HomeMy WebLinkAboutThe Enclave Sub PPPP 05-031
MERIDIAN PLANNING & ZONING MEETING July 21, 2005
APPLICANT The Enclave, LLC ITEM NO. 19
REQUEST Public Hearing - Preliminary Plat approval of 9 single-family residential building
lots and 1 common area lot on 2.74 acres in a proposed R-4 zone for The Enclave
Subdivision - 2620 South Locust Grove Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
COMMENTS
See attached staff report C,
No comment
See attached comments
See attached comments
Contacted: (fDate: Id Phone:�(� r7;2O1f1g
Emailed: 0 Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
MAYORLEGALDEPARTMENT
Tammy de Weerd (208) 888-4433 Fax 887-4813
CITY COUNCIL MEMBERS PUBLIC WORKS
c_t7'YaH�R .. C
Keith Bird ^ - - BUILDING DEPARTMENT
Christine Donnell = (208) 898-5500 Fax 898-9551
Shaun Wardle
Charles M. Rountree 1r PLANNING AND ZONING
IDAHO 1� DEPARTMENT
T (208) 884-5533 • Fax 888-6854
F• .
SINCt
1989
STAFF REPORT: P&Z Hearing Date: July 21, 2005
Transmittal Date: June 27, 2005
To: Mayor, City Council and Planning & Zoning Commission
IJECEIVE
From: Joseph R. Guenther, Associate City Planner A-
If
Cole, Development Services Coordinator M G JUL 1 5 2005
Re: Enclave Subdivision CITY OF MERIDIAN
CITY' r,,L RK 0""r___IC:E
• Annexation and Zoning of 2.74 Acres from RUT (Ada County) to R-4
(Medium-Low Density Residential) by The Enclave LLC. (File No. AZ-05-
031)
• Preliminary Plat Approval of Nine (9) Single-family residential lots and One
(1) Other/Common Lots on 2.74 Acres in a Proposed R-4 Zone by The
Enclave LLC (File No. PP -05--031)
We have reviewed the above referenced submittals and offer the following comments and
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The applicant, The Enclave, LLC, has applied for Annexation and Zoning (AZ) and Preliminary
Plat (PP) approval of 9 single-family residential lots and 1 other and/or common lot on 2.74
acres. The site is located on the east side of Locust Grove Road, approximately one-half mile
north of Victory Road. This site is currently Ada County single family residential and has not
been previously platted.
As noted above, the applicant is proposing to subdivide the subject site into nine single family
residential lots. Each lot contains a minimum 8,000 square -feet for single-family residential
detached dwellings (MCC 11-9-1). The 9 proposed building lots range in size from 8,138 square
feet up to 10,386 square feet. All housing types are proposed as single-family residential. The
applicant is proposing to develop this site in one phase.
AZ-05-030/PP-05-030
Windwatker Subdivision
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 2
The applicant has requested all of the property be zoned R-4 (Medium -Low Density Residential).
The applicant has indicated a gross density of the proposed subdivision at 3.28 gross dwelling
units per acre. This presented density is in accord with the proposed R-4 zoning district. The
survey submitted for the site area by Briggs Engineering is listed as 2.74 acres. The applicant
is not requesting any modifications to the dimensional standards of the .requested R-4 zone
(e.g. - building setbacks, lot size, frontage, etc.).
The subject property is within the Urban Service Planning Area. The subject applications (AZ
and PP) were submitted concurrently to the Planning & Zoning Department for review. Staff
has provided a detailed analysis and recommended conditions of approval for the
requested annexation and zoning and preliminary plat applications below.
LOCATION
The property is located on the east side of Locust Grove Road 2620 S. Locust Grove Road, in
Section 20, Township 3 North, Range I East.
SURROUNDING PROPERTIES
North: Single-family homes, zoned R-4 Almitos Park Subdivision No
South: Single-family homes, zoned R-4 Inglenook Subdivision
West: Single-family homes, zoned R-4 Salmon Rapids Subdivision
East: Single-family homes, zoned R-4 Tarawood Subdivision, Eight Mile Creek
Recent developments to the south of this site include an R-8 Subdivision on Victory and Locust
Grove Road (Sageland Subdivision) and other R-8 developments include Rose Creek
Subdivision and Sicily Subdivision Southwest of Victory and Locust Grove Road. The proposed
R-4 subdivision may set the standard for infill development south of I-84.
OWNERS OF RECORD
The property owner of record is Jason and Jacquelyn Thacker, 2620 S. Locust Grove Road has
signed an affidavit of legal interest for The Enclave LLC to submit the applications requesting
annexation and preliminary plat approval.
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
A. Will the new zoning be harmonious with and in accordance with the Comprehensive
Plan and, if not, has there been an application for a Comprehensive Plan
amendment;
AZ-05-030/PP-05-030 Windwa1kcr.AZ,PP.D0C
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 3
In Chapter VTI of the Comprehensive Plan, `Medium density' is defined as areas
including single-family homes at densities of three to eight dwelling units per acre with
the allowances of smaller lots for residential purposes. The applicant is requesting that
all the subject site be zoned R-4 (Medium -Low Density Residential). The R-4 district
allows for a maximum of four (4) dwelling units per acre (MCC11-7-2.8). The proposed
.residential density for this site is 3.28 gross dwelling units per acre as calculated by the
applicant, or 9 units per 2.74 acres.
Staff finds that the proposed zoning designation R-4 is harmonious with and in
accordance with the 2002 Comprehensive Plan and Future Land Use MaD. which
desi nates the land to be Medium Density Residential. There is a minimum target density
of three dwelling units per acre in the Comprehensive Plan; the proposed gross density of
The Enclave Subdivision is 3.28 dwelling units per acre which is slightly lower than
surrounding developments but not outside the acceptable tolerance for infill development.
Inglenook 3.35 du/acre — Sageland 3.85 du/acre —Chesterfield 4.63du/acre.
The following Comprehensive Plan policies support this proposal:
• Require that development projects have planned for the provision of all public
services (Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services
to the subject properties. The City of Meridian plans to provide municipal services to
the lands proposed to be annexed in the following manner:
• Sanitary sewer and water service will be extended to the project at the
developer's expense.
• The subject lands currently lie within the jurisdiction of the Meridian
Rural Fire District. Once annexed the lands will be under the jurisdiction
of the Meridian City Fire Department, who currently shares resource and
personnel with the Meridian Rural Fire Department. Fire and Emergency
Medical Services will be provided by Meridian City Fire Station #3. The
subject lands lie within 1.5 miles of the recently opened Meridian City
Fire Station #3 and lie within the Meridian Fire Department's five-minute
response zone.
• The subject lands currently lie within the jurisdiction of the Ada County
Sheriff's Office. Once annexed the lands will be serviced by the Meridian
Police Department (MPD).
• The roadways adjacent to the subject lands are currently owned and
maintained by the Ada County Highway District (ACRD). This service
will not change.
• The subject lands are currently serviced by the Meridian School District
#2. This service will not change.
• The subject lands are currently serviced by the Meridian Library District.
This service will not change and the Meridian Library District should
suffer no revenue loss as a result of the subject annexation.
AZ-05-030/PP-05-030
wiudwalker.A&PP.DOC
Planning & Zoning Coinmission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 4
Municipal, fee -supported, services will be provided by the Meridian Building
Department, the Meridian Public Works Department, the Meridian Water
Department, the Meridian Wastewater Department, the Meridian Planning and
Zoning Department, Meridian Utility Billing Services, and Sanitary Services
Company.
• Protect existing residential properties from incompatible land use development on
adjacent parcels (Chapter VII, Goal IV, Objective C, Action 1)
All of the properties adjacent to the subject site are designated for medium density
residential uses on the Comprehensive Plan Future Land Use Map.
• Support a variety of residential categories (low-, medium-, and high-density single
family, multi -family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities
(Chapter VII, Goal IV, Objective C, Action 10)
The subject property is designated Medium Density Residential on the Future Land
Use Map which identifies this area as an appropriate area for medium -density
residential development. This proposal meets the Comprehensive Plan definition of
medium -density, with a gross density of 3.28 dwelling units per acre.
• Require street connections between subdivisions at regular intervals to enhance
connectivity and better traffic flow (Chapter VI, Goal 1I, Objective A, Action G)
The street connections provided from inglenook have been connected as planned (see
ACHD report far details). This subdivision is the last infill development in the near
vicinity and will not be required to stub to adjacent properties as there is no further
development expected at the boundaries of this development.
• Preserve, protect, enhance, and utilize our natural resources in Meridian and
surrounding areas. Preserve and conserve our waterways, wetlands, wildlife habitat,
and other natural resources. (Chapter V, Goal 1, Objective A)
The Eight Mile Creek waterway is the only distinguishable natural feature at this
location. Staff feels the open fencing and maintenance free of noxious materials will
enhance the surrounding area. Wetlands, and alternate natural resources are absent
from this site and the subject property has designed the common/open space around
preserving the eight mile creek corridor for wildlife habitat and enhancing the
waterways.
• Develop policies and incentives to encourage infill and contiguous development.
(Chapter V Goal I Objective A Action 8)
The applicant has requested a slightly lower density relative to the immediate vicinity
and will be developing larger lots with a unique neighborhood attractiveness. The
AZ-05-030/PP-05-030 WindwaIkff.AZ.PP.DOC
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 5
applicant has continued the plans for development and the proposal meets the
agencies expectations with preservation of the waterway and connections to existing
stub streets.
0 Offer a diversity of housing types for a greater range of choice. Encourage quality
housing project for all economic levels in a variety of areas. (Chapter VII Goal V
Objective A)
The anticipated products for the site will be unique single family residences available
to individual buyers who are seeking a medium -large lot closer to the urban center.
• Support infill of random vacant lots in substantially developed, single-family areas at
densities similar to surrounding development. Increased densities on random vacant
lots should be considered if. Development of uses other than single-family structures
are compatible with surrounding development as it complies with the current
comprehensive plan. (Chapter VII Goal V Objective A Action 10)
The proposed density, size of lots and unique roadway design will allow for a less
dense proposal with larger lots, not requiring special circumstances.
• Apply design and performance standards to infilling development in order to reduce
adverse impacts upon existing adjacent development. (Chapter VII Goal V Objective
A Action 11)
Staff does not forsee negative impact on surrounding development outside of the
construction phase. The site has an existing residence which will remain and the size,
number, and quality of the houses is similar in nature to the surrounding
developments that the proposal should be indistinguishable upon build out.
Staff finds that the proposed R-4 zoning designation is harmonious with and in
accordance with the Comprehensive Plan.
B. Is the area included in the zoning amendment intended to be rezoned in the future;
Staff does not anticipate that the applicant intends to rezone the subject property in the
future.
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;
Staff finds that single-family residential uses are allowed within the requested zoning
district of R-4. Medium -Low Density Residential permits the establishment of residential
uses and is designed to protect the integrity of residential development by prohibiting the
intrusion of incompatible nonresidential uses. The accompanying plat demonstrates the
land will be developed with lot sizes, housing types and other dimensional requirements
that conform to the proposed zoning designation.
AZ-05-030/PP-05-030 Windwalka.AZ.PP.DOC
Planning & Zoning Coznniission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 6
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 recent residential developments to the south have been approved for
development similar to the proposed subdivision, with single-family residences.
Development in the area has limited the main trunk sewer capacity. Currently sewer is
available in N. Inglenook avenue that stubs into this project from Inglenook Subdivision.
There are currently sewer capacity concerns south of the freeway; however this
development is not sewering out of its service area to the Ten Mile Trunk. Therefore it
does not contribute the capacity concerns.
Based on the ACHD Long Range 2030 proposal, Locust Grove Road is anticipated to
eventually be a 3 -lane roadway abutting this site. However, Locust Grove Road is not
currently included within ACHD's Five Year Work Program or in the currently adopted
20 -year Capital Improvements Plan for roadway improvements.
Local Street of N. Inglenook Way is an ACHD rights-of-way and provides a stub
connection to the property. ACHD and the City of Meridian will require the proposed
development connect these roadways as proposed. The design for Inglenook Ave within
Enclave Subdivision shall meet the requirements of the turnarounds as approved by the
Meridian Fire Department.
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;
Staff finds that the requested zoning and proposed density meets the anticipated range for
a medium density urban project. Based on the Comprehensive Plan., staff believes that the
existing parcels in the area (south and north and east) have already developed with
similar densities and allowances for alternate products and designs are encouraged. Staff
also finds that the proposed zoning/uses can be designed and constructed in a manner that
will be harmonious with, and appropriate in appearance with, the existing and intended
character of the surrounding area.
The proposal meets the standards of MCC 12-13-16 Residential Subdivision Open Space
which states that "common space shall equal or exceed five percent of the gross land area
of the subdivision. This requirement shall apply to all single family residential
subdivisions of five acres or more." The applicant has buffered the Eight Mile Creek
with an open space/drainage lot which exceeds the requirements for development under
five acres.
AZ-05-030/PP-05-030
Windwalker. AZ. PP.DOC
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 7
The existing character of the area will not change as this is one of the final infill
developments in the vicinity. Staff does not find that the proposed zoning/uses will
adversely change the essential character of area. 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 this property should
be annexed as proposed.
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
Staff does not anticipate that the proposed residential uses will be hazardous as long as
the conditions outlined in this report are complied with and construction traffic and house
construction is conducted in a manner consistent with City Code.
Access to Locust Grove Road shall be taken through the stub streets as designed and
directed to Inglenook Way. This will create additional traffic, especially construction
traffic during build -out. This change could be considered disturbing to residents in
Inglenook Subdivision as access to Locust Grove Road must be taken through their
neighborhood.
According to ACHD, Inglenook Avenue shall be designated one side "No Parking"
which should not create a problem for visitor parking at this location. Further, Meridian
Fire will require the common drives to be constructed with a minimum of 24 feet of
paved surface. Furthermore, a secondary/emergency access is shown with a connection
through the existing parcels easement across the Locust Grove fronting property, west of
the proposed development.
The common lot listed as Lot 8 Block 1 will require fencing to separate the Eight Mile
Creek from residential uses. The Eight Mile Creek is a steep -banked and potentially
hazardous waterway which should be fenced in such a manner as to be non-combustible
and impede all access to the creek or as required by Nampa Meridian Irrigation District.
The Commission and Council should rely on any public testimony (oral and written)
when determining whether or not the proposed zoning and subsequent uses will be
disturbing or hazardous to the existing or future neighboring uses.
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;
The applicant will be responsible for the extension of all utilities necessary to serve this
proposed development. Sizing and routing shall be coordinated with the Public Works
Department.
AZ-05-030/PP-05-030 WindwalkmAZTEDOC
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 8
The applicant and/or future property owners will be required to pay park and highway
impact fees.
On July 27, 2005, ACHD staff will hold tech review on the subject applications. ACHD
has not submitted a staff report with site specific and standard conditions, but Meridian
City staff should have the report prior to the Planning Commission meeting of July 21,
2005 (Agency Comments and Conditions when received will be included with this
report).
On July 1, 2005, a joint agency/department comments meeting was held with
representatives of key service providers to this property. Based on the joint
agency/department meeting and other comments received from 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, local street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police and school facilities and services.
Staff finds there will not be excessive additional requirements at public cost and that the
proposed zoning and subsequent development will not be detrimental to the community's
economic welfare.
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 finds that the proposed annexation and the development of single-family homes on
this site will not involve uses that will create nuisances that would be detrimental to the
general welfare of the surrounding area.
Staff recognizes the fact that traffic and noise will increase with the approval of this
subdivision; however, staff does not believe that the amount generated will be
detrimental to the general welfare of the public. Staff does not anticipate the proposed
annexation and subsequent uses will create excessive traffic, noise, smoke, filmes, glare,
or odors.
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;
AZ-05-030/PP-05-030 Windwalkc .AZTEDOC
Planning & Zoning Cominission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 9
The applicant is proposing to construct one public street extension into the site from
Inglenook Subdivision which will connect with Locust Grove Road, a minor collector.
ACHD is supportive of the proposed stub street extensions as previously approved. The
landscaping plan will not be required as there are no arterial roadways on site and ACHD
does not require dedication of rights of way. If is designed and constructed as approved
by the ACHD and the City, staff does not believe that the subdivision will create
interference with traffic on the surrounding public streets. However, city staff would
propose a design to allow parking on at least one side of the street and approved by
ACHD even if the design is amended to reduce lots.
K. Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
There are some mature trees on this property. Any existing trees larger than 4" caliper
that are removed should be mitigated for, per the Landscape Ordinance. Fencing the
Eight Mile Creek along the eastern boundary of the proposal should provide wildlife
and open areas adequate protection from residential uses. Staff finds that the proposed
development will not result in the destruction, loss or damage of any natural feature(s)
of major importance if developed under these conditions.
Staff recommends that the Commission and Council reference any public testimony that
may be presented to determine whether or not the proposed development may destroy
or damage a natural or scenic feature(s) of major 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)?
The R-4 zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity. Staff finds that all essential services are available or
will be provided by the developer to the subject property and will not require
unreasonable expenditure of public funds. The applicant is proposing to develop the land
in general compliance with the City's Comprehensive Plan. Staff does not recommend
lot sizes that would be invasive to the properties to the north and south of the subject
property but the lot sizes should be similar in nature and allow additional residential
densities and product opportunities for the general vicinity. Subdivisions of medium
density have already been approved for development to the south and this is a logical
expansion of the City limits for an infill project. In accordance with the findings listed
above, staff finds that annexation and zonin of this proj2erty would be in the best interest
of the e
PRELIMINARY PLAT ANALYSIS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission and Council shall consider the objectives of this title and at least
the following:
AZ-05-030/PP-05-030
Windwa]ker.AZYP.DOC
Planning & Zoning Comznission/Mayor & City Council
.Duly 21, 2005 (P&Z Hearing Date)
Page 10
A. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. The proposed density of 3.28 dwelling units per acre (gross) isin
the recommended dwelling units per acre for the comprehensive designation. Staff
supports the proposed layout as a practical solution to address the constraints of infill
development which has design, criteria dictated by previous developments. Please see
Annexation and Zoning Analysis "A".
B. The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
(See finding "G" under Annexation and Zoning Analysis for more detail.)
C. The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
D. The public financial capability of supporting services for the proposed development;
Staff recommends the Commission and Council rely upon comments 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.)
E. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Lot 3 of Block 1 has the existing home site for the parcel of record. Along with the
parcel of record is the recorded easement for ingress egress to Locust Grove Road.
Currently the parcel is landlocked and no public street frontage was provided prior to
Inglenook Subdivision being recorded. The easement for the parcel of record will not be
required to be vacated, but shall be maintained as ingress egress for Emergency Access
Only. The developer shall provide appropriate signage as to the designation of the
existing driveway easement. No lots shall directly take frontage or access from Locust
Grove Road.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
AZ-05.030/PP-05-030 Windwa]kuAUPDOC
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 11
PRELIMINARY PLAT SPECIAL CONSIDERATIONS
1. Public Streets and Access:
Connectivitv_(Inglenook Subdivisions).•
The stub street from Inglenook Subdivision shall connect to E. Horse Creek Street and
again north to Inglenook Subdivision on Inglenook Avenue. The subdivision is
constrained by previous development in the area and is bound by ACHD policies of
interconnectivity. No direct access to Locust Grove Road is approved with this
subdivision.
2. Landscaping_ Staff is generally supportive of the absence of a landscaping design with
the following considerations: Non-combustible fencing should be included on the eastern
border of the Eight Mile Creek, and perimeter fencing shall be designed according to
MCC 12-13 and maintained by the home owners association. See Site Specific Condition
#7 below.
Tree Mitigation: There are several large trees on this site that the applicant is proposing
to remove or relocate. 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 (MCC 12-13-13-3). The applicant
should coordinate a tree protection/mitigation plan with Elroy Huff at the Meridian Park
Department. See Site Specific Condition #7 below.
4. Ditches, Laterals, and Canals: Per MCC 12-4-13, 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. Staff is unaware of the official status of the
Eight Mile Creek; it appears to be maintained by Nampa Meridian Irrigation and is
considered a natural feature and does not require tiling. See Site Specific Condition #8
below
5. 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 will 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 #9 below.
6. Fencing The applicant is proposing to construct a minimum of a five foot tall solid fence
around the perimeter of the site. A detailed fencing plan should be submitted upon
application of the final plat (MCC 12-4-101.3). If permanent fencing is not provided,
temporary construction fencing to contain debris must be installed around the perimeter
AZ-05-030/PP-05-030 Windwalker.AZ,PP,DOC
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 12
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. Fencing along the Eight Mile Drain shall be constructed with a non-
combustible material.
SITE SPECIFIC CONDITIONS OF APPROVAL PRELIMINARY PLAT
1. This Staff Report is based upon the preliminary plat prepared by Briggs Engineering on
Dated June 1, 2005, and is approved with the conditions listed herein. All
comments/conditions of the annexation and zoning (AZ -05-031) application shall also be
considered conditions of the Preliminary Plat (PP -05-031).
2. Construct Inglenook way and the common drives to connect the north right-of-way line
of E. Fireside Court to connect with Locust Grove Road. The common drives shall have
a minimum of 24' of improved surface and should be constructed in such a manner as to
be compatible with the public road system.
Maintenance of all common area lots shall be the responsibility of the Enclave
Homeowners' Association.
4. A detailed fencing plan shall be submitted upon application of the final plat. If permanent
fencing is not provided around the perimeter, temporary construction fencing to contain
debris must be installed 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
5. Place proper signage on the common drive side and western property boundary side of
the easement connection through Lot 3 Block 1 to Locust Grove Road, declaring
"Emergency Access Only".
6. Prior to final plat approval by City Council, depict on the preliminary plat the sections of
road which will be designated "No Parking" or show areas of off street parking to be
provided for visitors to the subdivision.
7. A landscape plan was not prepared as there are no areas of required landscaping on this
site. However the following notes/modifications still apply:
• 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 (MCC 12-13-13-3). Coordinate a tree
protection/mitigation plan with Elroy Huff at the Meridian Parks Department.
• All fencing along the Eight Mile Creek shall be non-combustible fencing materials.
8. The Eight Mile Creek shall be fenced appropriately with a six-foot (6') tall non-
combustible material and maintained free of noxious materials.
AZ-05-030/PP-05-030
WindwalkerAZ.PP,DOC
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 13
9. Underground year-round pressurized irrigation must be provided to all lots within this
development (MCC 12-5-2.N). 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
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. The applicant has indicated in the application that the
P.I. system is to be owned and operated by the Homeowners Association; however it
appears that they are connecting to a NMID system. If the system is to remain private, a
draft copy of the pressurized irrigation system O&M manual must be submitted prior to
plan approval, or if it is to be owned and maintained by Nampa and Meridian Irrigation
District a license agreement must be entered into prior to a pre -construction meeting.
10. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-
10-8. The applicant shall also provide five foot wide attached sidewalks with a rolled
curb adjacent to the internal public streets as proposed and in compliance with existing
road designs.
11. Add a note to the face of the final plat stating: "Garage setbacks shall be measured from
the property line or the adjacent sidewalk, whichever is more restrictive."
12. Sanitary sewer service to this site is being proposed from the sewer main in Locust Grove
Road and extensions through Inglenook Subdivision. The applicant will be responsible
to construct all sewer mains to serve this proposed development. Subdivision designer
to coordinate main sizing and routing with the Public Works Department. Applicant shall
execute City of Meridian standard forms of easements, for any mains that are required to
provide service. Cover over sanitary sewer mains shall be no less than three feet from
finish grade to the top of the pipe. If cover is less than three feet from the sub -grade to
the top of pipe, alternate pipe materials shall be used per the Meridian Public Works
Department's Standard Specifications.
13. Domestic water service to this site shall be via extensions from Inglenook Subdivision.
The applicant will be responsible to construct all water mains necessary to serve this
proposed development in accordance to Public Works approval. Subdivision designer to
coordinate main sizing and routing with the Public Works Department. Applicant shall
execute City of Meridian standard forms of easements, for any mains that are required to
provide service.
14. Meridian Public Works specifications do not allow any large landscaping within a five
foot radius of water meters. The applicant shall make the necessary adjustments to
achieve this separation requirement and comply with all landscape requirements.
15. Direct lot access to Locust Grove Road is prohibited. A note shall be placed on the final
plat restricting access to Locust Grove Road as EMERGENCY ACCESS ONLY.
AZ-05-030/PP-05-030
Wiadwalka.AZ.PP.DOC
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 14
16. No variances, exceptions or reductions to the City adopted dimensional standards or uses
are approved with this preliminary plat application. Unless otherwise approved, all
minimum lot sizes, structure setbacks, street_ frontage, and house size requirements of the
R-4 zone shall be maintained.
17. 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.
18. The applicant/developer shall be responsible for the payment of sewer and water
assessments, as well as the actual physical connection to the municipal services for the
existing home on Lot 3.
19. The applicant shall be responsible to provide verification that the existing irrigation
easement has been vacated prior to the City Engineer's signature on the final Plat.
STANDARD CONDITIONS OF APPROVAL (PRELIMINARY PLATI
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. Street signs to be in place, water system shall be approved and activated, fencing shall be
installed, drainage lots constructed, road base shall be approved by the Ada County
Highway District, and the Final Plat for this subdivision shall be recorded, prior to
applying for building permits.
5. All development improvements, including but not limited to sewer, fencing, micro -paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
6. A detailed landscape and fencing 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.
7. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
8. 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
AZ-05-030/PP-05-030 Windwalka AZTEDOC
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 15
Idaho Power Company. The street light contractor shall obtain design and permit from
the Public Works Department prior commencing installations.
9. 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.
10. Submit any up -dated groundwater/soils monitoring data, as collected and analyzed by a
soils scientist, to the Public Works Department for review. Any drainage areas
(detention/retention basins) must be designed to ensure that water will percolate or
discharge with a period of time not to exceed 24 -hours for all storms up to and including
a 100 -year storm events. Side slopes within drainage areas shall not exceed 3:1. Any
portion of a drainage area not improved with sod/grass seed (or other approved
landscaping) shall not count towards the required open space area. The project engineer
should pay close attention to the results of field studies determining the groundwater, soil
type & and characteristics during the design and construction phases.
11. The applicant shall coordinate mailbox locations with the Meridian Post Office.
12. 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.
13. Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1 -foot above groundwater.
14. 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.
15. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
10. Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
17. Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/preliminary plat approval 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.
AGENCY COMMENTS AND CONDITIONS
AZ-05-030/PP-05-030 Windwallmr.AZ.PP.DOC
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 16
MERIDIAN FIRE DEPARTMENT
1.- One and two family dwellings will require a fire -flow of 1,000 gallons per minute available
for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average
of 500' apart. International Fire Code Appendix C
2. Acceptance of the water supply for fire protection will be by the Meridian Fire Department
and water quality by the Meridian Water Department for bacteria testing.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %" 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.
4. The phasing plan may require that any roadway greater than 150' in length that is not
provided with an outlet shall be required to have an approved turn around.
5. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside
radius.
6. 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.
7. Provide a 20' wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section D103.6 Signs.
8. 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.
9. The roadways shall be built to Ada County Highway Standards cross section
requirements and shall have a clear driving surface, available at all times, which is 20'
wide. Streets with less than a 29' street width shall have no parking. Streets with less
than 33' shall have parking only on one side. These measurements shall be based on the
face of curb dimension.
10. The proposed project lies outside the five-minute response zone goal. Achievement of
this goal is subject to budgetary constraints and is intended to enhance the probability of
a favorable outcome on a request for Basic Life Support. The budget constraints are
AZ-05-030/PP-05-030 Windwalker.AZ.PP.DOC
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 17
typically defined as capital outlay for facilities that are located within 1.5 miles from a
given location and sufficient operational funds to staff the facilities.
1.1. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire
hydrants and mains shall be provided where required by the code official. For buildings
equipped throughout with an approved automatic sprinkler system installed in accordance
with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet
(183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system
installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement
shall be 600 feet (183 m).
MERIDIAN PARKS DEPARTMENT
1. Standard for Mitigation of trees: The standard established in the City of Meridian
Landscape Ordinance will be followed.
2. Standard Plan for Protection of Existing Trees during Construction: The standard
established in the City of Meridian Landscape Ordinance will be followed.
ADA COUNTY HIGHWAY DISTRICT- PENDING
RECOMMENDATION
Staff recommends approval of the proposed Annexation and Zoning (AZ -05-031) and
Preliminary Plat (PP -05-031) applications with the conditions listed herein.
AZ-05-030/PP-05.030
WindwatkmAZ.PP.DOC
SUPERINTENDENT
Dr. Linda Clark
June 30, 2005
ECEA V E
AlL. 12 205
City of Meridian
City Clerk Officr
Joint School District No. 2
911 Meridian Road • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 888-6700
City of Meridian
33 East Idaho Ave.
Meridian, ID 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of Enclave Subdivision will have a significant impact on school en. rolhnents at
Pepper Ridge Elementga, Lake Hazel Middle and Mountain View High School.
We can predict that these homes, when completed, will house three (2) elementary aged
children, three (2) middle school aged children, and one (1) senior high aged students.
Additional students will further compound the current overcrowded situation. Residents
cannot be assured of attending the neighborhood school, as it may be necessary to bus
students to other schools across the district.
School capacity is addressed in Idaho Codc 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 855-4500. -
Sincerely,
Wendel Bigham
Supervisor of Facilities and Construction
CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
�• bISTRICT
Return to:
HE
Environmental Health Division ❑ Boise
DEPARTMENT
RECEIVED ❑ Eagle
Rezone # /�-� D� -- D,3/ _. .1 U L 7 2005 LJ Garden City Meridian
Conditional Use # Meridian
erk Office ❑ Kuna
Preliminary /Final /Short P��� D�--_D�% City Cl ._ ❑ ACZ
!/� �'cc,C °�✓ ❑Star
❑ 1. We have No Objections to this Proposal.
❑ 2. We recommend Denial of this Proposal.
❑ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
❑ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
❑ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
❑ high seasonal ground water ❑ waste flow characteristics
❑ or bedrock from original grade ❑ other
❑ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
8. After writte approval from appropriate entities are submitted, we can approve this proposal for:
central sewage community sewage system ❑ community water well
interim sewage central water
❑ individual sewage 4individual water
09. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Fnvironmental Quality:
central sewage ❑ community sewage system ❑ community water
sewage dry lines Aentral water
A10. Run-off is not to create a mosquito breeding problem.
❑ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
❑ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
❑ 13. We will require plans be submitted for a plan review for any:
❑ food establishment ❑ swimming pools or spas
❑ beverage establishment ❑ grocery store
*4. Please see attached stormwater management recommendations
❑ 15. -
❑ child care center
15726-001EH0904
Review Sheet
Lana. 12 w
CENTRAL
®0 DISTRICT
1 HEALTH
DEPARTMENT MAIN OFFICE • 707 N. ARMSTRONG PL. • BOISE, ID 83704-0825 • (208) 375 5211 •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 project 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 / Boise County Office
707 N. Armstrong PI.
Boise, ID 83704
Enviro. Health: 327-7499
Family Planning: 327-7400
Immunizations: 327-7450
Senior Nutrition: 327-7460
WIC: 327-7488
FAX: 327-8500
Serving Valley, Elmore, Boise, and Atla Counties
Elmore County Office
520 E. 8th St. North
Mountain Home, ID 83647
Enviro. Health: 587-9225
Family Health: 587-4407
WIC: 587-4409
FAX: 587-3521
Valley County Office
703 N. 1st St.
P.O. Box 1448
McCall, ID 83638
Ph. 634-7194
FAX: 634-2174
i
CHD
'r !ggnvLow
July 19, 2005
To: The Enclave, LLC
5460 North Mendelson
Meridian, Idaho 83642
Subject: Enclave Subdivision / MPP -05-034 / MAZ-05-031
Annexation and Preliminary Plat
2620 South Locust Grove Road
Right -of -Way & Development Department
Planning Review Division
John S. Franden, President
Sherry R. Huber, 1st Vice President
David Bivens, 2nd Vice President
Carol A. McKee, Commissioner
Rebecca W. Arnold, Commissioner
RECEIVED
R 1,.E L 'a 1 2005
City of Meridian
City Clerk Office
On July 19, 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 208-387-6174.
Sincerely,
Lisa Bachman
Planner I, Planning Division
Right -of -Way & Development Services
cc: Project file, Construction Services, Utilities, City of Meridian,
Jason & Jacquelyn Thacker, Briggs Engineering
Ada County Highway District - 3775 Adams Street - Garden City, ID - 83714 - PH 208-387-6100 - FX 345-7650 - www.achd.ada.id.us
Right -of -Way & Development Services
Planning Review Division
This application does not require Commission action and is approved on Tuesday July 19, 2005. Tech
Review for this item was held with the applicant on Friday July 15, 2005. Please refer to the attachment for
request for reconsideration guidelines. Staff contact: Lisa Bachman, 208 -387 -6174 -phone, 208 -387 -6393 -
fax, Ibachman achd.ada.id.us
File Numbers: The Enclave Subdivision
MPP -05-034 / MAZ-05-031
Site address: 2620 South Locust Grove
Owner: Jason & Jacquelyn Thacker
2620 S. Locust Grove Road
Meridian, Idaho 83642
(208) 846-9292
Applicant: The Enclave, LLC
5460 N. Mendelson
Meridian, Idaho 83642
(208) 724-6968
Representative: Briggs Engineering
1800 W. Overland Road
Boise, Idaho 83705
(208) 344-9700
Application Information:
The applicant has submitted an application to the City of Meridian requesting annexation with an R-4 zoning
designation and preliminary plat approval to develop a 9 -single-family infill residential subdivision on 2.74 -
acres. The site is generally located on the east side of South Locust Grove between Victory and Overland.
Acreage: 2.74 -acres
Current Zoning: RUT
Proposed Zoning: R-4
Buildable Lots: 9 -lots
Common Lots: 1 -lot
Vicin
A. Findings of Fact
1. Trip Generation: This development is estimated to generate 87 additional vehicle trips per day
based on the Institute of Transportation Engineers Trip Generation Manual.
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 not required with this application.
4. Site Information: The site has one existing single-family dwelling.
5. Description of Adjacent Surrounding Area:
a. North; Los Alamitos Park Subdivision zoned R-4, with single-family residences.
b. South: Inglenook Subdivision zoned R-4, with single-family residences.
c. East: Los Alamitos Park Subdivision zoned R-4, with single-family residences.
d. West: One single-family residence zoned RUT, with some out -buildings.
6. Impacted Roadways
North Inglenook Avenue:
Frontage: 50 -feet (infill Subdivision)
Functional Street Classification: Local Street
Traffic count: N/A
Level of Service: N/A
Speed limit: 20 -MPH
7. Roadway Improvements Adjacent To and Near the Site
North Inglenook Avenue is improved as a standard local street with 50 -feet right-of-way with a 36 -foot
street section and curb, gutter and sidewalk. North Inglenook Avenue is currently a stub street.
8. Existing Right -of -Way
North Inglenook Avenue has 50 -feet right-of-way, 36 -foot street section with curb, gutter and concrete
sidewalk.
9. Existing Access to the Site
There is a private drive from South Locust Grove Road, which leads to the existing single-family
dwelling.
10. Site History
The District has not previously reviewed a development application for this site.
11. Capital Improvements Plan/Five Year Work Program
The surrounding roadways are not included in the District's Five Year Work Program or Capital
Improvements Plan.
B. Findings for Consideration
North Inglenook Avenue
Right -of -Way and Improvements
District policy 7204.4.1 and Figure 72-F1A requires 50 -feet of right-of-way on local streets. This right-
of-way allows for the construction of a 2 -lane roadway with curb, gutter and 5 -foot wide concrete
sidewalks.
2
• The applicant is proposing to construct the north -south section of North Inglenook Avenue
with 50 -feet of right-of-way with curb, gutter and 5 -foot concrete sidewalks.
2. Turnarounds
T-type turnarounds will be allowed at the ends of local streets where the site configuration or other
demonstrated constraints exist to prevent the use of a typical circular turnaround. The minimum
measurements of the T-type turnaround shall be sufficient to provide a minimum curb radius of 18 -
feet at any change of direction of the curb line.
The applicant is proposing to construct a T-type turnaround (a hammerhead turnaround) at
the terminus of North Inglenook Avenue. Staff has determined that there is a site
configuration or other demonstrated constraint (infill subdivision) that prevent the use of a
standard cul-de-sac turnaround. The applicant should construct an acceptable turnaround at
the terminus of North Inglenook Avenue. The turnaround should meet the approval of the
Districts Plan Review staff and the Meridian Fire District.
• The applicant is proposing 4 -foot wide concrete sidewalks within the turnaround. The
applicant should construct 5 -foot wide concrete sidewalks within the turnaround. If there is not
enough room within the right-of-way, the applicant may construct the sidewalkwithin an
easement.
3. Driveways
The applicant is proposing to keep the private driveway on South Locust Grove, which leads to the
existing residence. The District will not allow this access to South Locust Grove Road; however, the
District will allow access to the lots surrounding the turnaround on both sides. The common/private
driveways should end on the northwest property line.
The applicant should be required to barricade the private drive on the northwest property line
to restrict access from this proposed development to South Locust Grove Road. The
barricade should be approved by the City of Meridian and the Meridian Fire Department. The
Meridian Fire Department may require the applicant to construct a gate or bollards as a
barricade, to allow emergency access only.
C. Site Specific Conditions of Approval
1. Construct the north -south section of North Inglenook Avenue with 50 -feet right-of-way, 36 -feet street
section, 5 -foot concrete sidewalks with curb and gutter.
2. Construct the turnaround with 36 -feet right-of-way, 25 -feet street section, 5 -foot concrete sidewalks
with rolled curb and gutter. Provide a minimum curb radius of 18 -feet at any change of direction of
the curb line on the turnaround.
3. Construct and pave the common driveway on each side of the east -west portion of the "T".
4. Barricade the common driveway on the northwest property line to restrict access to South Locust
Grove Road. The barricade shall be approved by the Meridian Fire Department, The Meridian Fire
Department may require the applicant to construct a gate or bollards as a barricade, to allow
emergency access only.
5. Provide written approval from the Meridian Fire District for the non-standard turnaround.
3
6. 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.
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 of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
7. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #200, also known as Ada County Highway District Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
4
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
5
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
7
Development Process Checklist
®Submit a development application to a City or to the County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Division will receive the development application to review
®The Planning Review Division will do one of the following:
❑Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
❑Send 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.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating thf
proposal for its conformance to District Policy.
❑Write a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
❑For ALL development applications, Including those receiving a "No Review" or "Comply Wlth" letter:
• The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development RevieN
Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACRD,
then architectural plans may be submitted for purposes of impact fee calculation.)
• The applicant is required to get a permit from Construction Services (ACRD) for ANY work in the right-of-way, includinc
but not limited to, driveway approaches, street improvements and utility cuts.
❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
❑ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to Ada County Highway District (ACRD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
❑ 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 X50' or you are
placing X600 sf of concrete or asphalt.
Construction (Subdivisions)
❑ 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.
❑ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being scheduled.
❑ Final Approval from Development Services
• ACHD Construction — Subdivision must have received approval from Development Services prior to scheduling a Pre -Con.
E%]
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE July 21, 2005 ITEM #
PROJECT NUMBER
PROJECT NAME
PP 05-031
Im
The Enclave Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
i