staff finds
that the subject site is denser than surrounding proposals but provides a housing type
which has not been utilized in the immediate vicinity. The overall proposal is
consistent for development in a fashion similar to other properties in the area.
E.
Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character
of the general vicinity and that such use will not change the essential character of
the same area;
The applicant has submitted several front elevations for the proposed multi-family homes
and commercial offices. If the homes are constructed in substantial compliance with the
submitted elevations, they will be similar in design to other uses in the area. The existing
character of the area will, and is, currently changing. However, this is one of the first
developments to apply for residential uses south of the Union Pacific Rail Road. This
development will set the tone for how the rest of this area, particularly the west, develops
or does not develop as High Density Residential.
F.
Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
Due to other existing and proposed uses near the site, staff does not anticipate that the
proposed zoning/uses will be physically hazardous to future or existing uses or neighbors
in the area. The northern property line should be adequately fenced to not allow access
to the UPRR property. The Kennedy Lateral should be adequately fenced to not allow
access to the open waterway. The Kennedy Lateral should be piped as per MCC 12-4-13
or as waived by the Nampa Meridian Irrigation District.
Staff recommends that the Commission and Council rely on staff analysis, comments
from other agencies, and public testimony to determine whether the proposed use will be
disturbing or hazardous to the existing neighboring uses and future expected uses in this
vicinity.
G.
Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fire protection, drainage structures, refuse disposal,
water, sewer or that the person responsible for the establishment of proposed zoning
amendment shall be able to provide adequately any of such services;
If this development is approved, it shall be subject to extending the sewer system. Other
urban services, such as water, are near to this site and the applicant should be able to
AZ-05-016. 1'1'-05-023. CUP-05-024
Silver Oak,.AZ.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16, 2005
Page 7
extend such services to the site. Water to serve this development is existing or currently
under development with Chesterfield Subdivision. The applicant shall be responsible for
the extension of utilities to and through this proposed development. Sizing and routing
shall be coordinated with the Public Works Department.
The applicant and/or future property owners will be required to pay park and highway
impact fees as well as construct on-site storm water drainage facilities.
Based on the comments received from other agencies/departments, staff finds that the
public services listed above can be made available to accommodate the proposed
development. The Commission and Council should reference any written and/or verbal
testimony submitted by any public service provider, regarding their ability to adequately
service this project.
H.
Will not create excessive additional requirements at public cost for public facilities
and services and will not be detrimental to the economic welfare of the community;
If approved, the developer will be financing the extension of sewer, water, public street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police, school facilities and services. Staff
finds there will not be excessive additional requirements at public cost and this
development will not be detrimental to the economic welfare of the community.
I.
Will the proposed uses not involve uses, activities, processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff recognizes that traffic and noise will increase with the approval of a development on
this site; however, staff does not believe that the amount generated will be detrimental to
the general welfare of the public. Staff does not anticipate that annexation and
development in accordance with current city code and the Comprehensive Plan will
create excessive noise, smoke, fumes, glare, or odors.
Fencing along all canals and waterways shall be a minimum of 6' in height and
constructed of non-combustible materials as to not interfere with regular maintenance of
ditches and waterways by Nampa Meridian Irrigation District.
J.
Will the area have vehicular approaches to the property which shall be so designed
as not to create an interference with traffic on surrounding public streets;
The applicant is proposing to construct one shared public street entrance into the site
from Franklin Road and a private street connection to the east with future connection to
Ten-Mile Road. The proposed public street entrance to Franklin Road has been proposed
to ACHD. ACHD has made several recommendations on the public road system for
access to the development. Staff has concerns with the limited public access for the
AZ.O5-016. PP.O5.023. CUP.O5.024
Silver Oaks.AZ.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P &Z Hearing Date: June 16, 2005
Page 8
scale of the project. It is staffs opinion that a public stub street should be provided to
the west for future multi-family extensions and to provide public service access to the
commercial portions of the project. The public stub street shall terminate in an approved
method by ACHD. The applicant shall also provide cross access to the Avest Property
located Northeast of the site. The development agreement for this site was approved by
the City of Meridian and requires a secondary access for emergency service. The
applicant may also extend the public street at the discretion of ACHD in order to provide
the appropriate connection.
If all vehicular approaches (streets) are approved and constructed in accordance with
ACHD policies, staff does not believe that the subdivision will create interference with
traffic on the surrounding public streets. Please review any comments from ACHD for
this project for additional information regarding this finding.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
There are many game species in the vicinity which use the Ten-Mile and Kennedy
Lateral systems for habitat. These areas will be altered through the development of the
site.
Any existing trees larger than 4" caliper that are removed should be mitigated for, per
the Landscape Ordinance.
Staff recommends that the Commission and Council reference any public testimony that
may be presented to determine whether or not the proposed development may result in
the destruction, loss or damage of a natural or scenic feature(s) of importance of which
staff is unaware.
L.
Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592, 11~17-1992)?
In accordance with the findings listed above, staff finds that the annexation/zoning of this
property, as proposed by the applicant, would be in the best interest ofthe City.
ANEXATION & ZONING COMMENTS
1. The annexation legal description submitted with the application (stamped by Hugh Edwards,
PLS 3/14/05) shows the property as contiguous to the existing corporate boundary of the City
of Meridian.
2. Any future subdivision, uses and construction on this property shall comply with the City of
Meridian ordinances in effect at the time.
3. A Development Agreement (DA) will be required as part of an annexation of this property.
Prior to the annexation ordinance approval, a DA shall be entered into between the City of
AZ-O5-016. PP,O5-023. CUP-O5-024
Silver Oaks.AZ.PP.CUP.doe
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16,2005
Page 9
Meridian, the property owner(s) (at the time of annexation ordinance adoption), and the
developer. The applicant shall contact the City Attorney. Bill Nary. at 888-4433 to initiate
this process. The DA shall incorporate the following:
.
That the applicant will be responsible for all costs associated with the sewer and water
service extension. Any existing domestic wells and/or septic systems within this project
will have to be removed from their domestic service, per City Ordinance Section 5-7-517,
when services are available from the City of Meridian. Wells may be used for non-
domestic purposes such as landscape irrigation.
That all future development of the subject property shall be constructed in accordance
with City of Meridian ordinances in effect at the time of development. All future uses
shall not involve uses, activities, processes, materials, equipment and conditions of
operation that will be detrimental to any persons, property or the general welfare by
reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
That the applicant shall be responsible for all costs associated with piping the Kennedy
Lateral, unless otherwise specifically waived by Nampa Meridian Irrigation District.
.
.
PRELIMINARY PLAT ANALYSIS
Meridian City Code (MCC) 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the
acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of
this title and at least the following:
A.
B.
C.
D.
The conformance of the subdivision with the Comprehensive Development Plan;
Please see Annexation and Zoning Analysis "A" above.
The availability of public services to accommodate the proposed development;
Please see Annexation and Zoning Analysis "G" above.
The continuity of the proposed development with the capital improvement program;
Because the developer will be required to install sewer, water, and utilities for the
development at their cost, staff finds that a development on this property will not require
the expenditure of capital improvement funds.
The public [mandaI capability of supporting services for the proposed development;
The development will not require major expenditures for providing supporting services.
Staff recommends the Commission and Council rely upon comments submitted from the
public service providers (i.e. police, fire, ACHD, etc.) to determine this finding. (See
finding "G" under Annexation and Zoning Analysis above, and the Agency Comments
and Conditions at the end of this report for more detail.)
AZ"OS-O16. pp-os-on CUP.O5.024
Silver Oaks.AZ.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16,2005
Page 10
E.
The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any health, safety or environmental problems
associated with this subdivision that should be brought to the Councilor Commission's
attention; other than the Kennedy Lateral and Railroad separation issues previously
discussed. ACHD considers road safety issues in their analysis. Staff finds the
Commission and Council should rely on any public testimony that may be presented to
determine whether the proposed use may cause health, safety or environmental
problems of which staff are aware.
SPECIAL CONSIDERATIONS-PRELIMINARY PLAT
1. Public Streets and Access: The applicant is not proposing to construct through roads. The
unnamed connection to Franklin Road will be constructed in cooperation with future
projects to the east and existing projects to the north. These roads will serve as collector
streets in this area and will provide access to Franklin Roads for all parcels in this
section. Staff is supportive of a broader collector street design, as it will provide access
to future development across Kennedy Lateral and to the north for all parcels in this
section the applicant has indicated acceptance of this design if required by the
Commission and Council. Staff feels this recommendation is essential as public access
to the north is impeded by the UPRR.
2.
Ricl1t-of-wav & Landscape Buffers:
Arterial Streets: Staff recommends that the applicant comply with the ACHD's
requirements for right-of-way dedication along Franklin Road.
Collector Roads: Staff recommends that the applicant comply with staffs recommended
public street layout.
Landscaping and sidewalks adjacent to Franklin Road should be constructed in
compliance with MCC 12-13-10. A 25-foot wide landscape buffer, located entirely
outside of the right-of-way and not including the width of the sidewalk, should be
provided along arterial roadways. A 20-foot wide landscape buffer, located entirely
outside of the right-of-way and not including the width of the sidewalk, should be
provided along collector roadways. See Site Specific Condition #2 below.
3.
Stub Streets: The applicant is not proposing to construct stub streets to adjacent parcels.
Staff is supportive of the proposed stub street location across the Kennedy Lateral at an
east west location that would bisect the Proposed Lots 1 and 2.
4.
Unimproved Right-of-Way: Meridian City Code 12-13-10-9 requires a lO-foot wide
gravel shoulder abutting right-of-way where the unimproved portion of the right-of-way
is greater than 13 feet (measured from the edge of pavement to the edge of sidewalk or
property line), and road widening is not in the ACHD Five Year Work Program. The
remainder of the unimproved right-of-way should be landscaped with lawn or other
AZ-O5-016. PP.O5-023. CUP-O5-024
Silver Oaks.AZ.PP.CUP.doc
'.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16,2005
Page 11
vegetative groundcover. Franklin Road abutting this site meets the warrants for the 10-
foot wide gravel shoulder requirement listed above. Therefore, the applicant should be
required to construct a lO-foot wide gravel shoulder on Franklin Road, with the
remaining portion of the right-of-way being landscaped with lawn or other vegetative
groundcover. See Site Specific Condition #2 below.
5.
Internal Streets: The applicant is proposing to construct internal cross access streets
located within the proposed lots. These roadways have undefined street sections with
646 residential parking stalls and 55 commercial parking stalls located along one or both
sides of the drive aisle. Staff is supportive of this design as long as the conditions of
approval are met and emergency service is not impeded by the parking layout.
7.
Piping of Ditches: All irrigation ditches, laterals or canals, exclusive of natural
waterways, intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled per MCC 12-4-13. Unless otherwise approved by Nampa and
Meridian Irrigation District. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users
association approval cannot be obtained, plans will be reviewed and approved by the City
Engineer prior to final plat signature. See Site Specific Condition #4 below.
8.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be
required to utilize any existing surface or well water for the primary source. If a
surface or well source is not available, a single-point connection to the culinary water
system shall be required. If a single-point connection is utilized, the developer shall be
responsible for the payment of assessments for the common areas prior to signature on
the final plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in
accordance with MCC 12-13-8 and MCC 9-1-28. See Site Specific Condition #5 below.
9.
Fencing:: The applicant has proposed to construct fencing around the perimeter of the
site. Fencing along all canals and waterways shall be a minimum of 6' in height and
constructed of non-combustible materials as to not interfere with regular maintenance of
ditches and waterways by Nampa Meridian Irrigation District. A detailed fencing plan
should be submitted upon application of the [mal plat (MCC 12-4-1O.F.3). Ifpermanent
fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit. All fences should
taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be
installed in accordance with MCC 12-4-10. See Site Specific Condition #6 below.
10.
Sanitary Sewer The entire development is not currently serviceable by the City of
Meridian's sanitary sewer system. The site shall be served by a connection through
Chesterfield Subdivision and piped under the UPRR. Proceeding through the approval
process is strictly the risk of the applicant. The City of Meridian does not guarantee
AZ-O5-016, PP-O5-023. CUP-O5-024
Silver Oaks.AZ.PP,CUP.do<
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16,2005
Page 12
sewer service within the development time limitations outlined in Meridian City
Ordinance. See Site Specific Condition #8 below.
SITE SPECIFIC CONDITIONS-PRELIMINARY PLAT
1. The preliminary plat prepared by Insite Architects, dated Mar 14, 2005, is approved, with
the conditions listed herein. All comments/conditions of the accompanying
Annexation/Zoning (AZ-05-016) and Conditional Use Permit (CUP-05-024) and
Development Agreement shall also be considered conditions of the Preliminary Plat (PP-
05-023).
2.
The submitted landscape plan prepared by South Architecture, Inc., dated 3-11-05 labled
Ll.0 is approved as submitted with changes. The following should be included in a
revised landscape plan:
. Depict and construct a lO-foot wide gravel shoulder on Franklin Road abutting
the site, with the remaining portion of the right-of-way being landscaped with
lawn or other vegetative ground cover.
. Depict and construct a 20-foot wide landscape strip along the collector street
between Lots 1 and 2 with the remaining portion of the right-of-way being
landscaped with lawn or other vegetative groundcover.
. All areas being counted toward the open space requirement shall be free of "wet
ponds" or other such nuisances. All stormwater detention facilities incorporated
into the required open space are subject to Ordinance 12-13-14 and shall be fully
vegetated with grass and trees, as depicted on the submitted landscape plan.
. Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees
that were removed. Required landscaping trees will not be considered as
replacement trees for those trees that are removed.
Other than the changes listed above, the approved landscape plan is not to be altered
without prior written approval ofthe Planning & Zoning Department.
3.
Revise the preliminary plat and site plan to indicate the means and location of the storm
drainage facilities. A drainage plan designed by a State of Idaho licensed architect or
engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for
all private roads and off-street parking areas. Storm water treatment and disposal shall be
designed in accordance with Department of Environmental Quality 1997 publication
Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and
City of Meridian standards and policies. Off-site disposal into a surface water is
prohibited unless the jurisdiction which has authority over the receiving stearn provides
written authorization prior to development plan approval. The applicant is responsible for
filing all necessary applications with the Idaho Department of Water Resources regarding
AZ.O5-016. PP-O5-023. CUP-O5-024
Silver Oaks.AZ.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16,2005
Page 13
Shallow Injection Wells.
4.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
MCC 12-4-13, unless otherwise approved by Nampa and Meridian Irrigation District.
Plans will need to be approved by the appropriate irrigation/drainage district, or lateral
users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department. If lateral users association approval can not be obtained,
alternate plans will be reviewed and approved by the City Engineer prior to final plat
signature.
5.
The applicant has indicated Nampa and Meridian Irrigation District will own and operate
the pressurized irrigation system within this development. Underground year-round
pressurized irrigation must be provided to all lots within this development. The City of
Meridian requires that pressurized irrigation systems be supplied by a year-round source
of water. The applicant shall be required to utilize any existing surface or well water for
the primary source. If a surface or well source is not available, a single-point connection
to the culinary water system shall be required. If a single-point connection is utilized, the
developer shall be responsible for the payment of assessments for the common areas prior
to signature on the final plat by the City Engineer.
6.
A detailed fencing plan shall be submitted upon application of the final plat. Fencing
along all canals and waterways shall be a minimum of 6' in height and constructed of
non-combustible materials as to not interfere with regular maintenance of ditches and
waterways by Narnpa Meridian Irrigation District. Ifpermanent fencing is not provided,
temporary construction fencing to contain debris must be installed around the perimeter
prior to issuance of building permits. All fences shall taper down to 3-feet maximum
within 20 feet of all right-of-way. All fencing shall be installed in accordance with MCC
12-4-10.
7.
Maintenance of all common areas shall be the responsibility of the Silver Oaks
Homeowners' Association.
8.
This proposed development is currently not serviceable by the City of Meridian's sewer
system. This proposed development is master planned to sewer to the Black Cat Trunk
via extensions of sewer main through Chesterfield Subdivision. Chesterfield is not
currently under construction therefore proceeding through the approval process is strictly
the risk of the applicant. The City of Meridian does not guarantee sewer service within
the development time limitations outlined in Meridian City Ordinance.
The applicant shall be responsible to install sewer mains to and through this proposed
development thereby making them available to neighboring properties. The applicant
shall coordinate main sizing and routing with City of Meridian Public Works
Department, and execute City of Meridian's standard forms of easement for any mains
that at are required to provide service.
AZ.OS.O16. PP.OS.O23. CUP-OS-O24
Silver OaksAZ.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16,2005
Page 14
The preliminary site plan shows the Black Cat trunk running l2-foot off of the eastern
property boundary of this development. The master sewer plan, which Chesterfield has
complied with, shows this main 20-foot off of the property line. The applicant shall align
the sewer trunk to conform to the master plan.
9.
All water and sewer mains that are not in the ACHD right-of-way shall be centered in a
20-foot wide easement. Said easement shall be free of any large landscaping or fixed
vertical objects
10.
Municipal water to this site shall be via extensions from existing mains in Franklin Road
and future mains in the Chesterfield Development from the north. Applicant shall be
responsible to construct water mains to and through this proposed development, thereby
making them available to adjacent properties. Subdivision designer to coordinate main
sizing and routing with the Public Works Department. Applicant shall execute City of
Meridian staI)dard forms of easements, for any mains that are required to provide service.
11.
Other than the public street access approved by ACHD, direct lot access to Franklin Road
is prohibited. A note shall be placed on the final plat restricting access to Franklin Road.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
1. All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.
Sidewalks shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to MCC 12-13-10-8.
3.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
4.
A detailed landscape plan, in compliance with the landscape and subdivision ordinance
and as noted in this report, shall be submitted for the subdivision with the" final plat
application.
5.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
6.
Two-hundred-fiftyand one-hundred-watt, high-pressure sodium streetlights will be
required at locations designated by the Public Works Department. All streetlights shall be
installed at subdivider's expense. Typical locations are at street intersections and/or fire
hydrants. Final design locations and quantity are determined after power designs are
completed by Idaho Power Company. The street light contractor shall obtain design and
permit from the Public Works Department prior commencing installations.
7.
Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be mitigated.
AZ-O5-016, PP-O5-023, CUP.O5.024
Silver Oaks.AZ.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16,2005
Page 15
8.
9.
11.
12.
13.
14.
15.
16.
17.
18.
The applicant shall coordinate mailbox locations with the Meridian Post Office.
Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
10.
Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
The applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to
signature on the final plat per Resolution 02-374.
It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
The applicant shall be responsible for application and compliance with any NPDES
Permitting that may be required by the Environmental Protection Agency.
The applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
Submit all updated groundwater/soils monitoring data to the Public Works Department
for review. Any drainage areas (detention/retention basins) must be designed to ensure
that water is retained only during 1O0-year storm events, and for a period oftime not to
exceed 24 hours. Side slopes within drainage areas shall no exceed 3: 1. Any portion of a
drainage area not improved with sod/grass seed (or other approved landscaping) shall not
count towards the required open space area. The project engineer should pay close
attention to the results of field studies determining the groundwater, soil type and
characteristics during the design and construction phases.
The applicant's engineer shall be required to certify that the street centerline elevations
are set a minimum of 3-feet above the highest established normal groundwater elevation.
This is to ensure that the bottom elevation of crawlspaces is at least I-foot above said
elevation.
Staffs failure to cite specific ordinance provIsIOns or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for
compliance.
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC
12-2-4.
CONDITIONAL USE ANALYSIS
The Commission and Council shall reVIew the particular facts and circumstances of each
AZ-O5-016, PP-O5-023. CUP-O5-024
Sitv.". O.ks.AZ.PP.CUP.dûc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16,2005
Page 16
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A.
B.
That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking, landscaping and other features as may be required by this
ordinance;
As part of the Planned Development (PD) the applicant is requesting relief from the
standard street frontage requirement and number of buildings per lot, as required by
Meridian City Code. See Special Consideration #1 below for detailed analysis.
Staff finds that the subject property is large enough to accommodate the requested use
and all other required features. Although the site is large enough to accommodate all of
the features required by ordinance, the applicant has asked, through the Planned
Development, to modify specific development standards.
That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
Staff finds that the proposed multi-family residential subdivision, with a gross density of
12.26 dwelling units per acre, is generally harmonious with and in accordance with the
2002 Comprehensive Plan and Future Land Use Map, which designates the site to be
"High Density Residential". Furthermore, the Professional Offices and Daycare can be
accommodated as the neighboring land uses are industrial, commercial, and mixed use as
well as fitting the zoning use exception standards of the Planned Development (provided
the Commission and Council grant the requested planned development). Please see
Annexation & Zoning Analysis "A" above.
C.
That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
Please see Annexation & Zoning Analysis "E" above.
D.
That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff recommends that the Commission and Council rely upon public testimony, staffs
analysis, and other agency comments when determining if the proposed uses will
adversely affect other properties in the vicinity.
E.
That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
AZ.O5-0 16. PP-O5-023. CUP-O5-024
Silver Oaks.AZ.PP.CUP.doo
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16,2005
Page 17
Please see Annexation & Zoning Analysis "G" and "H" above, the Other
Agency/Department Comments and Conditions at the end of this report, and any
comments that may be submitted to the City Clerk regarding this project.
F.
That the proposed use will not create excessive additional requirements at public
cost for public facilities and services and will not be detrimental to the economic
welfare of the community;
Please see Annexation & Zoning Analysis "H" above.
G.
That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Please see Annexation and Zoning Analysis "I" above.
H.
That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
Please see Annexation & Zoning Analysis "J" above. The Commission and Council
should review any comments received from the ACHD provide for this project when
determining this finding.
I.
That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Please see Annexation & Zoning Analysis "K" above.
SPECIAL CONSIDERATIONS-CONDITIONAL USE PERMIT
1. Reduced Standards: As stated earlier, the applicant is requesting modifications from
standard ordinance requirements for street frontage and number of buildings per lot.
Lot Frontage: The minimum requested street frontage is none. (50 feet is the minimum
for the R-15 zone; 30 feet is the minimum for the L-O zone.). The multi-family lot is
contained within private accesses and the individual units will be accessed through
Common Drives. This lot requires relief from the minimum street frontage as currently
designed with the collector road becoming private approximately 464 feet north of
Franklin Road. Staff has conditioned the project to provide a public stub street from the
proposed public road terminus to the west which will provide approximately 400 Feet of
frontage to both lots. This will make the request for waiver of lot frontage null, as both
lots will receive frontage from the public road extension from the collector road to the
Kennedy Lateral.
AZ-O5-016, PP-O5-023, CUP-O5-024
Silver Oaks.AZ.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16,2005
Page 18
Setbacks: All setbacks should comply with the appropriately zoned district.
2.
Amenities: MCC 12-6-2.A.3 requires two or more amenities to be provided as part of
each planned development. The proposed amenities for the subject planned development
include: an extensive open space system for pathways and a large multifamily lot which
will contain seventy-seven units (77) with a clubhouse, pool, and fitness center. The
proposed open space makes up greater than 10% of the site, 5% minimum is required and
it takes 10% to count open space as an amenity. The applicant is not proposing specific
parking for the clubhouse or an internal pedestrian system for access to the clubhouse, the
applicant should provide crosswalks to facilitate pedestrian traffic across the parking lot.
As proposed, staffbelieves the proposed clubhouse/pool/fitness center and open space
areas provide sufficient amenities relative to the size of the proposed multi-family
development. The commercial portion of the Planned Development proposes no
amenities as defined by the applicant; Sheet Ll.5 does not show any amenities as
required by MCC 12-6-2-3. The commercial portion will be required to provide an
appropriate amenity as a part of the planned development. Landscaped open space
means land exclusive of street rights-of-way and street buffers, except for right-of-way
specifically dedicated for landscaping within a subdivision. The applicant has not
calculated the total open space areas which count toward open space. No drainage lots,
required street buffers, or canal buffers can be included in this calculation. See Site
Specific Condition of Approval # 4.
3. Elevations: The applicant has submitted several front elevation drawings for the proposed
dwelling units and commercial buildings. Staff believes that the dwelling units will be
compatible with the adjoining uses, if the buildings are constructed as shown on the
submitted elevations. Construction within Silver Oaks Subdivision should substantially
comply with the elevations submitted by the applicant. Construction materials used on
the structures should be approved by the City of Meridian Building Department and in
accordance with the most recent Uniform Building Code. See Site Specific Condition #3
below.
SITE SPECIFIC CONDITIONS-CONDITIONAL USE PERMIT
1. The site plan prepared by lnsite Architects, dated March 15, 2005, is approved, with the
conditions listed herein. Applicant shall meet all of the requirements of the
Annexation/Zoning (AZ-05-016) and Preliminary Plat (PP-05-023) as a condition of the
Conditional Use Permit (CUP-05-024).
2.
The project shall conform to the respective R-15 and L-O dimensional standards, MCC
11-9-1.
3.
Construction within Silver Oaks Subdivision shall substantially comply with the
elevations submitted by the applicant. Construction materials used on the structures shall
be approved by the City of Meridian Building Department and in accordance with the
most recent Uniform Building Code.
AZ-O5-016, PP-O5-023. ClJP-O5-024
Silver Oaks.AZ.PP.cUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16,2005
Page 19
4.
The applicant shall submit a detailed open space report to classify the open space being
applied towards an amenity. Landscaped open space means land exclusive of street
rights-of-way and street buffers, except for right-of-way specifically dedicated for
landscaping within a subdivision. Since all the open space is independent of lot lines the
applicant shall substantially comply with the design as submitted, subject to the
conditions of approval contained within this report.
5.
Provide common open space that equals or exceeds ten percent of the gross land area for
the multi-family portion of the development.
6.
Provide each multi-family dwelling unit with at least one hundred square feet of useable
private open space.
Other A2encv/Department Comments & Conditions
MERIDIAN FIRE DEP AR TMENT
1. Acceptance of the water supply for fire protection will be by the Meridian Fire Department
and water quality by the Meridian Water Department for bacteria testing.
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Yz" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
3. The phasing plan may require that any roadway greater than 150' in length that is not
provided with an outlet shall be required to have an approved turn around.
4. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside
radius.
5. All common driveways shall be straight or have a turning radius of 28' inside and 48'
outside and shall have a clear driving surface which is 20' wide.
6. Provide a 24' wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section D1O3.6 Signs.
7. For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane".
AZ.O5.016. PP-O5"O23. ClJP-O5-024
SHyer Oaks.AZ.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16,2005
Page 20
8. Fire lanes and streets shall have a vertical clearance of 13 '6". This includes mature
landscaping.
9. Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
10. To increase emergency access to the site a minimum of two points of access will be required
for any portion of the project, which serves more than 50 homes. The applicant shall
provide a stub street to the property to the west and north. The two entrances should be
separated by no less than Yz the diagonal measurement of the full development.
11. Building setbacks shall be per the International Building Code for one and two story
construction.
12. The roadways shall be built to Ada County Highway Standards cross section
requirements and shall have a clear driving surface, available at all times, which is 20'
wide. Streets with less than a 29' street width shall have no parking. Streets with less
than 33' shall have parking only on one side. These measurements shall be based on the
face of curb dimension.
13. Commercial and office occupancies will require a fire-flow consistent with the
International Fire Code to service the proposed project. Fire hydrants shall be placed per
Appendix D.
14. The proposed multi-family lot has an estimated 308 units with a total estimated population
of 894 residents at build out The Meridian Fire Department has experienced 2612 responses
in the year 2004. According to a report completed by Fire & Emergency Services
Consulting Group our requests for service are projected to reach 2800 in the year 2005 and
3800 by the year 2010.
15. The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and
efficient response by fire and emergency medical service vehicles. This cost of this
installation is to be borne by the developer
16. Maintain a separation of5' from the building to the dumpster enclosure.
17. Provide a Knoxbox entry system for the complex prior to occupancy.
18. The first digit of the Apartment/Office Suite shall correspond to the floor level.
19. The applicant shall work with Planning Department staff to provide a named private street
address identification plan including a pylon/monument sign at the required intersection(s).
AZ.O5-016. PP-O5-0Z3. CUP-O5-024
Silver Oaks.AZ.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16, 2005
Page 21
20. All portions of the buildings located on this project must be within 150' of a paved surface
as measured around the perimeter of the building.
21. Provide exterior egress lighting as required by the International Building & Fire Codes.
22. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on~site fire
hydrants and mains shall be provided where required by the code official. F or buildings
equipped throughout with an approved automatic sprinkler system installed in accordance
with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet
(183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system
installed in accordance with Section 903.3 .1.1 or 903.3.1.2, the distance requirement
shall be 600 feet (183 m).
23. All Daycare's with 7 or more children must pass an inspection using the criteria of the Idaho
State Fire Marshal. If the applicant has concerns about meeting the State Fire Marshal
criteria an inspection will be completed at a cost of$20.
24. There shall be a fire hydrant within 100' of all fire department connections.
25. Buildings over 30' in height are required to have access roads in accordance with Appendix
D Section D 105.
26. Please contact the Fire Marshal at 888-1234 to work specific issues associated with this
project as soon as possible.
MERIDIAN PARKS DEPARTMENT
1. Pathway and Trail standards: The proposed pathway and/or trail shall meet the standards
as set forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-
2 and 3-3, sections B & c. The pathway should connect through to Bellingham park
subdivision. If Bellingham Park Subdivision fails to be approved the applicant shall
provide on street connection from Lot 16 Block 16 to the Ten Mile Creek until such a
time as an extension is possible.
2. Standard for City to assume Maintenance of a section of Pathway: The pathway must
connect from one major arterial to another, and either an easement or ownership deed
must be granted before the city will assume the maintenance of any section of pathway.
3. Minimum acreage standard for City Park: The City is willing to develop and maintain
Community Parks, Urban Parks, and Neighborhood Parks. Neighborhood Parks will be
AZ-Oó-OI6. PP'Oó-O23. CUP-O5-024
SilV<T OakS.AZ.PP.CUP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16,2005
Page 22
reviewed on a case-by-case basis. The City may choose to maintain neighborhood parks
at an acreage of seven acres or larger. It will be the responsibility of private homeowner
groups or associations to develop and maintain the smaller mini parks and some
Neighborhood Parks in their subdivision that the City does not maintain. Construction
fill and grading must be approved by the Meridian Parks Director.
4. Standard for Mitigation of trees: The standard established in the City of Meridian
Landscape Ordinance (MCC 12-13-13-6) will be followed.
5. Standard Plan for Protection of Existing Trees during Construction: The standard
established in the City of Meridian Landscape Ordinance (MCC 12-13-13) will be
followed.
MERIDIAN POLICE DEPARTMENT
1. The proposed development and/or plat do not offer natural surveillance opportunities of
the public areas. Prior to the next public hearing, the applicant shall meet with the Police
Chief and/or Planning Staff to discuss features that increase visibility, including but not
limited to: doors and windows that look out on the public areas, front porches, and
adequate nighttime lighting. The site plan and/or landscaping plan shall be revised in
accord with those discussions.
2. To increase emergency access to the site, the applicant shall provide a stub street to the
property to the (west! north). Prior to the next public hearing, the applicant shall submit a
revised plat/site plan to reflect this requirement.
3. The proposed multi-family development shall limit landscaping shrubs and bushes to
species that do not exceed three feet in height.
4. Any interior fencing shall allow visibility from the street or shall not exceed four feet in
height if solid fencing is used.
5. The pedestrian access to the proposed clubhouse/community entrance is not well-defined.
The applicant shall submit a revised landscape plan that uses walkway paving materials
and landscaping to alert motorists to the pedestrian traffic.
6. The proposed landscaping creates a hiding spot near building units 21 and 22. The
applicant shall submit a revised landscaping plan that affords greater visibility of the area
from public areas such as a street or parking lot.
CENTRAL DISTRICT HEAL Tn DEPARTMENT
1. Run-off is not to create a mosquito breeding problem.
2. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface
to prevent impact to groundwater and surface water quality.
AZ-O5-016, PP-O5.023, CUP.O5.024
Silver Oak>.AZ.PP.CUP.doc
ACHD
2.
3.
4.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16,2005
Page 23
3. The Engineers and architects involved with the design ofthe subject project shall obtain
current best management practices for stormwater disposal and design a storrnwater
management system that prevents groundwater and surface water degradation.
SANITARY SERVICES
1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and
submit stamped (approved) plans with your certificate of zoning compliance application.
ADA COUNTY HIGHWAY DISTRICT
A.
Note to the City of Meridian
1. ACHD would prefer that the proposed north-south public street not extend
beyond the first proposed driveway. The site is a network of private roads and
driveways, and there does not appear to be a need for a public street beyond that
point. If the City of Meridian requires the public roadway to extend to the north
property line, as shown on the plans, ACHD will accept that condition.
2. The applicant is not proposing to develop this property with a public street
network. If the City does not allow private streets and driveways, the roadways
may be public, provided that are designed and constructed to ACHD roadway
standards. If the City requires a public street network, then the applicant should
construct a stub street to the Kennedy Lateral and should road trust for one-half
the cost of a bridge to cross the lateral.
Site Specific Conditions of Approval
1.
Dedicate 48-feet of right-of-way from the centerline of Franklin Road abutting the parcel
by means of a warranty deed. The right-of-way purchase and sale agreement and deed
must be completed and signed by the applicant prior to scheduling the final plat for
signature by the ACHD Commission or prior to issuance of a building permit (or other
required permits), whichever occurs first. Allow up to 30 business days to process the
right-of-way dedication after receipt of all requested material. The owner will be paid the
fair market value of the right-of-way dedicated which is an addition to existing ACHD
right-of-way.
Provide the District with a road trust deposit for the construction of ISO-linear feet of
concrete sidewalk ($20.00 per linear foot) and one half of the cost of the pedestrian
croSSIng.
Construct a public street that intersects Franklin Road at the east property line, as
proposed.
Construct the public street located at the east property line as one half of a 40-foot street
section with 24-feet of pavement with vertical curb, gutter and a 5-foot attached concrete
sidewalk on the west side of the roadway and a 3-foot gravel shoulder and an adequately
sized drainage swale on the east side of the roadway.
AZ-O5-016. PP-O5-023. CUP-O5-024
Silver Oaks.AZ.PP.cUP.doc
4.
5.
6.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16,2005
Page 24
5.
Construct a 30-foot wide curb return type driveway that intersects the public roadway
approximately 425-feet north of Franklin Road. Pave the driveway its full width and at
least 30-feet into the site beyond the edge of pavement of the roadway and install
pavement tapers with 15-foot radii abutting the existing roadway edge.
6.
Construct a turnaround at the terminus of the public roadway. Construct the turnaround
at the terminus ofthe public roadway to provide a minimum turning radius of 55-feet.
7.
Construct a center turn lane at the intersection ofthe public roadway and Franklin Road.
Construct the center turn lane to provide a minimum of 100-feet of storage with shadow
tapers for both the approach and departure directions. Coordinate the design ofthe turn
lane with District staff.
8.
Construct a westbound right-hand turn lane at the intersection of the public roadway and
Franklin Road. Coordinate the design of the taper with District staff.
9.
Other than the pubic road that has specifically been approved with this application, direct
lot access to Franklin Road is prohibited. A note will be required on the final plat stating
the access restrictions to Franklin Road.
10.
Comply with all Standard Conditions of Approval.
ACHD
Standard Conditions of Approval
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2.
All utility relocation costs associated with improving street frontages abutting the site
shall be borne by the developer.
3.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction ofthe proposed development. Contact Construction Services at
387-6280 (with file number) for details.
Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
All design and construction shall be in accordance with the Ada County Highway District
Policy Manual, ISPWC Standards and approved supplements, Construction Services
procedures and all applicable ACHD Ordinances unless specifically waived herein. An
engineer registered in the State of Idaho shall prepare and certifY all improvement plans.
The applicant shall submit revised plans for staff approval, prior to issuance of building
permit (or other required permits), which incorporates any required design changes.
AZ-O5-016. PP-O5-Q23, CUP-O5-Q24
Silver Oaks.AZ.PP.CU1'.doc
11.
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: June 16,2005
Page 25
7.
Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for
occupancy.
8.
Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #200, also known as Ada County Highway District Road
Impact Fee Ordinance.
9.
It is the responsibility of the applicant to verify all existing utilities within the right-of-
way. The applicant at no cost to ACHD shall repair existing utilities damaged by the
applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least
two full business days prior to breaking ground within ACHD right-of-way. The
applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD
conduits (spare or filled) are compromised during any phase of construction.
10.
No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the applicant or the applicant's authorized representative and an
authorized representative of the Ada County Highway District. The burden shall be upon
the applicant to obtain written confirmation of any change from the Ada County Highway
District.
Any change by the applicant in the planned use of the property which is the subject of
this application, shall require the applicant to comply with all rules, regulations,
ordinances, plans, or other regulatory and legal restrictions in force at the time the
applicant or its successors in interest advises the Highway District of its intent to change
the planned use of the subject property unless a waiver/variance of said requirements or
other legal relief is granted pursuant to the law in effect at the time the change in use is
sought.
RECOMMENDATION
Staff recommends approval ofthe submitted annexation/zoning (AZ-O5-016), preliminary plat
(PP-05-023), and conditional use permit (CUP-05-024) applications, with the conditions listed
herein.
AZ-O5-016, PP-OS-O23, cUP-OS-O24
SHVef O.J<:s.AZ.PP.CUP.doc
Meridian Planning & Zoning
May 19. 2006
Page 66 of 67
Moe: Okay. I could probably do this. Let's see. Mr. Chairman, I move that we forward
on to City Council approval of PP 05-018, with all staff comments for the hearing date of
May 19th, 2005, received by the city clerk's office May 13th, 2005, with one change --
thank you. Under the preliminary plat general requirements, item number four -- under
number four where it notes high-pressure sodium, I'd like to change that to read metal
halide streetlights at a wattage as approve previously in the subdivision.
Rohm: Second.
Zaremba: There is a motion and a second. All in favor say aye. Anyopposed? Motion
carries.
MOTION CARRIED: ALL AYES.
Moe: Mr. Chairman?
Zaremba: Commissioner Moe.
Moe: I move we forward to City Council approval of CUP 05-023, to include all staff
comments of the hearing date May 19th, 2005, received by the city clerk's office May
13th, 2005.
Rohm: Second.
Zaremba: We have a motion and a second. All in favor say aye. Anyopposed? That
motion carries.
MOTION CARRIED: ALL AYES.
Item 14:
Public Hearing: AZ 05..016 Request for Annexation and Zoning of 28.65
acres from RUT to R-15 and L-O zones for Silver Oaks Subdivision by
Charter Builders, Inc. - north of West Franklin Road and west of North
Ten Mile Road:
Item 15:
Public Hearing: CUP 05..024 Request for a Conditional Use Permit for a
Planned Development for multi-family I clubhouse I office I daycare
development with no minimum street frontage and multiple buildings on a
single lot on 28.65 acres in proposed R-15 and L-O zones for Silver Oaks
Subdivision by Charter Builders, Inc. - north of West Franklin Road and
west of North Ten Mile Road:
Zaremba: Thank you. Thank you. Next we will open the Public Hearing for AZ 05-016
and CUP 05-024. Both of these relate to Silver Oaks Subdivision and we have a
request to continue these immediately to June 16th, '05, for both the ACHD action and
the staff report. Is there a motion to that effect?
Meridian Planning & Zoning
May 19. 2005
Page 57 of 67
Borup: So moved.
Rohm: Second.
Zaremba: We have a motion and a second to continue Items 14 and 15 to June 16th,
'05. All in favor say aye. Anyopposed? That motion carries.
MOTION CARRIED: ALL AYES.
Item 16:
Public Hearing: CUP 05-025 Request to modify the previously approved
Conditional Use Permit / Planned Development to include changes to
building elevations, parking area and amenities for Troy Place
Subdivision by Pinnacle Engineers, Inc. - 1236 East 2 % Street:
Zaremba: I'd like open the Public Hearing for Item 16, that's CUP 05-025, request to
modify the previously approved Conditional Use Permit and planned development, to
include changes to building elevations, parking area, and amenities for Troy Place
Subdivision by Pinnacle Engineers, Inc., 1236 East 2 1/2 Street and we will begin with
the staff report, please.
Hood: Thank you, Mr. Chairman, Members of the Commission. As you know, this a
modification to a previously approved Conditional Use Permit located on the east side of
2 1/2 Street, just across the street from the gymnasium and the parking that we talked
about earlier. This was approved in early 2004 and has come under separate
ownership and they have made the changes you just mentioned in your summary to the
structures, the parking, and slightly to the amenities. I will touch on those here in just a
second. There is an aerial view. To the north is single family. To the east is some
multi-family units. To the south is the salon that was talked about on the 2 1/2 Street
frontage. And there are single-family homes on the southeast of the subject property
and, again, duplexes and Cole Valley Christian across 2 1/2 Street. This is the subject
site plan. The pad sites are approximately the same as the previous project, which is
shown here, in the same general location. The parking layout has significantly
changed. They have added, in addition to the tandem parking stalls that are proposed,
so each unit has a garage stall and another spot behind that for another car. In addition
to that they have three visitor parking stalls located in this general location. The on-
street parking in this area was discussed with the previous application, so they are
showing some visitor parking, in addition to the existing triplexes approved in 2003 by
the city, this home was converted into a triplex in 2003. They do have six parking stalls
for that triplex and two per unit there as well. As I mentioned, in addition to the parking
change, the elevations, which I breezed through briefly, are -- I'm going to jump back to
those just real quick and try to explain the units. how they layout. The two inside units
have livable space on the ground floor and second floors, with the outside units taking
access through the stairwells to livable space on the second and third floors above. I
believe that's how it works, from what I can tell from the floor plan, anyway. It's a little
different. Here is the rear of the building, which is, actually, if you go back to the site
plan, this would be the front. The buildings face each other, so the rear of the building,
...ø:'~it,
~'-
tJo~ut1é ~u-
John S. Franden, President
Sherry R. Huber, 1st Vice President
David Bivens, 2nd Vice President
Carol A, McKee, Commissioner
Rebecca W. Arnold, Commissioner
June 9, 2005
RECEIVED
JUN 1 3 2005
CITY OF MERIDIAN
Dave McKinnon CITY CLERK OFFICF
405 South 8th Street Suite 290
Boise Idaho 83702
p~ z rYbIJ - (p -It:,
I-fv11 1705.
~. ~ ~ 7-
To:
Subject:
Silver Oaks Subdivision
North Side of Franklin Road Between Ten Mile Road and Black Cat Road
Mixed Use Subdivision
On June 8, 2005. the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements. which are required.
If you have any questions, please feel free to contact me at 208-387-6177.
Andrea N. Tuning
Planner III
Right-of-way & Development Services, Planning Divis
CC:
Project file, Construction Services, Utilities
City of Meridian
Ten Mile Development LLC
1409 East 1 st Street
Meridian Idaho 83642
Ada County Highway Disbict. 3775 Adams Street. Garden City, ID . 83714 . PH 208-387-6100 . FX 345-7650. www.achd.ada.id.us
-'" ~ Right-of-Way & Development Services
"ø: ~ - Planning Review Division
tk---vtru/,o;((, ~"'
This application requires Commission action due to the size of the development. This item is scheduled to
be on the consent agenda on June 8, 2005 at 6:30 pm. Tech Review for this item was held with the applicant
on Friday May 27, 2005. Please refer to the attachment for request for reconsideration guidelines. Staff
contact: Andrea N. Tuning, 208-387-6177-phone, 208-387-6393-fax, atuninQ@achd.ada.id.us
File Numbers:
Silver Oaks Subdivision I MCUP-OS-O24 I MAZ-OS-O6
Site address:
North side of Franklin Road West of Ten Mile Road
OWnerl Applicant:
Ten Mile Development
1409 East 1 st Street
Meridian Idaho 83642
Representative:
Dave McKinnon
405 South 8th Street Suite 290
Boise Idaho 83702
Application Information:
The applicant has submitted an application to the City of Meridian requesting annexation, rezone and
conditional use approval to construct 77 -four-plexes, 4-offices and a childcare facility on 28.65 acres. The
site is currently zoned RUT and is proposed to be rezoned to R-15 and L-O. The site is located on the north
side of Franklin Road West of Ten Mile Road.
Acreage: 28.65-acres
Current Zoning: RUT
Proposed Zoning: R-15 and L-O
Vicinity Map
~~~:~ ~r-r ¡)¡i
i~ . "\., ---_OJ ..,.""'-~;~*~;~¡' .., I
, -~-¡-:-""~~J~
'ï-..'-'
1
4.
5.
2
A.
Findings of Fact
1.
Trip Generation: This development is estimated to generate 2,490 additional vehicle trips per day (0
existing) based on the submitted traffic impact study.
2.
Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time. '
3.
Traffic Impact Study: A traffic impact study was submitted with this application. The traffic impact
study was compiled by Dobie Engineering. The summary is as follows:
. The proposed subdivision is a 30-acre mixed-use development with 350 multi-family units on
27 -acres and an office complex on 3-acres and is anticipated to generate 2,490 vehicle trips
per day. The project is expected to be fully developed by 2010.
. Franklin Road is classified as a minor arterial and consists of 2-traffic lanes and 4-foot gravel
shoulders. The posted speed limit is 50-MPH.
. Ten Mile Road is classified as a minor arterial and consists of 2-traffic lanes and 4-foot gravel
shoulders. The posted speed limit is 35- MPH.
. The Ten Mile Road/Franklin Road intersection is an all-way stop controlled intersection with
single-lane approaches in all quadrants.
. Ten Mile Road is included in the District's Five Year Work Program to be widened from 2-
lanes to 5-lanes between Franklin Road and Pine Avenue. The project includes the
signalization of the Franklin RoadfTen Mile Road intersection to 5-lanes on all legs.
Construction is planned for fiscal year 2007.
. Vehicles utilizing the public roadway located at the east property line will experience moderate
delay. A separate left-hand turn lane should be constructed to alleviate some of the time
delay.
. Both a left-hand turn land and a right-hand turn lane will be needed at the proposed site
access to Franklin Road to accommodate the projected turning traffic. The recommended
deceleration lane improvements include a 12-foot wide by 1 DO-foot long deceleration lane with
a 600-foot taper. The gravel shoulder width could be reduced to 4-feet in this segment.
Staff Comments in Regard to the Submitted Traffic Impact Study:
. Franklin Road (from Ten Mile Road to Black Cat Road) is included in the District's Five Year
Work Program to be reconstructed to a 5-lane roadway with vertical curb. gutter and sidewalk
within a total of 96-feet of right-of-way. This project is in preliminary development and is not
anticipated to be reconstructed prior to 2010. Although this project is scheduled in the
District's FYWP, it is not included in the District's Capital Improvements Plan.
. The site does meet the warrants for the construction for a center turn lane and a right turn
lane at the intersection of Franklin Road and the proposed public road.
. The public road that intersects Franklin Road is anticipated to carry traffic from this
development as well as a future church. Due to the surrounding uses, the applicant will be
constructing a commercial street. A commercial street allows for the construction of 3-traffic
lanes with vertical curb, gutter and sidewalk. This street section will accommodate for the left-
turn lane that has been recommended by the traffic impact study.
Site Information: The site is currently vacant.
Description of Adjacent Surrounding Area:
a. North: Union Pacific Rail Road
b. South: 19.064-acres and BO.O-acres zoned RUT
c. East: 15.937-acres zoned C-2
d. West: 20.8-acres zoned RUT
6.
7.
8.
Impacted Roadways
Franklin Road:
Frontage:
Functional Street Classification:
Traffic count:
150-feet
Minor arterial
East of Black Cat Road was 7,097 on 4-24-02
East of Ten Mile Road was 8,591 on 4-3-02
Level of Service: Better than C
Speed limit: 45 MPH
An acceptable Level of Service for this segment of roadway is a Level of Service 0 based on
COMPASS Planning Thresholds.
Roadway Improvements Adjacent To and Near the Site
Franklin Road is improved with 2-traffic lanes with no curb, gutter or sidewalk abutting the site.
Existing Right.of.Way
Franklin Road has a total of 55-feet of right-of-way (30-feet from centerline).
9.
Existing Access to the Site
This site does not have a delineated access to the public transportation system.
10.
Site History
The District has not previously reviewed a development application on this site.
11.
Capital Improvements Plan/Five Year Work Program
Franklin Road (from Ten Mile Road to Black Cat Road) is included in the District's Five Year Work
Program to be reconstructed to a 5-lane roadway with vertical curb, gutter and sidewalk within a total
of 96-feet of right-of-way. Although this project is scheduled in the District's FYWP, it is not included
in the District's Capital Improvements Plan.
B.
Findings for Consideration
1.
Right.of.Way - Franklin Road
District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the construction of a 5-lane roadway with curb, gutter, 5-foat concrete detached sidewalks
and bike lanes.
. The applicant should dedicate 48-feet of right-of-way from the centerline of Franklin Road.
The District can purchase this right-of-way utilizing corridor preservation funds.
2.
Sidewalk
District policy requires 5-foot wide (minimum) concrete sidewalk on all arterial roadways (7204.6.5).
. The applicant is responsible for the construction of a 5-faat concrete sidewalk on Franklin
Road abutting the site. Due to the fact that this site abuts the Kennedy Lateral, the applicant
will be responsible for the construction of one-half of a pedestrian crossing. The applicant
should provide the District with a road trust deposit for the construction of 150-linear feet of
concrete sidewalk and one half of the cost of the pedestrian crossing.
3.
Roadway Offsets
District policy 7204.11.6 states that the optimum spacing for collector intersections along arterial
roadways is 1,700-feet to allow adequate signal spacing. The minimum spacing that is acceptable for
collector intersections along arterials is 1,300-feet.
3
. The applicant is proposing to construct a public street that intersects Franklin Road at the east
property line. This roadway location meets District policy and should be approved with this
application.
4.
Street Sections
District policy 7203.4.2 states "if a proposed development abuts an unpaved street or streets the
developer shall construct one-half of the full street improvements, including curb, gutter and concrete
sidewalk plus additional pavement widening beyond the centerline established for the street to
provide a minimum 24-feet wide paved surface. A 3-foot wide gravel shoulder and a drainage swale
sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. This
street section shall be constructed within a minimum 40-foot right-of-way."
. The applicant is proposing to construct one half of a 40-foot street section with 24-feet of
pavement with vertical curb. gutter and a 5-foot attached concrete sidewalk on the west side
of the roadway and a 3-foot gravel shoulder and an adequately sized drainage swale on the
east side of the roadway. This street section meets District policy and should be approved
with this application. Although this street section meets District policy, the applicant is not
proposing to construct a turnaround at the terminus of the public roadway.***see Finding for
Consideration #5.
5.
Turnarounds
District policy 7204.9.2 requires turnarounds to be constructed to provide a minimum turning radius of
55-feet.
. The applicant is not proposing to construct a turnaround at the terminus of the public roadway.
District policy requires that a turnaround be constructed at the terminus of all public roadways.
The applicant should construct the turnaround at the terminus of the public roadway to provide
a minimum turning radius of 55-feet.
6.
Driveways
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
30 to align or offset a minimum of 125-feet from any existing or proposed driveway.
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 36-feet. Most commercial driveways will be constructed as curb-cut type
facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for
driveways accessing collector and arterial roadways.
Graveled driveways abutting public streets create maintenance problems due to gravel being tracked
onto the roadway. In accordance with District policy. 7207.9.1, the applicant should be required to
pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the
roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge.
. The applicant is proposing to construct a 30-foot wide curb return type driveway that intersects
the public roadway approximately 425-feet north of Franklin Road. This driveway width and
location meets District policy and should be approved with this application.
7.
Turn Lanes
District policy 3004.1. 72-F8, AASHTO guidelines and the MUTCD guidelines require the turn lane to
be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach
and departure directions. Coordinate the design of the turn lane with District staff.
District policy 3004.1 and AASHTO Guidelines require tapers to be constructed on a varying basis
contingent upon the posted speed limit. Coordinate the design of the taper with District staff.
4
8.
C.
2.
3.
4.
5.
6.
5
.
Based on the submitted traffic impact study, the site will require the construction of a center
turn lane at the intersection of the public roadway and Franklin Road. The applicant should
construct the center turn lane to provide a minimum ot 1 DO-feet of storage with shadow tapers
tor both the approach and departure directions. Coordinate the design of the turn lane with
District staff.
Based on the submitted traffic impact study, the site will require the construction of a
westbound right-hand turn lane at the intersection ot the public roadway and Franklin Road.
Coordinate the design of the taper with District staff.
.
Other Access
Franklin Road is classified as an arterial roadway. Other than the pubic road that has specifically
been approved with this application, direct lot access to Franklin Road is prohibited. A note will be
required on the final plat stating the access restrictions to Franklin Road.
Note to the City of Meridian
1. ACHD would prefer that the proposed north-south public street not extend beyond the first
proposed driveway. The site is a network ot private roads and driveways, and there does not
appear to be a need tor a public street beyond that point. If the City of Meridian requires the
public roadway to extend to the north property line, as shown on the plans, ACHD will accept
that condition.
2. The applicant is not proposing to develop this property with a public street network. If the City
does not allow private streets and driveways, the roadways may be public, provided that are
designed and constructed to ACHD roadway standards. If the City requires a public street
network, then the applicant should construct a stub street to the Kennedy Lateral and should
road trust tor one-half the cost ot a bridge to cross the lateral.
D.
Site Specific Conditions of Approval
1.
Dedicate 48-feet of right-at-way from the centerline of Franklin Road abutting the parcel by means of
a warranty deed. The right-ot-way purchase and sale agreement and deed must be completed and
signed by the applicant prior to scheduling the final plat tor signature by the ACHD Commission or
prior to issuance at a building permit (or other required permits), whichever occurs first. Allow up to
30 business days to process the right-ot-way dedication after receipt ot all requested material. The
owner will be paid the fair market value at the right-of-way dedicated which is an addition to existing
ACHD right-at-way.
Provide the District with a road trust deposit for the construction of 150-linear feet of concrete
sidewalk ($20.00 per linear foot) and one half of the cost ot the pedestrian crossing.
Construct a public street that intersects Franklin Road at the east property line, as proposed.
Construct the public street located at the east property line as one half of a 40-foot street section with
24-teet of pavement with vertical curb, gutter and a 5-toot attached concrete sidewalk on the west
side of the roadway and a 3-toot gravel shoulder and an adequately sized drainage swale on the east
side of the roadway.
Construct a 3D-foot wide curb return type driveway that intersects the public roadway approximately
425-teet north of Franklin Road. Pave the driveway its full width and at least 3D-teet into the site
beyond the edge of pavement of the roadway and install pavement tapers with 15-toot radii abutting
the existing roadway edge.
Construct a turnaround at the terminus of the public roadway. Construct the turnaround at the
terminus ot the public roadway to provide a minimum turning radius of 55-feet.
7.
8.
9.
2.
3.
4.
5.
6.
7.
8.
9.
6
Construct a center turn lane at the intersection of the public roadway and Franklin Road. Construct
the center turn lane to provide a minimum of 100-feet of storage with shadow tapers for both the
approach and departure directions. Coordinate the design of the turn lane with District staff.
Construct a westbound right-hand turn lane at the intersection of the public roadway and Franklin
Road. Coordinate the design of the taper with District staff.
Other than the pubic road that has specifically been approved with this application, direct lot access
to Franklin Road is prohibited. A note will be required on the final plat stating the access restrictions
to Franklin Road.
10.
Comply with all Standard Conditions of Approval.
D.
Standard Conditions of Approval
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans. '
The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
10.
No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11.
Any change by the applicant in the planned use of the property which is the subject of this
application, shail require the applicant to comply with all rules, regulations, ordinances, pians, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E.
Conclusions of Law
1.
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2.
ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1.
2.
3.
Vicinity Map
Site Plan
Request for Reconsideration Guidelines
7
I L......l-....
D
L
------/
8
orne!
FRANKLIN ROAD
9
Request for Reconsideration of Commission Action
1.
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
10
II
Development Process Checklist
II
0Submit a development application to a City or to the County
0The City or the County will transmit the development application to ACHD
0The ACHD Planning Review Division will receive the development application to review
0The Planning Review Division will do one of the following:
DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
DSend a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of
a previous development application and that the site specific requirements from the previous development also appl:
to this development application.
DWrite a Staff Level report analyzing the impacts of the development on the transportation system and evaluating thE
proposal for its conformance to District Policy.
DWrite a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
DThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
DFor ALL development applications, including those receiving a "No Review" or "Comply With" letter:
. The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Develapment RevieIA
Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD,
then architectural plans may be submitted for purposes of impact fee calculation.)
. The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, includin~
but not limited to, driveway approaches, street improvements and utility cuts.
DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
0 Driveway or Property Approach(s)
. Submit a MDriveway Approach Requesf form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
0 Working in the ACHD Right-of-Way
. Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to
ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
0 Sediment & Erosion Submittal
. At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division.
0 Idaho Power Company
. Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled.
0 Final Approval from Development Services
. ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
11
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE June 16,2005 ITEM # 5
PROJECT NUMBER AZ 05-016
PROJECT NAME Silver Oaks Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
" ,
Al 05-016
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Charter Builders, Inc.
May 19, 2005
ITEM NO.
14
REQUEST Public Hearing: Annexation and Zoning of 28.65 acres from RUT to R-15 & L-O
zones for Silver Oaks Subdivision - north of West Franklin Road & west of North Ten Mile
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
u
~~~
t\<t= ~ r-
\.: X\~ Â)~
'Vf\\)
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See attached Comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
See affidavit of Posting
OTHER:
Contacted:
Emailed:
Date:
Staff Initials:
Phone:
Materials presented at public meetings shall become property of the City of Meridian.
"'"'
Rezone #
Conditional Use #
,,1 Z OJ _C)/b
(!u/J t9S- -0;;.1
Preliminary / Final/Short Plat ~
<)I¿¡J~ tJA-/:S J'cL(30////S/tJ
œ CENTIA' CENTRAL 0 I STR I CT HEALTH 0 E PARTM E NT
~BtðL!~ Environmental Health Division
RECEIVED
A PR--Z-1-2OO5
Return to:
0 Boise
0 Eagle
~Q;3arden City
~eridian
0 Kuna
OACZ
0 Star
cay uf MeridiaR
City Clerk Office
0 1. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this ProposaL
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
05.
'7
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
~ 8. After wri~e approval from appropriate entities are submitted, we can approve this proposal for:
F ntral sewage g community sewage system 0 community water well
interim sewage ~entral water
0 individual sewage 0 individual water
~. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division~f nvironmental Quality:
entral sewage ~ommunity sewage system 0 community water
sewage dry lines rentral water
Run-off is not to create a mosquito breeding problem.
,Ø-10.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
0 13. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
~ 4. Please see attached stormwater management recommendations
015.
0 child care center
Date~r~ð It-
Reviewed By: '()"t ¡It:
\ 15726.001EHO904
Review Sheet
O¡" o CENTRAL
[ -8[ðìI~
MAIN OFFICE. 707 N. ARMSTRONG PL. . BOISE, 10 8370H825 . (208) 375~S211 . FAX 327-8500
To prevent and treat disease and disability; to promote healthy lifestyles; and to protect and promote the health and quality of our environment.
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water be pre-treated 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 proj ect should
obtain current best management 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 Department of Environmental Quality, July
1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Ada I Boise County Office
707 N. Armstrong PI.
Boise, 10 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
Elmore County Office
520 E. 8th SI. North
Mountain Home, 10 83647
Enviro. Health: 587-9225
Family Health: 587-4407
WIC: 587-4409
FAX: 587-3521
Valley County Office
703N.1st$1.
P.O. Box 1448
McCall, ID 83638
Ph. 634-7194
FAX: 634-2174
lAnd. 12 m 0'"'
May. 9. 2005 ¡2:43PM
No.2017
p. 2
Tara Green, Deputy City Clerk
33 E Idaho
Meridian, ID 83642
Dear T ara~
The property has been posted for the applications pertaining to the Silver Oaks
Development. Attached is a copy of a photo showing the posting or the property" The
property was posted more than ten (10) days prior to the noticed public hearing"
Please feellree to call me if you have any questions (353-2515).
m;NL c ~
Dave McKinnon
State ofIdaho )
~ J S.,S"
County of tla:¡J.,..-)
O? this q~ay of.__..~2kl..l' ") ,in the year of20Ö~before me t' J/
-L)/dill'i¿ "':-- J6ssi$._--, a nó~ic, personally appeared 11tl.//e IN --!J./fIYWr--
personally known to me to be the person whose name is subscribed to within the
instrument, and acknowledged to me that he executed the same.
""""""""
. ,..", ~E Jo.r. """
,," .... 't-~ """'-. ..rId'" ~..
,:; ^... .' - ~
.v"-- '.."
! f ~o'f^/(.. \ \
.. . '*-
: .. _.- i :
-*- c...
'; '\ ÞUB\..\ 1 =
-:... ..0 ,..
.. .ft -. .,~ -:'
... ",-. .. "
~ P.1 -....." ",,~
"""" 'l'J! 012 \'0"",
",.".......".,
. j~~uk-k-
Notary Public ..
My Commission Expires on ---..!/!j¡j¿
MAY 09 '05 13:03
PAGE. 02
.2005;IH,]3.:.~;'~:I:~:¡:::.' .
..
p.
3
MAY 03 '05 13:04
PAGE. 03
May. 9, 2005 12:42PM
No,2017
p. 1
Plo~ctMonogemenl! Site Development! feasibility Analysis
--..........
; ....,.....,.........,...
.."
_...
,.,. .n... .......
Facsimile Transmittal
To: Will Berg Fax: 208-888-4218
Company: Meridian, City of Date: 5/9/2005
From: Dave McKinnon Pages:
Re:
0 Urgent I:8J For Review 0 Please CommentIReply D Original LO Follow by Mail
. . . . . . . . . . . . . . . . . . . . . . . .
Notes/Comments:
WilVTara.
Property posting affidavit for Silver Oaks, thanks,
Dave
CONFIDENTIAL
...................-..
If this fax has been received in error, please notify lIS at (2081 336-5355 and destroy your copy.
Conger Management Group
405 South 8th Street, Suite 290, Boise, Idaho 83702
Phone (208) 336--5355 Fax (208) 336-2282
MAY 09 '05 13:03
PAGE. 01
CITY OF MERIDIAN
PUBLIC HEARING
SIGN..UP SHEET
DATE --- ----~--May J 9 2005
ITEM #
14
.- ------"e_~Q_JECT NUMBER
AZ 05-016
PROJECT NAME
Silver Oaks Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL