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HomeMy WebLinkAboutStaff Comments MAYOR Talmny de WeeI'd " ~, ~'t: , t:' -thf. "'I Ñ~'." ~')..~" :~~ olfe;;d/:;;;~\J " {, I II " II )¡\HO ;/ \~ Þ \'1<, ,,{: ":i'::hi~7t1¡. '" ""I.-..¡--;// ~~.I m,.-'.";L;f\f- YJ.~,~~'~' ,,'we ~ '1(nr¡ CITY HALL (208) 888-4433 - Fax 887-4813 CITY COUNCIL MEMBERS Keith Bird Christine Dollllell ShaUll Wardle Charles M. Rountree PUBLIC WORKS BUILDING DEPARTMENT (208) 887-2211 - Fax 898-9551 LEGAL DEPARTMENT (208) 888-4433 - Fax 8874813 STAFF REPORT: P&Z Hearing Date: June 16,2005 Transmittal Date: May 18, 2005 To: Mayor, City Council and Planning & Zoning Commiss~_lT~ (~~ l~ IVI:~ 1) ¿ ~,.,."""","" ' Joseph Guenther, Associate City Planner ¿¡"??P -. JPL '~,i 2005 Michael Cole, Development Services Coordinator (Y\ C. Of Ujer~dld.1} -C13:,~:Ofil"::¿ Silver Oaks Subdivision From: Re: . Annexation and Zoning of 28.6 Acres from 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 Pennit Approval for a Planned Development consisting of77 multi-family structures on a single lot with a Private Clubhouse/Park 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 Pennit/Planned Development (CUP/PO) 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-O5-0\6- 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 Frontage 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) Oocal street) 5 feet per story (side) B ild' S tb k' R 15 Z U Ill~ e ac III - one: Front (Living Space) IS-feet Front (Face of Garage) 20-feet Side yard S-feet Rear l5-feet Rear, side entry garage 5-feet Interior Side* S-feet Street Side l5-feet * No additional setback per story NOTE: Front setbacks should be measured ftom 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 AZ-OS.O16, PP-OS-O23. CUP-OS-O24 Silver Oaks_ALPP_CUP,doc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: June 16,2005 Page 3 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. 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. Staff recommends 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 V2 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: Vacant/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 AZ-O5-016, PP-O5"O23, CUP-O5-024 Silver QaksAZ.PP.cUP_doc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: June 16, 2005 Page 4 terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment" The following is the list of standards found in 11-15-11 and analysis by staff: A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; In Chapter VII ofthe 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 hannonious 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 confonn 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. reducing 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, CUP-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" ITom 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 from any other agencies or departments regarding whether the proposed zone and subsequent development is hannonious with and in accordance with the Comprehensive Plan. B. Is the area included in the zoning amendment intended to be rezoned in the future; ConcUITent 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-O5-024). Staff does not anticipate that the applicant plans to rezone the subject property in the future if the accompanying CUPIPD 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 hannonious 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 cUITently being improved and Franklin Road (east of Ten-Mile Road) is currently scheduled within ACHD's Five Year Work Program or Capital 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 6 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. 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, culTently 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 detennine whether the proposed use will be disturbing or hazardous to the existing neighboring uses and future expected uses in this vicinity. G. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any of such services; 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 7 If this development is approved, it shall be subject to extending the sewer system. Other urban services, such as water, are near to this site and the applicant should be able to extend such services to the site. Water to serve this development is existing or currently under development with 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 AZ.O5-016. PP-O5-023, CUP-O5-024 Sitv,,", Oaks.AZ_PP,CUP_doc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: June 16,2005 Page 8 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 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 tenninate in an approved method by ACHD. The applicant shall also provide cross access to the A vest 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,lla17-1992)? In accordance with the findings listed above, staff finds that the annexation/zoning of this property, as proposed by the applicant, would be in the best interest of the City. ANEXA TION & ZONING COMMENTS 1. The annexation legal description submitted with the application (stamped by 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. AZ-O5-016, 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 9 3. A Development Agreement (DA) will be required as part of an annexation of this property. Prior to the annexation ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) (at the time of annexation ordinance adoption), and the developer. The applicant shall contact the City Attorney. Bill Nary. at 888-4433 to initiate this process. The DA shall incorporate the following: . That the applicant will be responsible for all costs associated with the sewer and water main line extension from the sewer main offsite to the property boundaries. 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 ITom 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 fmancial 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 ITom the public service providers (Le. police, fire, ACHD, etc.) to detennine this finding. (See AZ-OS.O16. PP-OS-O23. CUP.OS.O24 Silver Oaks,AZ_PP-CuP.do< Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: June 16,2005 Page 10 finding "G" under Annexation and Zoning Analysis above, and the Agency Comments and Conditions at the end of this report for more detail.) E. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff finds that there should not be any health, safety or environmental problems associated with this subdivision that should be brought to the Councilor Commission's attention; other than the 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: +fie applieant is Ret preposing to (;JanE/truet 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 via Silver Oak Drive and Silver Oaks Circle. 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. Right-of-way & 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 I and 2. 4. Unimproved Right-of-Way: Meridian City Code 12-13-1O~9 requires a 10~foot wide gravel shoulder abutting right-of-way where the unimproved portion of the right-of-way AZ-OS-OI6- PP-OS-O23. CUP-OS-O24 Silver Oaks.AZ_PP.CUP.doc 9. Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: June 16, 2005 Page 11 is greater than 13 feet (measured from the edge of pavement to the edge of sidewalk or property line), and road widening is not in the ACHD Five Year Work Program. The remainder of the unimproved right-of-way should be landscaped with lawn or other vegetative groundcover. Franklin Road abutting this site meets the wan-ants for the 10- foot wide gravel shoulder requirement listed above. Therefore, the applicant should be required to construct a lO-foot wide gravel shoulder on Franklin Road, with the remaining portion of the right-of-way being landscaped with lawn or other vegetative ground cover. 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 Irriaation: 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. 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 final plat (MCC 12-4-10.F.3). If permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building 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. AZ.O5-016, PP-O5-023. CUP-O5-024 Silver Oaks,AZ,PP-CUP_doc 3. Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: June 16,2005 Page 12 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 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 June 22, 2005 Mar 14, 2005, is approved, with the conditions listed herein. All comments/conditions of the accompanying Annexation/Zoning (AZ~05-0l6) and Conditional Use Pennit (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.O is approved as submitted with changes. The following should be included in a revised landscape plan: . Depict and construct a 10-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 groundcover. . Depict and construct a to-foot 20 foot wide landscape strip along the local public street (Silver Oaks Circle) collector street between Lots I and 2 with the remaining portion of the right-of-way being landscaped with lawn or other vegetative groundcover. . Depict and construct a 20-foot wide landscape strip along the public collector street (Silver Oaks Drive) between LotI and the property to the east 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 stonnwater detention facilities incorporated into the required open space are subject to Ordinance 12-13-14 and shall be fully vegetated with grass and trees, as depicted on the submitted landscape plan. . Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that are removed. Other than the changes listed above, the approved landscape plan is not to be altered without prior written approval of the Planning & Zoning Department. Revise the preliminary plat and site plan to indicate the means and location of the stonn AZ-O5-016- PP-O5-023. CUP-O5-024 Silver Oaks,AZ_PP,CUP,doc 7. 8. Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: June 16,2005 Page 13 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. Stonn water treatment and disposal shall be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Stonn 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 steam 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 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 lnigation 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 inigation 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 Nampa Meridian lITigation District. Ifpennanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of building pennits. 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. Maintenance of all common areas shall be the responsibility of the Silver Oaks Homeowners' Association. This proposed development is cun-ently 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 AZ-O5-016- PP-O5.023, CuP-O5-024 Silva- Oaks.AZ, PP-CuP_doc 3. 4. 5. 6. Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: June 16,2005 Page 14 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 fonns of easement for any mains that at are required to provide service. 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 confonn 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 standard fonns 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 REOUI~ENTS-~MINARY PLAT 1. All grading ofthe site shall be perfonned in confonnance with MCC 11-12-3H. 2. Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to MCC 12-13-10-8. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as noted in this report, shall be submitted for the subdivision with the final plat application. Coordinate fire hydrant placement with the City of Meridian Public Works Department. Two-hundred-fifty and one-hundred-watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be AZ-OS-OI6, PP"OS-O23. CUP-OS-O24 Silver OahAZ.PP.CUP_doc 13. 14. 15. 16. Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: June 16,2005 Page 15 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 ITom the Public Works Department prior commencing installations. 7. Any tree over 4" in caliper that is removed ITom the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be mitigated. 8. The applicant shall coordinate mailbox locations with the Meridian Post Office. 9. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape inigation. 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. 11. 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. 12. 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 IOO-year storm events, and for a period of time 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. AZ-OS.O16, PP-OS.O23, CUP-OS-O24 Silver Oaks.A2,PP.CUP,doc B. C. D. ,'~ Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: June 16,2005 Page 16 17. Staffs failure to cite specific ordinance provisions or tenus of the approved annexation/conditional use does not relieve the applicant of responsibility for compliance. 18. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4. CONDITIONAL USE ANALYSIS The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in tenus of the following and may approve a conditional use penuit if they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3): A. That the site is large enough to accommodate the proposed use and all yards, open spaces, parking, landscaping and other features as may be required by this ordinance; As part of the Planned Development (PD) the applicant is requesting relieffi-om 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 hannonious with and in accordance with the 2002 Comprehensive Plan and Future Land Use Map, which designates the site to be "High Density Residential". Furthennore, 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. That the design, construction, operation, and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area; Please see Annexation & Zoning Analysis "E" above. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity; AZ-O5-016, PP-O5-023. CUP-O5-024 Silv<l' Oaks.AZ.PP-CUP_doc H. I. Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: June 16,2005 Page 17 Staff recommends that the Commission and Council rely upon public testimony, staffs analysis, and other agency comments when detennining if the proposed uses will adversely affect other properties in the vicinity. E. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such services; Please see Annexation & Zoning Analysis "G" and "H" above, the Other Agency/Department Comments and Conditions at the end of this report, and any comments that may be submitted to the City Clerk regarding this project. F. That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; Please see Annexation & Zoning Analysis "H" above. G. That the proposed use will not involve activities or processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Please see Annexation and Zoning Analysis "I" above. That the proposed use will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Please see Annexation & Zoning Analysis "]" above. The Commission and Council should review any comments received from the ACHD provide for this project when detennining this finding. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. Please see Annexation & Zoning Analysis "K" above. SPECIAL CONSIDERA TIONS-CONDITIONAL US~ 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 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 18 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 tenninus 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. 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, staff believes 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 Unifonn Building Code. See Site Specific Condition #3 below. SITE SPECIFIC CONDITIONS-CONDITIONAL USE PERMIT 1. The site plan prepared by Insite Architects, dated June 22, 2005 Maroh 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 Pennit (CUP-05-024). AZ.O5.016, PP.O5-023, CUP-O5-024 Süvor Oaks_AZ,PP_CUP_doc 5. 6. Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: June 16, 2005 Page 19 2. The project shall confonn 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 Unifonn Building Code. 4. The applicant shan 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. Provide common open space that equals or exceeds ten percent of the gross land area for the multi-family portion of the development. Provide each multi-family dwelling unit with at least one hundred square feet of useable private open space. Other A2encv/Department Comments & Condlfu!!!! MERIDIAN FIRE DEPARTMENT 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 W' outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works spec. d. Locations with fire hydrants shall have the curb painted red 10' to each side ofthe hydrant location. e. Fire Hydrants shall be placed on corners when spacing pennits. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. g. Fire hydrants shall be place 18" above finish grade. h. Fire hydrants shall be provided to meet the requirements ofthe 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. AZ-O5.016. PP.O5-023. cUP-OS.O24 SilV<f Oaks.AZ.pp-CUP_doc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: June 16,2005 Page 20 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 D103.6 Signs. 7. For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane". 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 ~ the diagonal measurement of the full development. II. 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' trom the building to the dumpster enclosure. 17. Provide a Knoxbox entry system for the complex prior to occupancy. AZ-OS.O16, Pr-OS.O23. cUp.OS-O24 Silver Oaks,AZ.Pr.CUP.doc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: June 16,2005 Page 21 18. The first digit of the Apartment/Office Suite shall coITespond 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). 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) ftom a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fIre hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R~3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3 .1.1 or 903.3 .1.2, the distance requirement shall be 600 feet (183 m). 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 DI05. 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. Path\vay and Trail standlH'ds: The f)FoJlosed path\vay and/or trail shall meet the stafu:llH'ds as set forth in the August 2003 Col'flfJreheasive Parks and Recreation System Plan, JIgs. 3 2 Bfid 3 3, sections B & C. The path\vay sheuld cmlfleet thfough to Bellingham pade subàivisien. If Bellingham Park Subdivision fails to be approved the apJllieant shall proyide en street eonnection Érem Lot 16 Bloek 16 te the Tefl Mile Creek until sach a time as an extensien is possible. A2-05-016- PP-05-023, CUP-05-024 Silver Oaks.A2.PP.CUP.doc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: June 16,2005 Page 22 2, ~::::=d ~ :~ ~ ass"",. Meiftt""""o. of a .eetiOR of Pathway; ~ ~-::; =.:: ::::: = ~~ ::,~er artenal Ie naolftor, and ellfter an eaSOBien! 0 :;; mll;t be granted before the eity v;ill assume the maintenance of any s;;;io~ . 'a . 3. ~~, .«cage st;md..d f... City P"'¡c The City is wi!!ing. tc àe;:; ;:: ::-:. C_ty Parks, Urn"" Paffi" ...à N.¡gl¡borhoeà Parks. ÞI..gb.bor :~ ~;;';:;'d';:;;: :::~ ~ a ~ ~y ease ha"". The CIty may chao,. to mamtaIlI lIe h . : ~ ~~- acreage of SOVØH acres or lai"ger. It 'vVill 80 tfle respønsibility of privat~h~;o\~ ~~~ or asseeiatiollS Ie ¡j<Yrelep ...<1 maintaiB the smaller æHll parks an:.,:: Neighborhood Parks in their sabdivision that the City does not mai~~ain. Co;: u . fill aNd gradiNg must ee apprÐvød by the Meridian Parks Diroctor. 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, ffont 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 ffom 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 ffom public areas such as a street or parking lot. CENTRAL DISTRICT HEALTH DEPARTMENT AZ-O5-016. PP-O5.023. CUP-O5-024 Silv",' Oaks_AZ_PP_CUP,doc ACHD 1. 2. 3. Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: June 16,2005 Page 23 1. Run-off is not to create a mosquito breeding problem. 2. Stonnwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 3. The Engineers and architects involved with the design of the subject project shall obtain CUITent best management practices for stonnwater disposal and design a stonnwater 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. lEthe 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 Dedicate 48-feet of right-of-way from the centerline of Franklin Road abutting the parcel by means of a walTanty 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 pennit (or other required pennits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will 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 1 50-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. AZ-OS.OJ6, PP.OS.O23. CUP-OS.O24 Silver Oaks.AZ.PP.CUP.doc ACHD 2. 3. 4. 5. Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: June 16,2005 Page 24 4. 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. 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 IS-foot radii abutting the existing roadway edge. 6. Construct a turnaround at the tenninus of the public roadway. Construct the turnaround at the tenninus of the public roadway to provide a minimum turning radius of 55-feet. 7. 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. 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 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 AZ-05-016, 1'1'-05.023, CUP-05.024 Silv<1' Oaks,AZ,PP.CUP,doc 11. Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: June 16,2005 Page 25 procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of- way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No 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 of the submitted annexation/zoning (AZ-05-016), preliminary plat (PP-05-023), and conditional use permit (CUP-05-024) applications, with the conditions listed herein. AZ-O5-016, PP-O5-023, CUP.O5-024 Silvet' Oaks.AZ.PP.CUP.doc