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HomeMy WebLinkAboutWindwalker Subdivision AZ MERIDIAN PLANNING & ZONING MEETING APPLICANT Beckit Development, Inc. July 21, 2005 AZ 05-030 ITEM NO. 16 REQUEST Public Hearing - Annexation and Zoning of 5.1 acres to R-8 zone for Windwalker Subdivision - 2770 South Locust Grove Road AGENCY COMMENTS CITY CLERK: . CITY ENGINEER: CITY PLANNING DIRECTOR: See attached staff report *? '-¡ ~ ~ '~ ~ . 'Q" ,~ '.¡;J ~ "'- ')<D CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: No comment CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: . CENTRAL DISTRICT HEALTH: See attached comments NAMPA MERIDIAN IRRIGATION: SETTLERS'IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: Date: l-Iq~) ~ff Initials: Phone: 8;gt1-ð7g~ Materials presented at public meetings shall become property of the City of Meridian. MAYOR Tammy de Weerd j CITY COUNCIL MEMBERS Keith Bird Christine Donnell Shaun Wardle Charles M. Rountree olfe;;dlJ:n ~ IDAHO :':"'"", ~¡ \' ,~ J~ Y þ. LEGAL DEPARTMENT (208) 888-4433 Fax 887-4813 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500 . Fax 898-9551 PLANNING AND ZONING DEPARTMENT (208) 884-5533 . Fax 888-6854 ",Hcr . 1903 STAFF REPORT: P&Z Hearing Date: July 21,2005 Transmittal Date: June 23, 2005 To: From: RECEIVED JUL 1 5 2005 CITy OF MERIDIAN CITY CLERK OFF/(;F j-,- . Annexation and Zoning of 5.1 Acres from RUT (Ada County) to R-8 (Medium Density Residential) by Beckit Development, mc. (File No. AZ-05- 030) Mayor, City Council and Planning & Zoning Commission Joseph R. Guenther, Associate City Planner L¡;llY'-- Michael Cole, Development Services Coordinator M G Re: Windwalker Subdivision . Preliminary Plat Approval of Twenty-Four (24) Single-family residential lots and Four (4) Other/Common Lots on 5.1 Acres in a Proposed R -8 Zone by Beckit Development, Inc. (File No. PP-05-030) 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, Beckit Development, Inc, has applied for Annexation and Zoning (AZ) and Preliminary Plat (PP) approval of Twenty-Four (24) Single-family residential lots and Four (4) Other/Common Lots on 5.1 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 24 single family residential lots. Each lot contains a minimum 4,000 square-feet for single-family residential attached dwellings and 6,500 square-feet for single-family residential detached dwellings (MCC 11-9-1). The 24 proposed building lots range in size from 4,900 square-feet up to 7,976 square- feet. All housing types are proposed as single-family residential. The applicant is proposing to develop this site in one phase. AZ.O5-030IPP-O5-030 Windwalker 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-8 (Medium Density Residential). The applicant has indicated a gross density of the proposed subdivision at 4.71 gross dwelling units per acre. This presented density is in accord with the proposed R-8 zoning district. The survey submitted for the site area by Briggs Engineering is listed as 5.1 acres, which does not include Locust Grove Road Right-of-way. The applicant is not requesting any modifications to the dimensional standards of the requested R -8 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 2770 S. Locust Grove Road, in Section 20, Township 3 North, Range 1 East. SURROUNDING PROPERTIES North: Single-family homes, zoned R-4 Inglenook Subdivision South: Single-family homes, zoned R-4 Sherbrook Hollows 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-8 subdivision may set the standard for infill development south ofI-84. OWNERS OF RECORD The property owner of record is John and Glenda Shipley, 2770 S. Locust Grove Road has signed an affidavit of legal interest for Beckit Development, Inc 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-O5-030IPP.O5.030 Wjndwalker.AZ.PP.DOC ... .- .. - --.---.-. - .----...- - - - .- -- ~,.._.. Planning & Zoning Commission/Mayor & City Council July 21,2005 (P&Z Hearing Date) Page 3 In Chapter VII 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-8 (Medium Density Residential). The R-8 district allows for a maximum of eight (8) dwelling units per acre (MCC 11- 7 - 2. C). Although staff would expect an R-4 zoning designation similar to the surrounding zone codes the R-8 schedule of bulk and zoning controls allows design criteria that better accommodate the proposed infill development.. The proposed residential density for this site is 4.71 gross dwelling units per acre as calculated by the applicant, or 24 units per 5.1 acres. Staff finds that the proposed zoning designation. R-8. is harmonious with and in accordance with the 2002 Comprehensive Plan and Future Land Use Map. which designates the land to be Medium Densitv Residential. There is a minimum target density of three dwelling units per acre in the Comprehensive Plan; the proposed gross density of Windwalker Subdivision is 4.71 dwelling units per acre which is slightly higher 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 subjectproperties. 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 (ACHD). This service will not change. The subject lands are currently serviced by the Meridian School District #2. This service will not change. AZ-O5-030Il'P-O5-030 . . . . Windwalk<r,AZ.PP.DOC Planning & Zoning Commission/Mayor & City Council July 21,2005 (P&Z Hearing Date) Page 4 AZ-O5-030IPP,05-030 . The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should sufJér no revenue loss as a result of the subject annexation. 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 ITom 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 pu1þose 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 4. 71 dwelling units per acre. . Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow (Chapter VI, Goal II, Objective A, Action 6) . The two street connections provided from Inglenook and Sherbrook Hollows have been connected as planned (see ACHD report for 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 I, 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. Windwalkcr.AZ.PP.DOC Planning & Zoning Commission/Mayor & City Council July 21,2005 (P&Z Hearing Date) Page 5 AZ-O5-030/PP-O5-030 (Chapter V Goal I Objective A Action 8) The applicant has requested a slightly higher density relative to the immediate vicinity and will be developing smaller lots, common drives, with a unique neighborhood attractiveness. The project is foreseen as being a retirement community with 1600-2200 square foot homes, staff has requested elevations be submitted prior to the Planning Commission Meeting of August 4, 2005 to determine how the homes would fit in the immediate vicinity. The 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 as required by ACHD. The designed proposal is unique to the neighborhood but stafffeels if designed correctly the clustered home concept would provide a good alternate home product for the general vicinity. . 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 low maintenance lot closer to the urban center. There are no single family attached products in the general vicinity and infill developments are encouraged to use the ordinance to the fullest extent. The applicant has not requested a planned development and has designed the proposal within the constraints ofMCC 11-9-1 schedule of bulk control for single family residences. Staff anticipates a retirement age buyer or a first time home owner who seeks a smaller, moderately priced, low maintenance home as the target client. These anticipatedfuture owners would also be harmonious with the larger lot, family oriented homeowners in Sherbrook Hollows and Inglenook developments. Staff would encourage the Planning Commission and Council to review the home designs with building footprints to determine the "fit" of the proposal into the neighborhood. Support infill of random vacant lots in substantially developed, single-family areas at densities similar to suITounding 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 an increase in density for the proposal with smaller lots, not requiring special considerations within the ordinance and comprehensive plan, see alsofmdings above. . . Apply design and perfonnance 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 foresee negative impact on surrounding development outside of the construction phase. The site has an existing residence which will be removed and the size, number, and quality of the houses is similar in nature to the surrounding Windwalker.AZ.PP.DOC Planning & Zoning Commission/Mayor & City Council July 21,2005 (P&Z Hearing Date) Page 6 developments that the proposal should be indistinguishable upon build out as an attractive neighborhood within a neighborhood. Staff finds that the proposed R-8 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 ofR-8. Medium 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. 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 E. Fireside Court via Inglenook Subdivision. There have been sewer capacity concerns south of the freeway; however those have involved projects sewering out of their service area into the Ten Mile Trunk. This project is not sewering out of its service area and is therefore not contributing to capacity issues. Based on the ACHD Long Range 2030 proposal, Locust Grove Road is anticipated to eventually be a three 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 Streets Simental Ave. and Fireside Ct. are ACHD rights-of-way and provide stub connection to the property ACHD and the City of Meridian will require the proposed development connect these roadways as proposed. AZ.O5-0301PP-O5.030 Windwallœr.AZ.PP.DOC Planning & Zoning Commission/Mayor & City Council July 21,2005 (P&Z Hearing Date) Page 7 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 is slightly higher than 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 hannonious 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 meets the standards set for open space. Lot 9 Block 1 provides 14,374 sq/ft of open space which is approximately 6% of the site. 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 or 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. This will created additional traffic, especially construction traffic during build-out. This change could be considered disturbing to residents in Inglenook and Sherbrook Hollows Subdivision for access to Locust Grove Road must be provided through these neighborhoods. According to ACHD, E. Horse Creek Street shall be designated "No Parking" which will create a problem for visitor parking at this location. Further, Meridian Fire will require the cul-de-sacs to be designed for 90' radius of paved turnaround, inside of curb. This will require a redraw ofthe project prior to final plat, if approved. AZ-O5-030/PP-O5-030 Windwalk<1'.AZ.PP,DOC Planning & Zoning Commission/Mayor & City Council July 21,2005 (P&Z Hearing Date) Page 8 The common lot listed as Lot 9 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 N ampa Meridian lITigation District. The proposed design creates a reduced anticipated rear yard setback for properties in Inglenook and Sherbrook Hollows subdivisions. (See Preliminary Plat Analysis, F) Projects such as Hacienda Subdivision have included lots with side to rear yard setbacks. 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 sewer and water mains necessary to serve this proposed development. Sizing and routing shall be coordinated with the Public Works Department. The applicant and/or future property owners will be required to pay park and highway impact fees. 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 AZ-O5,030iPP-05"O30 Windwalker,AZ.PP.DOC Planning & Zoning Commission/Mayor & City Council July 21,2005 (P&Z Hearing Date) Page 9 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, fumes, 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; The applicant is proposing to construct one public street extension into the site from Inglenook Subdivision and one extension from Sherbrook Hollows 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 should be designed in a manner to not allow traffic flow directly to Locust Grove Road. 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 detennine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. AZ-O5.030IPP-O5-030 Windwalker.AZ.PP.DOC Planning & Zoning Commission/Mayor & City Council July 21,2005 (P&Z Hearing Date) Page 10 L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592, 11-17-1992)? The R-8 zoning amendment will provide lots that are similar in nature to existing subdivisions in the near vicinity. Staff fmds 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 transitional 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 zoning of this property would be in the best interest of the City. PRELIMINARY PLAT ANALYSIS Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In detennining the acceptance of a proposed subdivision, the Commission and Council shall consider the objectives of this title and at least the following: 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. 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 [mancial 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 detennine this finding. (See finding "G" under Annexation and Zoning Analysis above, and the Agency Comments and Conditions at the end of this report for more detail.) AZ-O5-030/PP-O5"O30 Windwalker.AZ.PP,DOC Planning & Zoning Commission/Mayor & City Council July 21,2005 (P&Z Hearing Date) Page 11 E. The other health, safety or environmental problems that may be brought to the Commission's attention. The proposed design creates a unique situation for properties in Sherbrook Hollows to the south of the property and Inglenook to the north of the property. The nonnal rear yard to rear yard setbacks would be 15 feet each yard. This provides a minimum of 30 feet total separation from building to building. However the proposed design shows rear yards for existing development bordering the side yard of the proposed development. This provides a minimum of only 20 feet total separation from building to building. 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 detennine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. 1. PRELIMINARY PLAT SPECIAL CONSIDERATIONS Public Streets and Access: Connectivity (Sherbrook Hollows to Imdenook Subdivisions): The stub street from Sherbrook Hollows, Simmental A venue shall connect to E. Horse Creek Street and again north to Inglenook Subdivision on E. Fireside Court. 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 proposed landscaping design with the following considerations: Non-combustible fencing should be included on the eastern border of the Eight Mile Creek, and Locust Grove Road landscaping shall be designed according to MCC 12-13 Landscaping and maintained by the home owners association. See Site Specific Condition #7 below. Open Space: MCC 12-13-16 requires five percent of open space to be set aside for subdivisions of at least five acres in size. The applicant is proposing to set aside 14,374- sq ft of the site for open space. Most of this open space is at the eastern property boundary of the development and accessible to all lots of the subdivision. (MCC 12-13- 16-3). See Site Specific Condition #5 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 AZ-O5-030iPP-O5-030 Windwalker.AZ, PP.DOC 2. 3. 4. Planning & Zoning Commission/Mayor & City Council July 21,2005 (P&Z Hearing Date) Page 12 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 five-foot tall solid fence around the perimeter of the site. Staff is supportive of the proposed fencing. A detailed fencing plan should be submitted upon application of the final plat (MCC 12-4-10.F.3). Ifpermanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building pennit. 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 Creek shall be constructed with a non-combustible material. SITE SPECIFIC CONDITIONS OF APPROVAL (PRELIMINA.RY PLAT) 1. This Staff Report is based upon the preliminary plat prepared by Briggs Engineering on Revision Date June 10, 2005, and is approved with the conditions listed herein. All comments/conditions of the annexation and zoning (AZ-05-030) application shall also be considered conditions of the Preliminary Plat (PP-05-030). Construct E.Horse Creek Street to connect the north right-of-way line of E. Fireside Court to tie in with the 50-feet of right-of-way for Simmental Lane. Maintenance of all common area lots shall be the responsibility of the Windwalker Homeowners' Association. 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 AZ-O5"O30/PP-O5-030 Windwalker.AZ.PP.DOC 9. Planning & Zoning Commission/Mayor & City Council July 21,2005 (P&Z Hearing Date) Page 13 5. Set aside a minimum of 5% of the 5.10 acre site for useable common open space, as required. All areas being counted toward the open space requirement shall be free of "wet ponds" or other such nuisances. The required open spaces are subject to Ordinance 12- 13-14 and shall be fully vegetated with grass and trees, as depicted on the submitted landscape plan. 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. The submitted landscape plan prepared by Murillos Landscape, dated 05-19-05 is approved as submitted, with the following notes/modifications: . 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. . Landscape a minimum 25-foot wide buffer in the existing Locust Grove Road right- of-way and execute the required license agreement with ACHD. The landscape buffer along Locust Grove Road shall be planted with trees and shrubs, lawn, or other vegetative ground cover, with a minimum density of 1 tree per 35 linear feet, as proposed. Said landscape buffer shall be located beyond the required future street right-of-way, as proposed. . Depict a minimum of five-foot sidewalk in the Locust Grove Road Right-of-way or as required by ACHD Conditions of Approval. . All fencing along Eight Mile Creek shall be non-combustible fencing materials. The approved landscape plan is not to be altered without prior written approval of the Planning & Zoning Department. 8. The Eight Mile Creek shall be fenced appropriately with a six-foot tall non-combustible material and maintained free of noxious materials. 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. 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. AZ-O5-030iPP-05-030 Windwalker.AZ.PP.DOC 14. 15. 16. 17. 18. Planning & Zoning Commission/Mayor & City Council July 21,2005 (P&Z Hearing Date) Page 14 10. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13- 10-8. The applicant shall provide five-foot detached sidewalks adjacent to Locust Grove Road. 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 fi-om the sewer main in Locust Grove Road and extensions through Inglenook Subdivision. The applicant will be responsible to construct all sewer mains necessary 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 fonns 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 ofthe 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 fonns of easements, for any mains that are required to provide service. The landscape plan dated 5/19/2005 shows trees planted on each lot line. 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. If any water meters are located in common driveways shall be constructed of traffic rated materials per Meridian Public Works Standard Detail 7.05 (w) note 3 and Section 3.4 A.- 5. Direct lot access to Locust Grove Road is prohibited. A note shall be placed on the final plat restricting access to Locust Grove Road. A groundwater report from a Professional Geo-technical Engineer or Professional Soils Scientist shall be submitted to the Public Works Department. The consultant shall use any means deemed necessary to fonnulate is opinion on the groundwater elevations in this proposed development. The report shall be submitted to the Public Works Department a minimum of 10-days prior to their City Council Hearing Date. The preliminary plat indicates that a stonn drainage retention area is being proposed in common Lot 9, Block 1, but has not indicated with what means it will discharge AZ"O;;-O30IPP-O;;.030 Windwalkcr.AZ.l'P.DQC 6. 7. 8. Planning & Zoning Commission/Mayor & City Council July 21,2005 (P&Z Hearing Date) Page 15 subsurface or other means. The applicant shall revise the preliminary plat to indicate the means of discharge for the stonn water. 19. Any existing domestic wells and/or septic systems appurtenant with the existing house or other 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. 20. Any existing structures must be removed prior to the signature on the final plat by the City Engineer. 21. 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-8 zone shall be maintained. STANDARD CONDITIONS OF APPROVAL (PREYMINA~Y PLAT) 1. All grading of the site shall be perfonned in confonnance with MCC 11-12-3H. 2. Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to MCC 12-13-10-8. 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 pennits. 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. 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. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 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 detennined after power designs are completed by AZ.O5.030/PP-O5.030 Windwalk<r.AZ.PP.DOC 13. 14. 15. 16. 17. 18. Planning & Zoning Commission/Mayor & City Council July 21,2005 (P&Z Hearing Date) Page 16 Idaho Power Company. The street light contractor shall obtain design and pennit 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 stonns up to and including a tOO-year stonn 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 detennining 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. 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 nonnal groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above groundwater. The applicant shall be required to pay Public Works development plan review, and construction inspection fees, as detennined during the plan review process, prior to signature on the final plat per Resolution 02-374. Applicant shall be responsible for application and compliance with any Section 404 Pennitting that may be required by the Anny Corps of Engineers. Applicant shall be responsible for application and compliance with and NPDES Pennitting that may be required by the Environmental Protection Agency. Staffs failure to cite specific ordinance provisions or tenus of the approved annexation/preliminary plat approval use does not relieve the applicant of responsibility for compliance. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4. AGENCY COMMENTS AND CONDITIONS AZ"05-030/PP.O5.030 Windwalker.AZ,PP.DOC Planning & Zoning Commission/Mayor & City Council July 21,2005 (P&Z Hearing Date) Page 17 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 of500' 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 ofthe fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4W' 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 ofthe 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 DI03.6 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-05-030iPP-O5-030 Windwalk"'.AZ,PP,DOC Planning & Zoning Commission/Mayor & City Council July 21,2005 (P&Z Hearing Date) Page 18 typically defined as capital outlay for facilities that are located within 1.5 miles from a given location and sufficient operational funds to staffthe facilities. 11. 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-O5-030) and Preliminary Plat (PP-O5-030) applications with the conditions listed herein. AZ-O5-030/PP.O5-030 Windwalker.AZ.PP.DOC l/~l ~ CENTRAL (ir BE61I~ CENTRAL DISTRICT HEALTH DEPARTMENT Environmental Health Division RECEIVED JUL .. S 7005 Rezone # /) Z 0 S - tJ3O Conditional Use # Preliminary / Final/Short Plat 1/ - f (;..lJ / tJ 0 ølJc.~¡Ç tf.. City "of M..ridian City Clerk Office t:JS - CJ.30 I c 1U_t3 /)/ ;'/..5/ò~ Return to: 0 Boise 0 Eagle 0 Garden City ~ Meridian 0 Kuna OACZ 0 Star 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. do After wri7,' e approval from appropriate entities are submitted, we can approve this proposal for: ~ entral sewage g community sewage system 0 community water well interim sewage ~entral water 0 individual sewage 0 individual water ~9. The following plan(s} must be submitted to and approved by the Idaho Department of Health & Welfare, Division~nvironmental Quality: ~entral sewage ~~ommunity sewage system 0 community water 0 sewage dry lines ;u-entral water ~1 Q. 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 ~ 4. Please see attached stormwater management recommendations 015. 0 child care center Date: ~ Reviewed By)1l1 ../ 15726.001 EH0904 Review Sheet ~ CENTRAL {!tEtðìI~ , MAIN OFFICE. 707 N. ARMSTRONG PL. . BOISE, 10 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 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 Aila Counties Elmore County Office 520 E. 8th St. North Mountain Home, ID 83647 Enviro. Health: 587-9225 Family Health: 587-4407 WlC: 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 Umd.lh....o'o' , CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE July 21, 2005 ITEM # PROJECT NUMBER AZ 05-030 16 PROJECT NAME Windwalker Subdivision NAME (PLEASE PRINT) ¡rJ FOR c¡ . 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',...~, " -' _-I - -I - -. ,...'--- .- - - - - --'-' /'- -'-..-.,.~._- I I amGGS !HGIN!I!AING. INC, ~ ,.- - , ~~, --, -- 1 - - - . WIl\D WALKER SUBDIVISION ..'------ _--n"_--_"'" ....-,,---, "..____"n" " _--_.......n_"_.."" -"---"",,-,, .--- -,..----,...--"-"-,,,, co" ACII:::.L~ UN ~,,-I =AC'< :.'~:: ,'-Io :.":;¡ ':""'",',t 0"'" ~J-("--:.r\;"::i 16::,: "', (r,R'tI: '!J:¡',O . E~. [!p.: ::ï:t:~ ' i:¡~;:t--p;: L';' -' .;tCl\):;. Kl:I UO v",{::(V\ C ~, .. . '- """'~-at ..tIf'. '! -. ""'1' :J; ~ ~'- Right-ot-Way & Development Department Planning Review Division (3ø~ ed -:(f, ~ John $. Franden, President Sherry R, Huber, 1st Vice President David Bivens, 2nd Vice President Carol A. McKee, Commissioner Rebecca W, Amold, Commissioner July 19, 2005 RECEIVED <.~UL 2 1 2005 To: Beckit Development Inc. 2065 East Fairview Avenue Meridian, Idaho 83642 City of Meridian City Clerk Office Subject: Windwalker Subdivision I MPP-05-030 I MAZ-05-030 Annexation and Preliminary Plat 2770 South Locust Grove Road 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 ServÎces cc: Project file, Construction Services, Utilities, Meridian City, John & Glenda Shipley, Briggs Engineering Ada County HighwayDistrict. 3775 Adams Street. Garden City, ID . 83714' PH 208-387-6100' FX 345-7650' www,achd,ada.id,us ~. ~ Right-of-Way & Development Services ~~""'1.~ Planning Review Division ..;t~"- (k~ut1(, ~ 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, IbachmanCâ2achd.ada.id.us File Numbers: Site address: Applicant: Owner: Representative: Windwalker Subdivision I MPP.O5-030 I MAZ-O5-030 2770 South Locust Grove Road Beckit Development Inc. 2065 E. Fairview Avenue Meridian, Idaho 83642 (208) 884-0784 John and Glenda Shipley 2770 South Locust Grove Road Meridian, Idaho 83642 (208) 888-4239 Briggs Engineering, Inc. 1800 West Overland Road Meridian, Idaho 83642 (208) 344-9700 Application Information: The applicant has submitted an application to the City of Meridian requesting annexation with an R-8 zoning designation and preliminary plat approval to develop 24-lots, of which 16 lots will be duplexes and the remaining 8-lots will be single-family detached houses. Acreage: 5.10 Current Zoning: RUT Proposed Zoning: R-8 Buildable Lots: 24-lots Common Lots: 4-lots Vicinity Map: 1 A. 2. 3. 4. Findings of Fact 1. Trip Generation: This development is estimated to generate 148 additional vehicle trips per day 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 will 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 has one single-family dwelling with some out-buildings. All existing structures will be removed as part of this proposed development. 5. Description of Adjacent Surrounding Area: a. North: Inglenook Subdivision zoned R-4, with single-family residences. b. South: Sherbrooke Hollows Subdivision zoned R-4 with single-family residences. c. East: Tarawood Subdivision zoned R-4 with single-family residences. d. West: Salmon Rapids Subdivision zoned R-4 with single-family residences. 6. Impacted Roadways South Locust Grove Road: Frontage: 195-feet Functional Street Classification: Minor Arterial Traffic count: 4,588 south of Overland Road on 7/28/04 Level of Service: Better than C Speed limit: 50-MPH An acceptable Level of Service for this segment of roadway is level Service 0, East Fireside Court: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: 42-teet Local N/A N/A 20-MPH South Simmental Avenue: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: 50-feet Local N/A N/A 20-MPH 7. Roadway Improvements Adjacent To and Near the Site East Fireside Court is improved as a cul-de-sac stub street. South Simmental Avenue is improved as a standard local stub street with 50-feet right-ot-way and a 36-foot street section with curb, gutter and detached concrete sidewalk. This proposed subdivision will connect to both East Fireside Court and South Simmental Avenue. 8. Existing Right-of-Way 2 10. 11. B. 1. 2. 3. 3 South Simmental Avenue has 50-feet right-of-way. East Fireside Court has approximately 42-feet right-of-way. South Locust Grove Road has 90-feet of right-of-way. 9. Existing Access to the Site There is an existing private driveway on South Locust Grove Road, which leads to the single-family dwelling. This access will be removed as part of this proposed development. Site History The District has not previously reviewed a development application for this site. 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. Findings for Consideration East Fireside Court / East Horse Creek Street Right-of-Way and Improvements District policy 7240.4.3 allows a developer to construct a local urban residential street with a reduced width of 29-feet from back-of-curb to back-of-curb with curb, gutter and sidewalk. Policy restricts parking on one side of this reduced street section. . The applicant is proposing to construct East Fireside Court with 42-feet right-of-way, 28-foot street section, with vertical curb, gutter and 5-foot attached concrete sidewalk. The applicant should construct a 29-foot street section, within 42-feet of right-of-way. The applicant should obtain written approval from the Meridian Fire Department to allow this reduced street section width. The roadway should be signed for "No Parking" on one side. South Simmental 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. . The applicant is proposing to construct South Simmental Avenue with 50-feet of right-of-way. 36-foot street section, with rolled curb, gutter and a 5-foot wide detached concrete sidewalk. District policy figure 72-F1-A allows detached 5-toot wide concrete sidewalks with a 5-toot wide planter/landscape strip. . The applicant has not identified the proposed planter strip width. The applicant should be required to construct a minimum 5-foot wide planter strip, and should provide an easement for all sidewalks located outside of the right-at-way. South Locust Grove Road Right-at-Way and Improvements The adjoining road is not listed as a proposed project in the District's currently adopted Five-Year Work Program or in the currently adopted 20-year Capital Improvements Plan. As such, the applicant cannot receive reimbursement for dedicated right-of-way from available collected impact fees. . The applicant should dedicate 45-feet right-of-way on South Locust Grove Road. 4. C. 1. 2. 3. 4. The applicant should construct a 5-foot wide concrete sidewalk along South Locust Grove Road. All or part of the sidewalk may be placed in an easement provided to the District. Turnarounds The applicant is proposing to construct East Horse Creek Street with "snoopy" turnarounds. . The applicant should be required to construct an ACHD approved turnaround on East Horse Creek Street. The minimum standard "snoopy" turnarounds shall have a minimum of 18-foot radius. The applicant should also be required to submit a design of the turnaround for review and approval by District staff. Site Specific Conditions of Approval The applicant shall construct an ACHD approved turnaround on East Horse Creek Street. The minimum standard "snoopy" turnarounds shall have a minimum of 18-foot radius. The applicant shall submit a design of the turnaround for review and approval by District staff. The applicant shall dedicate 45-feet right-of-way on South Locust Grove Road. Construct a 5-foot wide concrete sidewalk along South Locust Grove Road. All or part of the sidewalk may be placed in an easement provided to the District. Construct South Simmental Avenue with 50-feet of right-of-way, 36-foot street section, with rolled curb, gutter and a 5-foot wide detached concrete sidewalk with a minimum 5-foot wide landscape strip. Provide an easement for any sidewalk outside of the right-of-way. Construct East Horse Creek Street and Fireside Court with a 29-foot street section. with vertical curb, gutter and 5-foot concrete sidewalk within 42-feet of right-of-way. 5. Provide written approval from the Meridian Fire Department to allow the reduced street sections, and sign the roadway for "No Parking" on one side. 6. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval 1. 2. 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. 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. 4 7. 8. 9. 11. E. 1. 2. 5 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. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Impact Fee Ordinance, It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District 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 Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 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 6 -' 7 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. 8 , , II Development Process Checklist II I8]Submit a development application to a City or to the County I8]The City or the County will transmit the development application to ACHD I8]The ACHD Planning Review Division will receive the development application to review I8]The 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. I8]Write a Staff Level report analyzing the impacts of the develapment on the transportation system and evaluating thE proposal for its conformance to District Polley. 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. I8]The 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\'l 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) D 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. D Working in the ACHD Right-of-Way . Four business days prior to starting work have a bonded contractor submit a ïemporary 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' ar you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) D 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. D Idaho Power Company . Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. D Final Approval from Development Services . ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con. 9 To Meridan Planning And Zoning Committee, ~EIVED ~L 192005 CITY OF MERIDIAN CrTY CLERK OFFICE Please allow my signature below to serve as proxy for my opposition to the Design and rezoning of application AZ 05-030, Wind Walker Subdivision. Name Address Phone # Signature Date ~ F. 0 U""I71.. Æb, I rì J..- t!. O<."./u(2..) Ii 1\1(.. t?æ.. \C(l'i f. :Duors~Jk. #b5 U I ~ t g E. () u..J 0,.. 5". k l CD 9f~ Mtcy '/~ lIDS ;If AAN1 :t! I u ~ 17 To Meridan Planning And Zoning Committee, Please allow my signature below to selVe as proxy for my opposition to . the Design and rezoning of application AZ 05-030, Wind Walker Subdivision. . /... .."'..~~3~':{. ". .l~":::f ie',.',:,., e.'.", ...;"..'...'.,....~...:.'~...:.',.'.'i:"...":.. ,.'"!Nj,~~"' 'TQMeridan Planning And Zoning Committee, Please allow my signature below to serve as proxy for my opposition to the Design and rezoning of application AZ 05-030, Wind Walker Subdivision. Name Address Phone # Signature Date Ils T,~Ð'1>r Lt- 'éi 7 - '1 Þ 7,;l... 7~ l}r-f)':; @ ;r:O_M:~d~~laJ1l]jngAnd Zoning Committee, ,\£>l~âse.~~~~:m)'SignâtUrebelow to serve as proxy for my opposition to :llieDèsi~..andr~zOlhngofäPplication AZ 05-030, Wind Walker Subdivision. 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'c- L[ au ~~~ ~~ :i=f, cp.. .x:. <> \c. ~ 0 LVt\GfS 4> ~ 0 c. l'\> œ, I ~ .u-J '\"----" ' - REVISION: BY, WIND WALKER SUBDIVISION BRIGGS ENGINEERING, INC. G'N< RiNG [ BRIGGS J ENGINEERS PlANN' 1800 W, OVERLAND ROAD' BOIS ERS SURVEYORS These drowin E, IDAHO 83705 ' (208)344-9700 gs, or any port' th on any Project or extensio~n arMf, sholl not be used wr,.tten agreement from SBrff this Project except by gg8 Engineering, Inc, SHEET ' , 1 OF 1 I O~P OPPOSITION BY SIGNATURE DWG DATE: 07/20/05 KDH DWG NO, SCALE 41206 1 "= 400' 41206-0PP,DWG , 11"">"... ~ ..." ., ¡'r"'¡ ,~ 0 t-' " I.n :; u !'-.. c:> "" "1 l-;,i~ <:::) ,-'-j f.r,e JI"" ~ '~~O -.. ..-- l' J.<:i ,... ""\ 5: H ~:1;,~ (~--.¡ ~:: .E :r -,- --J :)::J "'" .:' :::I >., :>-, _. ----"'\ -...0"'--' .~ ç:) Û ~ c 0 .- tn .- > .- -c .c :J UJ I- CI) ~ - CO ~ -c c: .- ;: ~ - Ct1 >.CJ)Q) .cErJ: -C .~ CJ) 0) = EO) ......, . - UJ 55 s :m.õ UJ Ct1 5 co ~-¡:> a..~Q5 - - Q) ~ Wind Walker Features . Unique design where garages do not face the street . Northwest Energy Star Subdivision - Wind Walker will save over 1 08,000 pounds of greenhouse gasses from the air every single year. . Yard maintenance is paid by HOA. . Mediterranean Architecture. . Plush landscaping. . Gazebo in one of the common areas and park benches . Sidewalks.