HomeMy WebLinkAboutMaxfield Subdivision PP
MERIDIAN PLANNING & ZONING MEETING
July 21, 2005
AZ 05-027
21
APPLICANT The Land Group ITEM NO.
REQUEST Public Hearing: Annexation and Zoning of 5.502 acres to R-8 zone for
Maxfield Subdivision - 3295 East Falcon Drive
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'IRRIGATlON:
IDAHO POWER:
INTERMOUNTAIN GAS:
COMMENTS
See attached, report
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See attached comments
See attached comments
See attached comments
No comment
OTHER:
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Emailed:
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staff Initials:
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Materials presented at public meetings shall become property of the City of Meridian.
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JUL 1 4 2005
GJTt OF MERIDIAN
CITY CLERK OFFIC F
IDAHO
MEMORANDUM:
P & Z Hearing Date: July 21,2005
Transmittal Date: July 14, 2005
To:
Planning & Zoning Commission, Mayor and City Council
From:
Craig Hood, Associate City Planner (IN
Re:
Maxfield Subdivision
. Annexation and Zoning (AZ) of 5.5 Acres from RUT (Ada County) to R-8 (Medium
Density Residential) for Proposed Maxfield Subdivision, by The Land Group, Inc.
(File No. AZ-05-027)
. Preliminary Plat (PP) Approval for 2 Building Lots on 4.7 Acres for Proposed
Maxfield Subdivision, by The Land Group, Inc. (File No. PP-05-027).
. Conditional Use Permit (CUP) Approval for a Planned Development (PD)
Consisting of an Assisted Living Facility Containing 5 Buildings with Each
Building Containing 15 Beds for Maxfield Subdivision, by The Land Group, Inc.
(File No. CUP -05-034).
We have reviewed the aforementioned applications and now 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 Land Group, Inc., has applied for Annexation and Zoning (AZ), Preliminary Plat (PP) and
Conditional Use Permit (CUP) approval for a Planned Development (PD) on 4.7 acres ofland located
on the east side of Eagle Road and on the south side of Falcon Drive, approximately 675 feet south of
Victory Road. The subject site is within the Urban Service Planning Area and the current City of Area
Impact. This site currently has a single-family home that is to remain. The property is designated "Low
Density Residential" on the 2002 Comprehensive Plan Future Land Use Map and is currently zoned
RUT in Ada County.
The Applicant proposes to zone the entire 4.7 acres from RUT to R-8. The proposed preliminary plat
subdivides the property into two buildable lots, one lot for the 5 retirement homes and clubhouse (Lot
1) and one lot for the existing single-family home (Lot 2). The CUP/PD application includes a request
for 5 retirement home buildings with each building containing 15 beds, a community clubhouse, and a
flower bed/gazebo area. The retirement home buildings are proposed as siI1gJ~:-~tory buildings housing
AZ-O5-027, PP-O5-027, CUP-O5-034
Maxfield Subdivision AZ.PP.CUP.doc
Mayor, Council, and P&Z Commission
p & Z Hearing Date: July 21,2005
Page 2
14 bedrooms (one bedroom is double occupancy), an oversized kitchen, and laundry facilities. Each
building contains a garage and nearby surface parking. Housekeeping and family-style dining services
are provided to the residents; nursing care is not provided, as the residents will be capable of self-
preservation.
As mentioned above, the subject preliminary plat proposes two lots. Both lots confonn to the
dimensional standards ofthe R-8 zone. The applicant is proposing two driveways from Falcon Drive to
serve the subdivision, one driveway for the retirement homes and one driveway for the single-family
home. No access to Eagle Road is proposed. The applicant is proposing to develop the site in two
phases. Phase I includes two retirement homes and the clubhouse near Falcon Drive. Phase II includes
the three retirement homes near the south and east sides of the property.
A CUP/PD application is required because retirement homes require CUP approval in the requested R-
8 zone. In addition, the applicant has requested to construct multiple buildings (six) on a single lot. The
applicant is not requesting any other deviations from any City established dimensional standards.
The proposed PD amenities include: 10% of the site being preserved for open space and recreational
uses; a flower bed; and, a gazebo area. A future clubhouse is also shown on the submitted site plan.
See Annexation and Zoning Analysis and the Conditional Use Permit section below for further
analysis of the proposed amenities and open space.
Staff has provided a detailed analysis and recommended conditions of approval for the requested
annexation and zoning, preliminary plat and conditional use permit applications below. Staff is
recommending approval of the applications, with the conditions outlined in this report.
PROPERTY OWNER OF RECORD
Cottage Investors II, LLC is the current property owner and Garold Maxfield, a registered agent, has
submitted notarized consent for The Land Group, Inc., to submit the subject applications.
LOCATION
The subject property is located on the east side of Eagle Road and on the south side of Falcon Drive,
approximately 675-feet south of Victory Road, within Section 28, Township 3 North, Range 1 East.
SURROUNDING PROPERTIES
North: Single-family homes, zoned RUT (Ada County)
South: Single-family homes, zoned RUT (Ada County)
East: Single-family homes, zoned RUT (Ada County)
West: Single-family homes, zoned RUT (Ada County)
The subject property is contiguous to the existing City limits via Messina Village Subdivision which is
southwest of the site, across Eagle Road. Kingsbridge Subdivision was recently approved in this area.
Kingsbridge, to the south and west, is a City-approved development that includes single-family
residential lots in the R-3 zone.
AZ-O5-027, PP-O5-027, CUP-O5-034
--
Maxfield Subdivision AZ.PP.CUP.doc
Mayor, Council, and P&Z Commission
P & Z Hearing Date: July 21, 2005
Page 3
ANNEXATION AND 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 fmd adequate
evidence answering the following questions about the proposed zoning amendment."
Because the analysis below applies both to the proposed use and the proposed zoning districts, the
analysis of use has been combined with the annexation and zoning amendment findings.
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;
Staff finds the 2002 Comprehensive Plan Future Land Use Map designates the subject property
as "Low Density Residential." The purpose of this designation is "to allow for the development
of single-family homes at densities of three dwelling units or less per acre... Density bonuses
may also be considered with the provision of public amenities such as open space, pathways, or
land dedicated for public services." (See Chapter VII, pg. 95.) The applicant has submitted a
letter listing several Comprehensive Plan policies that support the proposed applications.
The requested R-8 zone is a medium density residential zone. The Comprehensive Plan allows
one "step" (i.e. low to medium) in densities/zoning without requiring a Comprehensive Plan
amendment. The applicant is requesting the one step up in density because retirement homes
are not permitted in low density zoning districts; the R-8 zone is the first available zone to
operate retirement homes. Staff finds that if the City allows this parcel to step up one
residential zoning district, the requested R-8 zoning will generally conform to this stated
purpose and intent of the low density designation, as allowed by Note #2 on the Future Land
Use Map.
B.
Is the area included in the zoning amendment intended to be rezoned in the future;
If the concurrent preliminary plat and conditional use permit applications are approved, staff
does not believe that the applicant intends to rezone the 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;
The applicant calls the proposed buildings "assisted living" facilities, which are undefined in
MCC 11-2-2, but listed as a condition use in MCC 11-8-1. "Retirement Homes", listed as a
conditional use in MCC 11-8-1, but undefined in MCC 11-2-2, have generally been defined by
staff as being independent living areas with residents capable of self-preservation.
Housekeeping and family-style dining services will be provided to the residents of this
community, but the residents will require minimum assistance (see Applicant's letter). Staff
believes that this will be a non-convalescent facility with residents capable of self-care.
AZ-O5-027, PP-O5-027, CUP-O5-034
Maxt'ield Subdivision AZ.PP.CUP.doc
F.
G.
Mayor, Council, and P&Z Commission
p & Z Hearing Date: July 21,2005
Page 4
Although retirement homes, nursing homes, and assisted living all require conditional use
permit approval in the requested R-8 zone, based on the applicant's letter staff has determined
the proposed development to be a retirement home. Therefore, the concurrent CUP application
must be approved for the development to proceed. The existing single-family home on the
proposed Lot 2 is allowed in the requested R-8 zone.
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;
Within the last couple of years, this area has substantially changed. Messina Village, Tuscany
Lakes, Soda Springs and Sutherland Farms Subdivisions have all begun constructing homes on
what was once agricultural land. Further, Kingsbridge Subdivision was also recently approved
for residential development along Eagle Road in this section. Eagle Road was widened between
Overland and the Ridenbaugh Canal recently, approximately % of a mile to the north. Falcon
Drive has been constructed as a local street abutting the site. Eagle Road adjacent to this site
not been widened in the recent past, but the Eagle RoadNictory Road intersection is scheduled
for improvements in 2006. The majority of the land uses in the area are still rural with low to
medium residential densities. Although the proposed use is not really similar to any of the other
uses in the area, staff believes that the proposed zoning for a retirement community seems to be
appropriate for this site and should be compatible with other land uses 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 will be required to construct, operate and maintain the future buildings in
accordance with City Code. According to the Future Land Use Map, this area is intended for
low density residential uses. Staff finds that the proposed uses, if designed, constructed and
operated in accordance with adopted city ordinances and the PP and CUP conditions of
approval, should be harmonious and appropriate in appearance with the existing and intended
character of the vicinity.
Will the proposed uses not be hazardous or disturbing to existing or future neighboring
uses;
Staff finds that the proposed units for the elderly should be compatible with, and compliments
the existing single-family residences to the north, south, east and west. The Commission and
Council shall rely on public testimony to determine whether the proposed uses will be
disturbing or hazardous to the neighboring uses.
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-O5-027, PP-O5-027, CUP-O5-034
Maxfield Subdivision AZ.PP.CUP.doc
Mayor, Council, and P&Z Commission
P & Z Hearing Date: July 21,2005
Page 5
Sanitary sewer is available in Eagle Road past the southern boundary of this project. Water is
available in Eagle Road for the entire frontage of this property.
The applicant and/or future property owners will be required to pay any applicable park and
highway impact fees as well as construct on-site storm water drainage facilities.
On July I, 2005, a joint agency and department comments meeting was held with
representatives of key service providers to this property. Based on the joint meeting and other
comments received from agencies anddepartments, 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.
Staff finds that the subject property can be served adequately by all essential public facilities
and City services.
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;
The Meridian Fire Department has commented that developments for the elderly may have the
potential for more services than typical single-family residential developments. As noted in the
finding above, all public facilities and services can be provided to this site. All required site
improvements will be funded and constructed by the applicant/developer. Staff finds that the
proposed use will not be detrimental to the economic welfare of the community, nor will the
use create the need for any new facilities or services to be paid for by the public.
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 uses will create additional traffic on the adjacent roads. Further,
the parking and maneuvering of cars and pedestrians may generate additional noise for
surrounding properties. However, staff does not believe that the additional traffic and noise
should be excessive. Staff finds 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, if all conditions included in the report are complied with.
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;
Staff finds that any future use of this site will impact the level and flow of traffic on the
surrounding streets. Access to this site is proposed via two driveways to Falcon Drive, a local
street. One driveway will serve the existing home, and the second driveway will serve the
retirement community. No access to Eagle Road is proposed. The applicant should comply with
AZ-O5-027, PP-O5-027, CUP-O5-034
Maxfield Subdivision AZ.PP.CUP.doc
Mayor, Council, and P&Z Commission
P & Z Hearing Date: July 21, 2005
Page 6
ACHD policies in order to preserve the capacity and movement on the adjacent roadways. Staff
finds that the proposed vehicular approaches to Falcon Drive, should not create interference
with traffic on surrounding public streets (Please see ACHD report for more infonnation).
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of major
importance; and
Staff is not aware of any natural or scenic features that may be lost, damaged or destroyed with
the approval of the subject applications. Staff recommends that the Commission and Council
reference any public testimony that may be presented to determine whether or not the proposed
development may result in the destruction, loss or damage of a natural or scenic feature(s) of
importance of which staff is unaware.
L.
Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592,
11-17-1992)"
The legal description submitted with the application, prepared by Fox Land Surveys, Inc.,
shows that the property is contiguous to the existing corporate boundary of the City of
Meridian. 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 application substantially complies with the Comprehensive Plan and Future Land Use
Map. The land to the southwest of the subject property has previously been annexed into the
City and this is a logical expansion of the City boundary. In accordance with the findin2:s listed
above. staff finds that the rezone of this property would be in the best interest of the City.
NOTE: Staff has not included a requirement for a Development Agreement on this site. All
conditions for developing this property are provided with the Preliminary Plat and Conditional
Use Permit.
ANNEXATION AND ZONING FACTS & ADDITIONAL COMMENTS
1. The legal description submitted with the application (dated 5-13-05, stamped by Timothy J. Fox,
PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian
and is approved.
2. Any future subdivision, uses and construction on this property shall comply with the City of
Meridian ordinances in effect at the time.
PRELIMINARY PLAT ANALYSIS
Sections 12-3-3.J.2 and 12-3-5.D of Meridian City Code read as follows: In determining the
acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of
this title and at least the following:
A.
The conformance of the subdivision with the Comprehensive Development Plan;
Please see Annexation and Zoning Analysis "A".
B.
The availability of public services to accommodate the proposed development;
AZ-O5-027, PP-O5-027, CUP-O5-034
Maxfield Subdivision AZ.PP.CUP.doc
3.
Mayor, Council, and P&Z Commission
P & Z Hearing Date: July 21,2005
Page 7
Please see Annexation and Zoning Analysis "G".
C.
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, the Commission finds that a development on this property will not require the
expenditure of capital improvement funds.
D.
The public fmancial capability of supporting services for the proposed development;
See Finding "G" under Annexation and Zoning Analysis, and the Agency Comments and
Conditions.
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 Council's attention; no hazardous natural
features have been identified on the site. ACHD considers road safety issues in their analysis.
SPECIAL CONSIDERATIONS lPREL!M!NARY ~
1. Land Use Buffers: MCC 12-13-12 requires landscape buffers between different land uses. Per
MCC 12-13-12-4, a 20-foot wide landscape buffer is required between single-family homes
(Class I) and senior centers and multi-family dwellings (Class II). Meridian City Code 12-13-
12-2 requires the land use buffer to be provided by the higher intensity use and to be located on
the building site of the higher intensity use, unless the adjacent and higher intensity use has not
provided the buffer. The applicant is proposing to construct 20-foot wide buffers to the south
and east, but only a 12-foot wide buffer is proposed internally between the retirement
community and the existing single-family home. The applicant should be required to construct
a 20-foot wide buffer along the south property line, the east property line adjacent to the
retirement homes, and along the north property line of Lot 1 that is adjacent to Lot 2. Said
buffers shall contain materials in accordance with MCC 12-13-12-3 and not include impervious
surfaces such as parking areas or driveways. See Site Specific Condition #2 below.
2.
Existing Structures: There are existing buildings within the boundaries of the proposed plat.
Some of the buildings span across proposed lot lines and/or do not meet the setback
requirements of the requested zone. Further, one of the structures is accessory to the existing
house and cannot be located on its own lot without a primary residence. The applicant is
proposing to remove the existing accessory structure on Lot 1 and retain the existing home on
Lot 2. Prior to signature of the final plat by the City Engineer, the existing building on Lot 1,
Block 1, should be removed, as proposed. See Site Specific Condition #3 below.
Pressure Irrigation: 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
AZ-O5-027, PP-O5-027, CUP-O5-034
Maxfield Subdivision AZ_PP.CUP-doc
3.
4.
Mayor, Council, and P&Z Commission
P & Z Hearing Date: July 21, 2005
Page 8
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 shall 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 #4 below.
4.
Ditches. Laterals. and Canals: 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. 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. Iflateral 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 #5 below.
5.
Fencing: The applicant is not proposing to construct any fencing around the perimeter of the
site. A detailed fencing plan should be submitted upon application of the final plat (MCC 12-
4-1O.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.
SITE SPECIFIC CONDITIONS (PRELIM~ ARY PLAT)
1. All conditions of the concurrent Annexation and Zoning (AZ-05-027) and CUP/PD (CUP-05-
034) applications shall also be considered conditions of the Preliminary Plat (PP-O5-027). The
preliminary plat prepared by The Land Group, Inc., dated 5-13-05 and labeled PP-1 is approved
with the changes and notes listed below.
2.
The Landscape Plan prepared by The Land Group, Inc., labeled sheet L1.0, dated 5-13-05, is
approved with the following modification:
. In addition to the 20-foot wide buffer along the south property line and along the north property
line of Lot I that is adjacent to Lot 2, construct a 20-foot wide landscape buffer along the east
property line adjacent to the retirement homes.
Prior to the City Engineer's signature of the final plat, the existing structure(s) on Lot 1 shall be
removed, as proposed.
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. The applicant shall
be responsible to prove to the Public Works Department that a surface or well source is not
available prior to using City water as its primary source. If a single-point connection is utilized,
the developer shall be responsible for the payment of assessments for the common areas prior
AZ-O5-027, PP-O5-027, CUP-O5-034
Maxfield Subdivision AZ.PP.CUP.doc
11.
Mayor, Council, and P&Z Commission
P & Z Hearing Date: July 21, 2005
Page 9
to signature on the final plat by the City Engineer. An underground, pressurized irrigation
system shall be installed to all landscape areas per the approved specifications and in
accordance with MCC 12-13-8 and MCC 9-1-2.
5.
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.
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, plans will be
reviewed and approved by the City Engineer prior to final plat signature.
6.
A detailed fencing plan shall be submitted upon application of the final plat. If permanent
fencing is not provided, temporary construction fencing to contain debris must be installed
around the perimeter prior to issuance of building permits. All fences shall taper down to 3 feet
maximum within 20 feet of all right-of-way. All fencing should be installed in accordance with
MCC 12-4-10.
7.
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 off-street parking areas. Storm
water treatment and disposal must be designed in accordance with Department of
Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices
for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal
into a surface water is prohibited unless the jurisdiction which has authority over the receiving
stream 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.
8.
The applicant shall be responsible for the assessments and the actual connection of sewer and
water to the existing house located on this project.
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 irrigation.
10.
Water service shall be via main line extension £rom the existing mains adjacent to the subject
site. The applicant shall be required to extend water mains to and through the proposed
development, thereby making them available to adjacent properties. The subdivision designer
to coordinate main sizing and routing with the Public Works Department. The applicant shall
execute City of Meridian standard forms of easements, for any mains that are required to
provide service.
Sanitary sewer to this site is being proposed via extension of a main line located in Eagle Road
past the southern boundary of this project. The conceptual engineering shows the sewer at
design grades greater than the minimum allowed for eight-inch sewer. The applicant shall be
responsible to construct sewer mains to and through this project. Subdivision designer to
coordinate main sizing, grades, and routing with the Public Works Department. Applicant shall
AZ-O5-027, PP-O5-027, CUP-O5-034
Maxtleld Subdivision AZ.PP.CUP.doc
17.
18.
19.
20.
21.
Mayor, Council, and P&Z Commission
P & Z Hearing Date: July 21, 2005
Page 10
execute City of Meridian standard forms of easements, for any mains that are required to
provide service.
12.
All sewer and water mains that are not in the ACHD right-of-way shall be centered in 20-foot
wide easements, said easements shall be free of mature landscaping and fixed vertical
structures.
The applicant shall be required to pay Public Works development plan review, and construction
inspection fess, as determined during the plan review process, prior to signature on the finallat
per Resolution 02-374.
13.
14.
Prior to signature of the final plat(s) by the City Engineer, 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. that has not been completed.
15.
All required sidewalks shall be constructed in accordance with MCC 12-5-2.K. Prior to
signature ofthe final plat(s), all sidewalks shall be constructed or a financial guarantee that said
improvements will be completed shall be provided (MCC 12-5-3).
16.
Streetlights will be required at locations designated by the Public Works Department. All
streetlights shall be installed at the expense of the Applicant. Typical locations are at street
intersections and/or fire hydrants. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
design and permit from the Public Works Department prior commencing installations.
Please submit 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. The
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.
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.
Place a note on the face of the final plat stating that vehicular access to Eagle Road is
prohibited.
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.
AZ-O5-027, PP-O5-027, CUP-O5-034
Maxfield Subdivision AZ.PP.CUP.doc
B.
C.
D.
Mayor, Council, and P&Z Commission
P & Z Hearing Date: July 21, 2005
Page 11
22.
Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the Applicant of responsibility for compliance.
23.
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
CONDITIONAL USE PERMIT ANALYSIS
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they fwd 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;
The retirement home use requires a minimum of one parking stall for every 5 beds in the
facility, or 15 stalls total (for 75 beds)(MCC 11-13-5.B). The site plan depicts 51 stalls being
provided on the retirement home lot. The minimum required off-street parking ratio is exceeded
for this use.
The applicant is proposing to set aside 10% of the site for open space. See Special
Consideration #2 below for detailed analysis of the open space and amenity requirements.
The applicant is not requesting any deviations to the City's standard building setbacks (yards),
open space requirements, parking, landscaping, or any other features required by ordinance.
Staff finds that the site is large enough to accommodate the proposed uses and all yards, open
spaces, parking, landscaping and other features required by ordinance.
That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
See Annexation and Zoning Analysis "A".
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;
Staff finds that the general design, construction, operation, and maintenance of the proposed
development should be compatible with other uses in the general neighborhood and with the
existing or intended character of the area. (See Annexation and Zoning Analysis)
That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity;
Staff does not anticipate that the proposed development will have an adverse impact on the
suITounding property. However, staff recommends that the Commission and Council rely upon
AZ-O5-027, PP-O5-027, CUP-O5-034
Maxfield Subdivision AZ.PP.CUP.doc
I.
.. .
Mayor, Council, and P&Z Commission
p & Z Hearing Date: July 21,2005
Page 12
public testimony, staffs analysis, and other agency comments when determining if the
proposed uses will adversely affect the 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 and Zoning Analysis "G".
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 and Zoning Analysis "H".
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".
H.
That the proposed use will have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public streets;
Please see Annexation and Zoning Analysis "1".
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 and Zoning Analysis "K".
SPECIAL CONSIDERATIONS (CUP/PD)
I. Planned DeveloDment: Except in the case of a PD, not more than one principal detached
building shall be located on a lot (MCC 11-4-7). The applicant has requested approval of a PD
to allow multiple structures on a single parcel. The applicant is not requesting to reduce or
modify any development standards established by City Ordinance.
2.
Amenities: MCC12-6-2.A requires two or more amenities to be provided with each PD. For the
required PD amenities, the applicant is proposing to set aside 10% of the land for open space
(see below), construct a gazebo, install a flower bed, and construct a clubhouse (future). Staff
believes that the proposed amenities are appropriate to the size and uses of the proposed
development. See Site Specific Condition #3 below.
Open Space: MCC 12-13-16-2 requires all multi-family residential planned developments to
provide common open space that equals or exceeds ten percent of the gross land area. The
AZ-O5-027, PP-O5-027, CUP-O5-034
Maxfield Subdivision AZ.PP.CUP.doc
4.
5.
6.
Mayor, Council, and P&Z Commission
P & Z Hearing Date: July 21,2005
Page 13
applicant is proposing to set aside 10% of the site as open space. See Site Specific Condition #4
below.
3.
Elevations: The applicant has submitted elevations and a materials list with the application.
Staff is supportive of the proposed elevations and materials shown on Sheets 4.00 and 4.10,
prepared by Medical Design Group. Staff believes that the proposed buildings will be
compatible with the uses in the area (architecturally and aesthetically), if the buildings are
constructed as shown on the submitted elevation sheets. When a Certificate of Zoning
Compliance (CZC) is issued for the buildings, staff will verify that the orientation and
construction of each building is consistent with the approved elevations submitted for this
development. All building construction should substantially comply with the elevations
submitted. Construction materials used on the structures should be approved by City of
Meridian Building Department and in accordance with the most recent Building Code. If any
significant modification(s) to the approved architectural design features and/or materials, as
determined by the Planning Director, are requested for building(s) in the future, the property
owner should submit a CUP modification. Said modification will require City Council
approva1. See Site Specific Condition #5 below.
SITE SPECIFIC CONDITIONS (CONDITIONAL USmm
1. All conditions of the concurrent Annexation and Zoning (AZ-05-027) and Preliminary Plat
(PP-05-027) shall also be considered conditions of the Conditional Use Permit (CUP-05-034).
The Planned Development site plan prepared by The Land Group, Inc., on 5-13-05, labeled PD-
1, is approved with the changes listed below.
2.
The project shall conform to the R-8 dimensional standards and uses, except as follows:
+ Multiple principal detached buildings may be constructed on a single lot.
No other variances, exceptions or reductions to the City adopted dimensional standards or uses
are approved with this CUP/PD application.
3.
As Planned Development amenities, construct a gazebo, a flower bed of at least 800 square-
feet, and a clubhouse, as proposed. Except for the clubhouse, which shall be constructed prior
to issuance of a Certificate of Zoning Compliance permit for the third retirement building, all
amenities shall be constructed prior to occupancy.
Set aside at least 10% of the gross land area for open space, as proposed.
All building construction shall substantially comply with the elevations prepared by Medical
Design Group, Sheets 4.00 and 4.10. Construction materials used on the structures shall be
approved by City of Meridian Building Department and in accordance with the most recent
Building Code.
All parking and areas of circulation shall be paved, striped, and meet the minimum dimensional
requirements of Meridian City Code. MCC requires 90-degree parking stalls to be 9-feet wide
by 19-feet long and have a minimum 25-foot wide drive aisle adjacent to them.
AZ-O5-027, PP-O5-027, CVP-O5-034
Maxfield Subdivision AZ,PP,CUP.doc
Mayor, Council, and P&Z Commission
P & Z Hearing Date: July 21, 2005
Page 14
7.
All internal sidewalks shall be constructed as submitted and in accordance with MCC 12-5-2.K.
Sidewalk shall be constructed adjacent to Falcon Drive, including adjacent to Lot 2.
8.
No building or other structure shall be erected, moved, added to or structurally altered, nor shall
any building structure or land be established or change in use on this site without first obtaining
a Certificate of Zoning Compliance (CZC) from the Meridian Planning and Zoning Department
(MCC 11-19-1).
9.
Prior to obtaining certificate(s) of occupancy, all development improvements, including
perimeter fencing, irrigation, and landscaping shall be installed. Prior to signature of the final
plat(s) by the City Engineer, a letter of credit or cash surety in the amount of 110% will be
required for all fencing, landscaping, pressurized irrigation, amenities, sewer, water, etc.
10.
This conditional use permit shall be valid for a maximum period of 18 months. If construction
has not begun within this timeframe, a new conditional use permit must be obtained prior to the
start of development.
Other Agency /Department Commen~s & Cond~
SANITARY SERVICES COMPANY (SSC)
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(s).
MERIDIAN FIRE DEPARTMENT
1. To qualify for an "R" occupancy, each building shall contain 5 or fewer non-ambulatory residents.
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 Yz" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
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. NOTE: No turnaround
required for driveway between buildings 1 and 2 due to buildings being fire sprinkled.
AZ-O5-027, PP-O5-027, CVP-O5-034
Maxfield Subdivision AZ.PP.CVP.doc
Mayor, Council, and P&Z Commission
p & Z Hearing Date: July 21, 2005
Page 15
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 at least 20' wide.
6. Provide a 20' wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section D1O3.6 Signs.
7. Operational fire hydrants, temporary or pennanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
8. 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.
9. The proposed multi-family lot has an unknown population 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.
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 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.
11. The first digit of the Apartments/Suites shall correspond to the floor level for any multi-story
buildings.
12. The applicant shall work with Fire Department staff to provide an address identification plan
including a pylon/monument sign at the required intersection (near the entrance).
13. The Fire Dept. has concerns about the ability to address the project and have the addresses visible
from the street which the project is addressed off of. Please contact Joe Silva (888-1234) to
address this concern prior to the public hearing. All buildings shall be addressed off of Falcon
Drive, not Eagle Road.
14. Provide exterior egress lighting as required by the International Building & Fire Codes.
15. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) ffom a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior ofthe 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).
AZ-OS-O27, PP-OS-O27, CUP-OS-034
Maxfield Subdivision AZ.PP.CUP.doc
Mayor, Council, and P&Z Commission
P & Z Hearing Date: July 21,2005
Page 16
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).
16. There shall be a fire hydrant within 100' of all fire department connections.
MERIDIAN PARKS & RECREATION DEPARTMENT
1. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (MCC 12-13-13-6) will be followed.
2. 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 to
discuss features that increase visibility, including but not limited to: doors and windows that
look out on the public areas, front porches, and adequate nighttime lighting. The landscaping
plan may need to be revised in accord with those discussions.
2. The proposed dwellings show more than 4 units that share a common entrance and/or stairwell.
Such configurations are a safety concern. Prior to the next public hearing, the applicant shall
meet with the Police Chief to address these concerns and revise the plans if necessary.
3. The proposed multi-family development shall limit landscaping shrubs and bushes to species
that do not exceed three feet in height.
ADA COUNTY HIGHWAY DISTRICT
Site Specific Conditions of Approval
1. Dedicate a total of 48-feet of right-of-way from the centerline of Eagle Road abutting the parcel
by means of a warranty deed. The right-of-way purchase and sale agreement and deed must be
completed and signed by the applicant prior to scheduling the final plat for signature by the
ACHD Commission or prior to issuance of a building pennit (or other required permits),
whichever occurs first. Allow up to 30 business days to process the right-of-way dedication
after receipt of all requested material. The owner will be paid the fair market value of the right-
of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a
letter of application to the impact fee administrator prior to breaking ground, in accordance
with the ACHD Ordinance in effect at that time (currently Ordinance #200), if funds are
available.
2. Construct a 5-foot concrete sidewalk on Eagle Road abutting the site. The sidewalk should be
constructed a minimum of 41-feet from the centerline of Eagle Road.
3. Construct Falcon Drive as one half of a 40-foot street section with vertical curb, gutter and a 5-
foot detached concrete sidewalk. Provide the District with an easement for the sidewalk that
extends outside of the right-of-way.
AZ-O5-027, PP-O5-027, CUP-O5-034
Maxfield Subdivision AZ.PP.CUP-doc
Mayor, Council, and P&Z Commission
p & Z Hearing Date: July 21, 2005
Page 17
4. Construct a 24-foot wide curb return type driveway that intersects Falcon Drive approximately
138-feet west ofthe east property line, as proposed. Pave the driveway its full width and at
least 30-feet into the site beyond the edge of pavement of the roadway and install pavement
tapers with 15.foot radii abutting the existing roadway edge.
5. All access to Eagle Road is prohibited.
6. 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.
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 ofthe 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.
AZ-O5-027, PP-O5-027, CUP-O5-034
Maxfield Subdivision AZ.PP.CUP.doc
Mayor, Council, and P&Z Commission
p & Z Hearing Date: July 21,2005
Page 18
10. No change in the terms and conditions ofthis 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.
STAFF RECOMMENDATION
Staff recommends approval of the Annexation and Zoning (AZ-05-027), Preliminary Plat (PP-
05-027) and Conditional Use Permit/Planned Development (CUP-05-034) applications with the
above mentioned conditions.
AZ-O5-027, PP-O5-027, CUP-O5-034
Maxfield Subdivision AZ.PP.CUP.doc
Joint School District No.2
911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
City of Meridian
33 East Idaho
Meridian, Idaho 83642
REeEIVED
1UN \ 5 1.0135
C\1Ý OF M,ER\~,~~c
C\TY CLERK. 0,. .
June 14,2005
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 Maxfield Subdivision will have a significant impact on school enrollments at
Lake Hazel Elementary. Lake Hazel Middle. and Mountain View High School.
Additional students will further compound the current overcrowded situation. Residents
cannot be assured of attending the neighborhood school, as it may be necessary to bus
students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 888-6701.
Sincerely,
£:!:þ
Supervisor of Facilities and Construction
-~
7~}1
.;;'~7" '"
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John S. Franden, President
Sherry R. Huber, 1st Vice President
David Bivens, 2nd Vice President
Carol A. McKee, Commissioner
Rebecca W. Arnold, Commissioner
June 29, 2005
RECEIVED
JUL - 5 2005
Subject:
The Land Group
462 East Shore Drive Suite 100
Eagle Idaho 83616
Maxfield Subdivision - MPP-05-027 - MCUP-05-034 - MAZ-05-027
2-Lot Subdivision
3295 East Falcon Drive
City of Meridian
City Clerk Office
To:
On June 28, 2005, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6177.
CC:
Project file, Construction Services, Utilities
City of Meridian
Cottage Investors II
1920 Mayflower Way
Meridian Idaho 83642
Ada County Highway District. 3775 Adams Street. Garden City, ID . 83714 . PH 208-387-6100 . FX 345-7650 . www.achd.ada.ld.us
"
~:'~it, '-
~
Right-of-Way & Development
Services
Planning Review Division
&'~u:tt; ~
This application does not require Commission action and is approved at the staff level on Tuesday
June 28, 2005. Tech Review for this item was held with the applicant on Friday June 24, 2005.
Please refer to the attachment for request for reconsideration guidelines. Staff contact: Andrea N.
Tuning, 208-387-6177-phone, 208-387-6393-fax, atuninaCâ2achd.ada.id. us
File Numbers:
Maxfield Subdivision I MPP-OS-Q27 , MCUP-OS-O34 , MAl-OS-O27
Site address:
3295 East Flacon Drive
Owner' Applicant:
Cottage Investors II, LLC
1920 Mayflower Way
Meridian Idaho 83642
Representative:
The Land Group, Inc.
462 East Shore Drive Suite 100
Eagle Idaho 83616
Application Information:
The applicant has subl1Jitted an application to the City of Meridian requesting annexation, rezone, conditional
use and preliminary plat approval to construct a 2-lot residential subdivision that will consist of 1-single-family
residential dwelling and 5-assisted living structures with a total of 75-beds on 4.7 -acres. The site is currently
zoned RUT and is proposed to be rezoned to R-8. The site is located on the southeast corner of Falcon
Drive and Eagle Road.
Acreage:
Current Zoning:
Proposed Zoning:
Buildable Lots:
Common Lots:
4.7-acres
RUT
R-8
2-lots
None
Vicinity Map
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1
A.
2.
3.
4.
5.
Findings of Fact
1.
Trip Generation: This development is estimated to generate 200 additional vehicle trips per day (10
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee wilJ be based on the impact fee ordinance that is in effect at that
time.
Traffic Impact Study: A traffic impact study was not required with this application.
Site Information: The site currently has one existing single-family dwelling.
Description of Adjacent Surrounding Area:
a. North: 4.82-acres zoned RUT
b. South: 1.0-acres zoned RUT
c. East: 4.67-zoned RUT
d. West: 4.82-acres and 5.0-acres zoned RUT
6.
Impacted Roadways
Eaale Road:
Frontage: 626-feet
Functional Street Classification: Minor Arterial
Traffic count: North ot Amity Road was 5,770 on 2-24-04
Level of Service: Better than LOS C
Speed limit: 50 MPH
An acceptable Level of Service for this segment of roadway is a Level of Service 0 based on
COMPASS Planning Thresholds
Falcon Drive:
Frontage:
Functional Street Classification:
Traffic count:
Speed limit:
535-feet
Local Street
Not Available
25 MPH
7.
Roadway Improvements Adjacent To and Near the Site
Eagle Road is improved with 2-traffic lanes with no curb, gutter or sidewalk abutting the site.
Falcon Drive is improved with 2-traffic lanes with no curb, gutter or sidewalk abutting the site.
8.
Existing Right-of-Way
Eagle Road has a total of 60-feet of right-of-way (30-feet from centerline).
Falcon Drive has a total of 50-feet of right-or-way (25-feet from centerline).
9.
Existing Access to the Site
The site has an existing 20-foot wide driveway that intersects Falcon Drive approximately 105-feet
west of the east property line.
10.
Site History
The District has not previously reviewed a development application on this site.
11.
Capital Improvements Plan/Five Year Work Program
This segment of Eagle Road (Victory Road to Amity Road) is included in the District's Capital
Improvements Plan. This segment of Eagle Road is anticipated to be improved to 3-traffic lanes with
vertical curb, gutter and a 5-foot detached concrete sidewalk within a total of 70-feet of right-of-way in
the year 2011-2015.
2
B.
Findings for Consideration
1.
Eagle Road
Right-ot-Way
District policy requires 96~teet ot right-ot-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks
and bike lanes.
. The applicant should dedicate a total of 48-feet of right-ot-way from the centerline ot Eagle
Road abutting the entire site.
Sidewalk
District policy requires 7-foot wide attached (or 5-toot detached) concrete sidewalk on all collector
roadways and arterial roadways (7204.7.2).
. The applicant should construct a 5-toot concrete sidewalk on Eagle Road abutting the site.
The sidewalk should be constructed a minimum ot 41-teet from the centerline ot Eagle Road.
Access
. No access points to Eagle Road have been proposed and none have been approved.
2.
Falcon Drive
Improvements
District policy 7202.8 and 72-F1A, requires roadways abutting commercial developments to be
constructed as a 40-toot street section with curb, gutter and 5-foot concrete sidewalk within 54-teet ot
right-of-way.
. The applicant should ,construct Falcon Drive as one half of a 40-foot street section with vertical
curb, gutter and a 5-foot detached concrete sidewalk. The applicant is proposing to construct
the sidewalk outside of the right-ot-way. The applicant should provide the District with an
easement for the sidewalk that extends outside of the public right-ot-way.
Access
District policy F2-F4 (1) and 72-F4 (2), requires driveways located on commercial/industrial roadways
to offset a controlled and/or uncontrolled intersection a minimum of 50-teet (measured near edge to
near edge).
District policy 7207.9.3 restricts commercial driveways to a maximum width ot 35-tee1. Most
commercial driveways will be constructed as curb-cut type facilities it located on local streets. Curb
return type driveways with 15-toot radii will be required for driveways accessing collector and arterial
roadways.
Graveled driveways abutting public streets create maintenance problems due to gravel being tracked
onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to
pave the driveway its full width and at least 30-teet into the site beyond the edge of pavement of the
roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge.
. The applicant is proposing to construct a 24-foot wide curb return type driveway that intersects
Falcon Drive approximately 138-feet west of the east property line. This driveway width and
location meets District policy and should be approved with this application.
3.
Other Access
3
C.
2.
3.
4.
5.
6.
1.
2.
3.
4.
5.
6.
7.
4
Eagle Road is classified as a minor arterial. All access to Eagle Road is prohibited.
Site Specific Conditions of Approval
1.
Dedicate a total of 48-feet of right-of-way from the centerline of Eagle Road abutting the parcel by
means of a warranty deed. The right-of-way purchase and sale agreement and deed must be
completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD
Commission or prior to issuance of a building permit (or other required permits), whichever occurs
first. Allow up to 30 business days to process the right-of.way dedication after receipt of all requested
material. The owner will be paid the fair market value of the right-of-way dedicated which is an
addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee
administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time
(currently Ordinance #200), if funds are available.
Construct a 5-foot concrete sidewalk on Eagle Road abutting the site. The sidewalk should be
constructed a minimum of 41-feet from the centerline of Eagle Road.
Construct Falcon Drive as one half of a 40-foot street section with vertical curb, gutter and a 5-foot
detached concrete sidewalk. Provide the District with an easement for the sidewalk that extends
outside of the right-of-way.
Construct a 24-foot wide curb return type driveway that intersects Falcon Drive approximately 138-
feet west of the east property line, as proposed. Pave the driveway its full width and at least 30-feet
into the site beyond the edge of pavement of the roadway and install pavement tapers with 15-foot
radii abutting the existing roadway edge.
All access to Eagle Road is prohibited.
Comply with all Standard Conditions of Approval.
D.
Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
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
1.
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2.
ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
5
-!
Request for Appeal of Staff Decision
1.
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.
6
--
II
Development Process Checkl ist
II
t8JSubmit a development application to a City or to the County
t8JThe City or the County will transmit the development application to ACHD
t8JThe ACHD Planning Review Division will receive the development application to review
t8JThe Planning Review Division will do one of the following:
DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
DSend a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of
a previous development application and that the site specific requirements from the previous development also appl:
to this development application.
t8JWrite a Staff level report analyzing the impacts of the development on the transportation system and evaluating thE
proposal for its conformance to District Policy.
DWrite a Commission level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
t8JThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
DFor ALL development applications, including those receiving a "No Review" or "Comply With" letter:
. The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Revie",
Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD,
then architectural plans may be submitted for purposes of impact fee calculation.)
. The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, includin,
but not limited to, driveway approaches, street improvements and utility cuts.
DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
0 Driveway or Property Approach(s)
. Submit a "Driveway Approach Requesr form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
0 Working in the ACHD Right-of-Way
. Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to
ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
Constroction (Subdivisions)
0 Sediment & Erosion Submittal
. At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division.
0 Idaho Power Company
. Vic Steelman at Idaho Power must have his ¡PCa approved set of subdivision utility plans prior to Pre-Con being scheduled.
0 Final Approval from Development Services
. ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
7
-
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--- ---
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PLANNED DEVELOPMENT
MAXFIELD SUBDIVISION
LOT 5 OFTHE AMENDED PLAT OF LOTS 3,
4, 5. 6 AND 7 OF GOLDEN ESTA TBS
SITUATED ß\I THE NORTH HALF OF THE
NW 1/4 OF SECTION 28
TOWNSHIP 3 NORTH, RANGE 1 EAST,
BOISE MERIDIAN,
CITY OF :MERIDIAN
, ADA COUNTY, IDAHO
2005
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PLANNED DEVELOPMENT
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PREUM'NAAY
PLAT
--
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(1-- g~~lR~~~ CENTRAL DISTRICT HEALTH DEPARTMENT
~HEALTH Environmental Health Division
DEPARTMENT
Rezone # I}Z; o.s ~ 0;1- 7
Conditional Use # (! a¡:J 6> S - 039'"
Preliminæy / Final/Short Plat fJfl ðS - ð,;l. 7
/f!I/XFf£LO .5Ud O/J//5/Z'1V
~ECEIVED
JUN ~3 Q 2005
Return to:
0 Boise
0 Eagle
0 Garden City
g Meridian
0 Kuna
OACZ
0 Star
Llty Of Meridian
City Clprk Oflice
0 1. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
05.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
"d 8. After writt~ approval from appropriate entities are submitted, we can approve this proposal for:
~ central sewage 0 community sewage system 0 community water well
interim sewage ~ central water
0 individual sewage tJ individual water
ø 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division O!Fnvironmental Quality:
¢ral sewage 0 community sewage system 0 community water
0 sewage dry lines ~central water
~o. Run-off is not to create a mosquito breeding problem.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
0 13. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
0 child care center
.14, Please see attached stormwater management recommendations Date: ~:Jb.1 o¥
)'115. #() æ3Ve.a~/6A.J /¡c {JE!/Etð./'¿,f£#/ Reviewed By:¡J1 tit.:
/5 5£1l¿!£ Þ 13 Y (! I ¡- Y tU4-twt I'!^JD SEtA.Je/l-
, /
Review Sheet
15726-00'EHO904
.' CENTRAL
rWHËALTH
DEPARTMENT
MAIN OFFICE. 707 N. ARMSTRONG PL. . BOISE, ID 83704-0825 . (208) 37S~S211 . FAX 327-8500
To prevent and treat disease and disability; to promote IIealthy lifestyles; and to protect and promote tile IIealtll 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 I 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 Alia 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 SI.
P.O. Box 1448
McCall, ID 83638
Ph. 634-7194
FAX: 634-2174
úmd.12="'M
Maxfield Subdivision
Subject: Maxfield Subdivision
From: "Ron and Jeanmarie Pattan" <rjpattan@yahoo.com>
Date: Thu, 30 Jun 2005 22:08:33 -0600
To: <bturner@cableone.com>
R E (; IE J1;l1:~] J)
JUL 2 î 2005
G~Ly OU\feridi&p
CIty Clerk o.ffi(;~"
Brady,
Regarding the Maxfield Subdivision, I do not support the application as is. I would commit to going to the
P&z to fight this application, as I do not want to see the R-8 zoning. I would be open to the Development
Agreement, vs trying to get the application denied, if we feel that is our best option in this case.
Thanks,
Ron Pattan
'", ""-'""":"'" ,"'..,
1 of 1
7/21/2005 3:02 PM
Maxfield Subdivision
Subject: Maxfield Subdivision
From: "Chantelle Krasinski" <cblackmer@cableone.net>
Date: Tue, 5 Jul 200521:47:19 -0600
To: <bturner@cableone.net>
CC: <haroldk@cableone.net>
,Ri E (~:{ ,F~ I\lEJI)
JUL 2 i 2005
City Of i\1eridi8x~
City Clerk Office
Hello Brady,
Thank you for the information on the property at the end of Falcon Dr. Sorry we have not gotten back to you
sooner. Our property was burglarized a couple weeks ago and they stole some checks, so it has been a
paperwork mess since then.
In answer to your questions:
1] We do not support the application as it. R-8 with no provision is completely out of character with the RUT
and even the R~3 zoning for Kingsbridge. We will fight that.
2] We are in complete agreement with your Development Agreement. A gross density of 1.28 is even lower
than Kingsbridge and we can use that to fight the Cope's when they decide to sell. We agree with you that it
would be best to have this in place prior to the hearing,
3] The only other condition that we would like to see included is that we would like their main access off Eagle
Road instead of Falcon. Eagle Road will be already set up with a turning lane and Falcon Drive is too close to
the EagleNictory intersection as it is with only five houses. I would think even ACHD would support that one.
4] Unfortunately, we will be on vacation the week of July 18-24. We will provide input either way, for or against
depending you the outcome of the agreement, in writing to the P & Z before we leave. You know us, we would
be at the meeting, but this is a family camping trip in southeastern Idaho with my father who has been battling
cancer. It looks like he is going to be OK and this is much needed family get together.
Let us know if there is anything we can do to help or if we need to call or write any letters. As usual, thank you
for keeping on top of things and keeping us in the loop.
Best Regards,
Chantelle Krasinski
3475 E. Falcon Drive
Meridian, 10 83642
884-5379
841-3081 (cell)
1 of 1
7/21/2005 3:01 PM
From: Itrule1@juno.com" <trule1@juno.com>
Date: Thu, 14 Jul 2005 22;03:15 GMT
To: bturner@cableone.net
Hi Brady, We wanted to acknowledge that we recieved the notes about the retirement
subdivision behind the Quicks. We are in Support of the things you mentioned in the
letter. However, we will be out of town next week on the night of the city council
meeting. Thanks, Renee Rule
Try Juno Platinum for Free! Then, only $9.95/month!
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1 of 1
7/21/20053:01 PM
maxfield subdivision
Subject: maxfjeld subdivision
From: Troy Quick - TestEng <tquick@micron.com>
Date: Thu, 30 Jun 2005 10:23:35 -0600
To: CableOne Mail <bturner@cableone.net>
R]--"i ."-"'j -t~"']"" -rEJY['~
. . <, " ", "1 k
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n ! I '? i ZaO5
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Brady,
(\:["--¡ 'C,fNieridisl'l.
.f U / ~ ffi"
i-,' j:. - r'l.er'- ¿ 0 . ce
1...;1',Ji V .>.
I am glad to hear the that city would not allow zoning for a retirement center to
influence decision of standard housing subdivision. It makes sense, since you are talking
apples and oranges. However city government very often is not very logical. I think a
development agreement would be a good idea. I do not think that he would have any problem
signing an agreement which basically states that he is going to complete the project as he
proposed to us. He attended all the meetings for the kingsbridge subdivision, so he is
well aware of what our orginized effort can accomplish. I am sure he wants none of that,
so would be glad to deal with th~s,.prior:,tQ.tneetirig. '.' The only thing that I would like to
see other than the structure count would be to increase rear offsets. It looks like from
the prelimary plan he gave us that he is setting the structures all the way to the minimum
15 or 20' rear setback line. It would be nice to increase that to at least 25~30r" Of
course even more would be better, but I am not sure what is reasonable to ask for.
Thanks,
Troy
P.S. On a different note. I understand that our cats have been causing you some
issues. I am sorry about that. As you are aware, cats are quite a difficult pet to keep
contained. But it is not fair, for you to have an impact in your yard from our animals.
So I would encourage you to go ahead and put in your high voltage system. We are aware
that this may shock our children as well, but they are not supose to be in your yard any
way. We try really hard to keep them out of your yard and have now explained to them that
if they step on or touch the netting that it will shock them. So if this may end up
helping keep both our cats and our kids out of areas they are not Suppose to be in.
1 of 1
7/21/20053:02 PM
Maxfield subdivision
Subject: Maxfield subdivision
From: "Lisa Job" <Iisajob@cableone.net>
Date: Fri, 1 Jul 200504:27:33 -0600
To: "CableOne Mail" <bturner@cableone.net>
R E~': {-"¡ T:¡" I' rT7I ]--\
"""ó.I ._~ \._,.'.L.J..'ê ..EJ"".}
J~ II ,'.. ')"'05
.. UL l ~ Lij
hi Brady,
got your update on the Maxfield (cottages) development.
C~t:/ Of Iv1e,jdí;:iIl
City Clerk Office
1. the developement agreement would be great if possible to obtain.
2. I don't like the RB zoning. Once it is approved, it is precidence. Why can't they just issue a special use on an R-3 zoning?
3. I don't have any additions to the development agreement without putting in some research time...which brings me to
..', ""'. '",.'., . ,"":
4. I am not willing to commit the time to this development right now.
....lisa
1 of 1
7/21/2005 3:02 PM