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HomeMy WebLinkAboutLarkspur Sub No. 2 CUPCuP os-o3s MERIDIAN PLANNING 8~ ZONING MEETING September 15, 2005 APPLICANT Larkspur I_LC ITEM NO. ~ S REQUEST Public Hearing -Conditional Use Permit for a Planned Development for reduced minimum lots size, frontages and setbacks on 10.30 acres in a proposed R-8 zone for Larkspur Subdivision No. 2 - 200 and 205 East Rosalyn Court 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: COMMENTS See attached Staff Comments ~~ lJ~~ " " - No Comment }~ Clc See attached Comments NAMPA MERIDIAN IRRIGATION: See attached Comments SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: See memo from Ron Sargent; memo from ITD (~ Contacted: (J~/v I ~ Date: ~ ~ Phone: ~ ~~f r~_ Emailed: Staff Initials: Materials presented qt public meetings shall became property of the City of Meridian. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF R$PORT. QUESTIONS? CALL (208) 884-5533 STAFF REPORT P & Z Commission Hearing Hearing Date: 9/15/2005 TO: Planning & Zoning Cossion FROM: Josh Wilson, Associate City Planner SUBJECT: Larkspur Subdivision No. 2 • AZ-OS-036 ~c ~}!v x rp~ "~ .;~ t l ~-~-~ .. yi,i ~.l ~i ~~ ~~ lit:\iiC.~ I' - j: '~, r~ Annexation and Zoning of 10.30 acres from RUT to R-8 • PP-OS-035 Preliminary plat of 49 building lots and 4 other lots in a proposed R-8 zone • CUP-OS-038 Planned Development for reduced minimum lot size, frontage, and setbacks in a proposed R-8 zone 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Larkspur LLC, has applied for Annexation and Zoning (AZ), preliminary plat (PP), and Conditional Use Permit for a Planned Development (CUP/PD) approval of 49 building lots and 5 common/other lots on 10.30 acres. The applicant submitted a revised preliminary plat prior to the public hearing which reduced the number of building lots to 49, committed to larger setbacks along the east boundary, and placed all of the lazgest lats along the east boundary in response to input from a neighborhood meeting with residents of Meridian Greens Subdivision. The site is located east of S. Meridian Road/SH 69, and south of Overland Road. This site is currently rural residential with three single family residences and accessory buildings. The site has not been previously platted. 2. SUMMARY RECOlV1MENDATION The subject property is within the Urban Service Planning Area. The subject applications (AZ, PP, and CUP/PD) were submitted to the Planning & Zoning Department for concurrent review. 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 proposed Larkspur Subdivision No. 2, submitted as AZ-OS-036, PP-OS-035, and CUP-OS-038 with the conditions of approval as outlined in this report. 3. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 200 & 205 E. Rosalyn Court /East of S. Meridian Road, south of Overland Road b. Owner: 200 E. Rosalyn Court.: Jose Luis Larrea 205 E. Rosalyn Court: Arlen E. Dowdy - _ Meridian, Idaho 83642 '~ :....., .. _ ..... Larkspur No. 2 AZ-OS-036, PP-OS-035 and CUP-OS-038 I'AG CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (2pg) gg4.5533 h. 4. PROCESS FACTS c. Applicant: Larkspur LLC 1771 N. Wildwood Street Suite 200 Boise, Idaho, 83713 d. Representative: Lance Warrick, Treasure Valley Engineers e. Present Zoning: RUT f. Present Comprehensive Plan Designation: Medium Density Residential g. Description of Applicant's Request: The applicant is requesting concurrent approval for annexation and zoning of the subject 10.30 acres to R-8, preliminary plat approval of 49 buildable lots, and conditional use permit approval for a planned development with reductions to the minimum lot size, street frontage and setbacks of the R-8 zone. The applicant is proposing 49 detached single-family lots. A gross density of 4.75 dwelling units per acre is proposed. As amenities, the applicant is proposing usable open space in excess of 10 percent of the site and a gazebo/barbeque area on Lot 9, Block 6. Access to the development is proposed from Blackspur Way to the north and from E. Rosalyn Court from the west. 1. Date of preliminary plat (attached as Exhibit A1): July 14, 2005 2. Date of landscape plan (attached as Exhibit A3): July 14, 2005 Applicant's Statement/Justificatior (from the submittal material): The applicant has stated: "The Larkspur No. 2 Planned Development is proposed to be composed of single family homes for seniors. The proposed ... single family homes are designed for individuals who desire small yards with a minimum amount of maintenance." The letter also states: "This use is compatible with adjacent properties in the neighborhood such as Larkspur Subdivision No. 1, which includes 40 single family homes, a beautifully designed and landscaped Assisted Living Facility with care for seniors, and ideal neighborhood office space." a. The subject application will in fact constitute an annexation and/or rezone as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 16, a public hearing is required before the City Council on this matter. b. The subject application will in fact constitute a preliminary plat as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 12 Chapter 3, a public hearing is required before the City Council on this matter. c. Newspaper notifications published on: August 29, 2005 and September 12, 2005 d. Radius notices mailed to properties within 300 feet on: August 19, 2005 e. Applicant posted notice on site by: September 5, 2005 5. LAND USE a. Existing Land Use(s): Rural residences and vacant land b. Description of Character pf Surrounding Area: Existing c. Adjacent Land Use and Zoning 1. North: Larkspur Subdivision, zoned R-8. Larkspur No. 2 AZ-OS-036, PP-OS-035 and CUP-OS-03$ PAG CITY OF MERIDIAN PLANNING DEPARTMENT STAFF RI~PORT. QUESTIONS? CAL[, (20$) 884-5533 2. East: Meridian Greens Subdivision, zoned R-4. 3. South: Vacant land and rural residences, zoned RUT (Ada County) 4. West: Vacant land and rural residences, zoned RUT (Ada County) d. History of Previous Actions: N/A e. Existing Constraints and Opportunities 1. Public Works: (Michael Cole, Development Services Coordinator) Location of sewer: Extension of mains in Larkspur #1 Location of water: Extension of mains in Larkspur #1 Issues or concerns: The 10-foot easement on the eastern and southern property line of this development does not meet standard NMID requirements. 2. Vegetation: Mature trees around existing residences to remain 3. Flood plain: NA 4. Canals/Ditches Irrigation: None an property. 5. Hazards: None on property. 6. Proposed Zoning: R-8 7. Size of Property: 10.3 acres 8. Description of Use: Single-Family £ Subdivision Plat Information 1. Residential Lots: 49 2. Nori-residential Lots: N/A 3. Total Building Lots: 49 4. Common Lots: 5 5. Other Lots: N/A 6. Total Lots: 54 7. Open Lots: 5 8. Residential Area: 10.3 acres 9. Gross Density: 4.75 units per acre g. Landscaping 1. Width of street buffer(s): None required; the subdivision has frontage on local roads which require no landscape buffer for residential subdivisions. 2. Width of buffer(s) between land uses: None required; the subdivision is surrounded by lands designated for, or developed as, single family residential. 3. Percentage of site as open'space (PP and PD applications): 10.1 % of land included in Planned Development (.81 acres) 4. Other landscaping standards: Common open space shall be suitably improved for its LarkspurNo. 2 AZ-OS-036, PP-OS-035 and CUP-OS-038 PAG CITY aF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIpNS? CALL (208) 884-5533 intended use and shall include at least 1 deciduous tree per 8,000 square feet and lawn. h. Conditional Use Information 1. Non-residential square footage: 0 square feet 2. Proposed building height: 35' per the R-8 district 3. Number of Residential units: 49 i. Planned Development Characteristics: 49 detached single-family homes j. Amenities: 10.1% open space, gazebo/barbeque area, and connection to multi-use pathway. 1. Proposed and Required Residential Standards R-8 (detached) Setbacks Proposed Required Front Living Area 15 1 S Front Accessed Garage 20 z0 Street side Living Area 15 15 Side 4 5 Rear 12 15 Rear (E. side of Blackspur Way) 25 15 Frontage 42 65 Lot Size 4108 6500 m. Summary of Proposed Streets and/or Access: All internal streets are proposed as public. All sidewalks are 5-feet wide and are attached to the curb. For detailed Conditions of Approval on the public streets and access points to public streets, please see the attached Exhibit S. 6. COMMENTS MEETIlVG On August 26, 2005 Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments and recommended actions as Conditions of Approval in the attached Exhibit B. 7. COA'IPREHENSIVE PLAN POLICIES AND GOALS Staff fords the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics below policy): • Require that development projects have planned for the provision of all public services. (Chapter VII, Goal III, Objective A, Action 1) When the City established its Area of City Impact, it planned to provide City services to the subject property. 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. Larkspur No. 2 AZ-OS-036, PP-OS-035 and CUP-OS-038 PAG CITY OF MERIDIAN FLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 • The subject lands currently lie within the jurisdictivn 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. • The subject lands currently lie within the jurisdiction of the Ada County Shea°~s Office. Once annexed the lands yvill be serviced by the Meridian Police Department (MPD). • The roadways adjacent to the subject lands are currently owned and maintained by tlae Ada County Highway District (ACHU). This service will not change. • The subject lands are currently serviced by the Meridian School District #2. This service will not change. • The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. 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 Department, Meridian Utility Billing Services, and Sanitary Services Company. • Protect existing residential properties from incompatible land use development on adjacent parcels (Chapter VII, Goal N, Objective C, Action 1) The applicant is proposing a single family development. The existing residential properties to the east and the approved residential subdivision to the north are compatible with the proposed development. ~ Support a variety of residential categories (lpw-, medium-, and high-density single family, multi- family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities (Chapter VII, Goal N, Objective C, Action 10) The subject property is designated Medium-Density Residential an the Future Land Use Map. The applicant has proposed a density consistent with the requested R-8 zone (4.75 d. u./acre). Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow (Chapter VI, Goal II, Objective A, Action ~) As part of the Larkspur Subdivision approval, a stub street was required to the northern boundary of the subject site. The applicant is proposing to extend this stub street, Blackspur Way, and provide three additional stub streets to the adjacent properties. The applicant is also connecting to an existing road, E. Rosalyn Court, at the western boundary of the project. City staff and ACRD are supportive of the connectivity plan for this area (see ACLID comments and conditions for details). Review new development for appropriate opportunities to connect to local roads and collectors in adjacent develppments. (Chapter VI, Goal II, Objective A, Action 13) See bullet above. • Require new urban density subdivisions which abut or are proximal to existing low density residential land uses to provide landscaped screening or transitional densities with larger, more comparable lot sizes to buffer the interface between urban level densities and rural residential densities. (Chapter VII, Goal I, Objective D, Action 8) Larkspur No. 2 AZ-OS-036, PP-OS-035 and CUP-OS-03$ PAG CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QII.ESTIQNS? CALL (208) 884-5533 'The applicant has proposed a development in which the larger lots in. the development are on the periphery, while the smaller lots are internal. The Comprehensive Plan calls. for higher density on this site, up to 8 dwelling units per acre. Staff recognizes that there are some existing low density residential land uses to the east and believes that the proposed transition (to smaller lots) is desirable for the City. • Permit new residential, commercial, ar industrial developments only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City. (Chapter 1V Goal II, Objective A) All urban services can be made available to this site. ZONING ORDINANCE a. Zoning Schedule of Use Control: Meridian Gity Code 11-2-1 lists single family detached homes as permitted use in the R-8 zoning district. b. Purpose Statement of Zone: R-8 Medium Density Residential District: The purpose of the R-8 district is to permit the establishment of single- and two-family dwellings at a density not exceeding eight (8) dwelling units per acre. This district delineates those areas where such development has or is likely to occur in accord with the comprehensive plan of the city and is also designed to permit the conversion of large homes into two family dwellings in well-established neighborhoods of comparable land use. Connection to the municipal water and sewer systems of the city is required. c. General Standards: As part of the PD, the applicant is requesting modifications to the general lot size, street frontage and side yard setback standards of the R-8 zone. Other than the requested modifications, the proposed development substantially complies with all of the general standards of the Meridian Zoning Ordinance. 9. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation 1 • AZ/RZ Application: Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Zoning Ordinance, staff believes that this is a good location for the proposed single-family residential subdivision. Please see Exhibit D for detailed analysis of facts and findings. The annexation legal description submitted with the application (stamped on July 14, 2005 by Robert Hinckley, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. That the applicant will be responsible for all costs associated with the sewer and water service extension. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells maybe used for non-domestic purposes such as landscape irrigation. That all future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. All future uses shall not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare pr odors. Larkspur No. 2 AZ-OS-036, PP-OS-035 and CUP-OS-038 PAG CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUI~STIONS? CALL (208) 884-5533 2. FP Applicatian: Existin homes to remain: The existing homes on Lots 12 and 13, Block 6 and Lot 9, Block 7 are proposed to remain and are contained on larger lots to accommodate the existing structures and uses. All structures not contained within the boundaries of a lot are to be removed. See Site Specific Condition 1.1.2. Common Drives: Lots 39 and 40, Block 4 are proposed to have approximately 21 feet of frontage per lot and shall share a common drive. The common drive shall be a minimum of 16 feet in width and meet the standards set forth in MCC 12-4-14. See Site Specific Condition 1.1.3. Landsca e Plan; The applicant submitted a revised preliminary plat prior to the public hearing which addressed concerns of neighboring developments. The landscape plan submitted with the application has not been revised to reflect the changes, and shall be revised as follows. See Site Specific Condition 1.1.5: • Illustrate the proposed landscaping on Lot 34, Block 4. Illustrate the proposed landscaping an Lot 4, Block 6. • Illustrate the proposed landscaping on Lot 43, Block 8. • Illustrate how the reduction in width on Lot 9, Black 6 and Lot 8, Block 7 will affect the proposed landscaping and amenities shown on the submitted landscape plan. ROW on E. Rosal Court: The continuance of E. Rosalyn Court into the project will eliminate the current cul-de-sac and leave unused ACRD right-of way adjacent to Lots 12, 13, and 14, Block 6 and Lot 9, Block 7. The applicant shall vacate the unused right-of--way and include said land in the adjacent lots prior to submittal of the final plat. See Site Specific Condition 1.1.6. CUP Applicatian: O ens ace/Amenities: The applicant has proposed three amenities with the Planned Development: open space in excess of 10%, a gazebo and barbeque area for residents, and connection to a City of Meridian multi-use pathway system through a connection to Larkspur Subdivision No.1. Staff fords that the amenities are appropriate for the neighborhood and meet the criteria outlined in MCC 12-6-2. See Site Specific Condition 1.3.1. Reductions to Dimensional Standards: As part of the Planned Development, the applicant has requested reductions to the lot frontage, minimum lot size, and setbacks for the R-8 zone. The applicant has requested reduction to the minimum lot~size for 45 of the 49 building lots, and reductions in minimum street frontage for 42 of the 49 building lets. The approved reductions to dimensional standards are detailed above. See Site Specific Condition 1.3.2. Bufferin from Meridian Greens: The applicant submitted a revised preliminary plat prior to the public hearing which reduced the number of building lots to 49, committed to larger setbacks (25') along the east boundary, and placed all of the largest lots along the east boundary in response to input from a neighborhood meeting with residents of Meridian Greens Subdivision. Staff supports the modifications to the plat as an appropriate transition from the R-4 zoning to the east to the proposed R-$ zoning on the subject site. See Site Specific Condition 1.3.3. Larkspur No. 2 AZ-OS-036, PP-OS-035 and CUP-OS-038 PAG CITY OF MERIDIAN PLANNING DEPARTMENT S7"AFP REPORT, QUESTIONS? CALL (208) 884-5533 b. Staff Recommendation: Staff recommends approval of AZ-OS-036, PP-OS-035, and CUP-OS- 38 for Larkspur Subdivision Na. 2, based on the Findings of Fact as listed in Exhibit D and subject to the conditions of approval as listed in Exhibit S as attached to this report. 10. PROPOSED MOTION Recommend Approval I move to recommend approval to the City Council of File Numbers AZ-OS-036, PP-OS-035, and CUP-OS-038 as presented in the staff report for the hearing date of September 15, 2005, the preliminary plat dated July 14, 2005, and the site plan dated July 14, 2005 with the following modifications to the conditions of approval: (add any proposed modifications). Denial I move to recommend deny File Numbers AZ-OS-036 and CUP-OS-038 as presented in the staff report for the hearing date of September 15, 2005, the preliminary plat dated July 14, 2005, and the site plan dated July 14, 2005 for the following reasons: (you must state specific reasons for denial. They should address how the applicant might re-do the application to gain your recommendation for approval), 11. EXHIBITS A. Drawings 1. Preliminary Plat (dated: July 14, 2005) 2. Approved Elevations 3. Landscape Plan (dated: July 14, 2005) B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department S. Parks Department 6. Sanitary Service Company 7. Ada County Highway District C. Legal Description D. Required Findings from Zoning Ordinance Larkspur No. 2 AZ-OS-036, PP-OS-035 and CUP-OS-038 PAG CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 A. Drawings I . 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Approved Elevations ~~.;TIz. ~ ~, Airy. rl I ~I I ~ ~~ f I ~ ~; __'.L~ .a e 4 i il. ~'~~ -, I ,_~, ;~ ~ ~ I I ~ ~_~ I~~~ ,~:k i" .m ~ i r ~ _ o ~ ,~~,. _~ i , ~~" ~,,, I~ bc7~ ~ "r_'-r I ~.. --~ ,F .~. - ' ~ a 'I I k=-h- y I I ~~ ~ ~~ ~~ ~ ~~ E I.` ~ I ~ ._ _~- ." I ~ . _.. --- ~. I ~I I - - ~~ ;~ i_~r _ ~1! 1 _~© ©j [,L 1 ^.~ ~ i T1~J ._-~ ._. ~: ' i i 1 ir'~"° r a , I ~ ~';, .~~ i i~! ~ J '~~ ~~,, ~:~ ~, i ~~ y -i 0 I~ m n -, .. - IZ I i ~ ~I~ i~ ~ ~ ~ ; ~'r~y GI~ ~ ~ ~ ~ 7ED MASON 513-.~ ~NRE H9MES ~:.., s,....` ..~.• F j I~4 fl*~q I ~~ ~ I I {, ~ I I i ~ LARKSPUR SUBDIVISION Noy ~ aft !I" E,~%TER~DH EI.EVA~ _ ~1- ~ ~~~3 ~CP1~ITY . _. ~. ~~~~~ ~ •"~ W141„NO d9i18N INL A-2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUES'T'IONS? CALL (20$) 884-5533 ~~~r~,l' .. ,..._... __._......_ I` ~..I_i,~l &i ~_ w ie IS ~~ '~ ,~ ~~~-' Iz ~ I,; ~~~ ,;~ ~ ~ j j~' ~' I l:~.f~1 ~t~q ( m~ re ~ .. ~ ~:-~; ,,, ~, I~ ~ ; ~~ r:~ t ~s r ~-- ~~ ~ ' ~~ ~ lu r ~+ I~ ~ i I ~i;l~i . ~ e ! I II I I~~1~` I ~ ~ ~ I~, ~-,^ -~' I '. ~~ I ~ ,~ i~~~w` ~ r !~` ,,; , Il~ ~ ~~ ~ ~` ~~ ,~~~~~~ !~;__ ~ ~i I~ ~ a~ J ,'~0. ~~ ~~1- ~._.. ~ `- I~ i I r' ~~~ ~ ; 7A m ' ----/r ,~._~ io ; I i~I I ~-----~, ~ ~_ ,. . r.: ~ ,_ al~Jiaf9; i is Y ~ i a if, raj -- ?~;,~I Ilfll~~ .I~il EO MA$ ON 51 ' 1w11RE ~np(YtEg w" _ LARKSPUR Sl1A(aIYbION Nn 7 ~ ... .~ Y~~q E7(TERIpft ELEyATI()NS ~ a.... -111 ~~~~ ~~~~'~ ~ ~K1MNG OE6~0N A-3 CITY OP MERIDIAN PLANNING DEPARTMENT STAFF RI;PpRT. QUESTIONS? CALL (208) 884-5533 ~~ ~. ;: ~ +r I ti ti; ~ I'S: IjI~ N~ ,. i I r ~ -.L.,, '~ ~ 'y~~ is ~~' . ~i~i,~ iT~f ~1, ,-~.~,~1 I~T_~~~' ~I i( i7 I'~ ~ .ll:~~R'~i 'u I ' ~ ~ . y' N m~ IL ~ A ~ j . ~.~ ~, I~ I i f ~ Ij' i:L I i I~ 'z ~ ~ ~j f, ,,, I ~ [J ~ , I i i I l; ,r.. ;'~i~- . :-,, ~ G •~ a: . :-5; I~ ) fF~ ~ 1.', ~ A (III i F i i I~FlpF1 ~ - I ~ I~ N. z ircrr ~ •+ ~~~,~~ ~~I ~Ia.,..r .'....'1., -. -~ ~~,~....- .... I' ~ ~,'~a. ' I Y ~'~L III tl?I ~ ~ ~~~ 'i w , ~~ I~ ,~'~,III~ ,A ~ ~~ ~ i ~~ j j~ i ~; ~-~~ '~ f ~ ~4~~ ~ }, ~ ~ d.k , reb ro+ASON 5ia rvRE F~ y ~ ~~~~~ I I I! I I I I ~i EVERT N ~p~OR E~EVATION~~NryTON ~$~13N IN[ A-4 CiT'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 3. Landscape Plan (dated: July 14, 2005) F g~>; ~~. ;~_ ~:~: - ~~~ -' F ~ ~'~ ~_ ~ Eli ~EtB E~ ~~ +~ A a t ~~~ L t „ d, i ~e A L t ~~~ ~~ ~ ~'+ r ~~ >>--- ~ 1 E~~a ' ~ti ~a ti >> ~ ~~ ~ 6 ` ~ 4ili t ~i~ ~! 0 ,1~ ,I ~ ~ _, ~~' -N ~ ;t Utz ~P~ a'~ON X~ E A C S!! a°~~r~6 ~ ~ ~ ~~ it'~ ~ ~ ~ yao rE9 ~ ~ 0 ~ aE ~ ~ ~~t ~ ~ ~ ~~1 ~ _~ ~Og 1 ~ ''~ 1 t Y ~~ ;F RF F" 1 ro~~~E x OyNER/OErp,AUPEN ~~j "~ "w«'~.~rd Y~.ar oArs a6HCRrPTIpM i. '~' ~ LARKSPURS LLC. i ~ ~ r re ¢rurm, ~ ~ n=ovae ~sr, wu mn I~ _. r ~ ~ce.Nyvi A-5 CITY OP MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 B. Conditions of Approval I. Planning Department 1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT 1.1.1 The preliminary plat labeled as Sheet P-1 prepared by Treasure Valley Engineers, dated August 31, 2005, is approved, with the conditions listed herein. All comments/conditions of the accompanying Annexation and Zoning (AZ-OS-036) and Conditional Use Permit (CUP-OS-038) applications shall also be considered conditions of the Preliminary Flat (PF-OS-035). 1.1.2 All structures not contained within the boundaries of a lot are to be removed. 1.1.3 Lots 39 and 40, Block 4 shall share a common drive. The common drive shall be a minimum of 16 feet in width and meet the standards set forth in MCC 12-4-14. 1.1.4 The landscape plan prepared by Treasure Valley Engineers, labeled Sheet L1, is approved with the following change(s): • Illustrate the proposed landscaping on Lot 34, Block 4. • Illustrate the proposed landscaping on Lot 4, Block 6. • Illustrate the proposed landscaping on Lot 43, Block 8. • Illustrate how the reduction in width on Lot 9, Block 6 and Lot 8, Block 7 will affect the proposed landscaping and amenities shown on the submitted landscape plan. With the final plat application, submitted revised copies of the landscape plan with the changes listed above. Other than the changes listed above, the approved landscape plan is not to be altered without prior written approval of the Planning & Zoning Department. 1.1.5 The continuance of E. Rosalyn Court into the project will eliminate the current cul-de-sac and leave unused ACHD right-of--way adjacent to Lots 12, 13, and 14, Block 6 and Lot 9, Block 7. The applicant shall vacate the unused right-of way and include said land in the adjacent lots prior to submittal of the final plat. 1.1.6 Maintenance of all common areas shall be the responsibility of the Larkspur Subdivision No. 2 Homeowners' Association. 1.2 GENERAL REQUIREMENTS-FRELIMIlVARy PLAT 1.2.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to MCC 12-13-10-8. 1.2.2 All areas approved as open space shall be free of wet ponds or other such nuisances. All stormwater detention facilities incorporated into the approved open space are subject to MCC 12- 13-14 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated surface materials shall not be used in open space lots, except as permitted under MCC 12-13- 14. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by staff If the stormwater detention facility cannot be incorporated into the approved open space and still meet the standards of MCC 12-13-14, then the applicant shall relocate the facility. This may require losing a developable lot or developable area. It is the responsibility of the developer to comply with ACHD, City of Meridian and all other regulatory requirements at the time of final construction. B-1 CITY OF MERIbIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 1.2.3 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, asingle-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. 1.2.4 The applicant shall submit a detailed fencing plan with the final plat application for the subdivision. 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. 1.2.5 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. 1.2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per MCC 12-4-13, unless otherwise approved by Settlers Irrigation District. Plans will need to be approved by the appropriate imgation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer prior to final plat signature. 1.2.7 Staffs failure to cite specific ordinance provisions or terms of the approved annexation conditional use does not relieve the applicant of responsibility for compliance. 1.2.8 Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4. 1.3 SITE SPECIFIC REQUIREMENTS-CONDITIONAL USE PERMIT 1.3.1 The approved amenities aze as follows: open space in excess of 10%, a gazebo and barbeque area for residents, and connection to a City of Meridian multi-use pathway system through a connection to Larkspur Subdivision No.l . 1.3.2 The approved minimum dimensional standards are as follows: Setbacks Front Living Area 1 S Front Accessed Gazage 20 Street side Living Area 1 S Side 4 Rear 12 Rear (E. side ofBlackspur Way) 2S Other Min. Frontage 42 Min. Lot Size 4,10$ 1.3.3 Lots 26-40, Block 4 shall have a 2S-foot rear setback. 1.3.4 The submitted elevations are approved, with the following changes: All garage doors in the development shall have at least two windows. s-2 CITY OF MERIDIAN PLANNINCr DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 2. Public Works Department 2.1 All structures not fully contained on a lot or not meeting setback requirements shall be removed prior the City Engineer's signature on final plat. 2.2 All existing houses that are to remain shall be hooked up to City of Meridian services as soon as municipal services are finaled and activated. The applicant shall be responsible for the physical hook-up, as well as the payment of assessments. Revise note 12 on the face of the preliminary plat to indicate this condition. 2.3 All existing domestic wells, septic systems and appurtenances within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8. 2.4 The applicant has indicated that the pressurized irrigation system in this development will be owned and operated by Nampa and Meridian Irrigation District. Evidence of a license agreement with this entity shall be provided prior to scheduling of apre-construction meeting. 2.5 The preliminary plat indicates both a pressurized and gravity irrigation main being installed in the standard 10-foot rear easement. The applicant shall widen the easement to extend 5-feet past the center line of the outermost pipe, or submit permission from Nampa and Meridian Irrigation District that the sub-standard easement is acceptable. 2.6 Sanitary sewer service to this site is being proposed via extension of mains in Larkspur #1. The applicant shall be responsible to install mains to and through this proposed development thereby making them available to adjacent properties, coordinate main size and routing with the Public Works department. Cover over saxutary sewer mains shall be no less than 3-feet from finish grade to the top of the pipe. If cover is less than 3-feet from the sub-grade to the top of pipe alternate pipe materials shall be used per City of Meridian Standard Specifications. 2.7 Water service to this site is being proposed via extension of mains in Larkspur #1, and a second connection in Meridian Road. The applicant shall be responsible to install mains to and through this proposed development, thereby make them available to adjacent properties, coordinate main size and routing with the Public Works Department. The applicant shall execute standard forms of easements for any mains that are required to provide service. 2.8 All rear lot lines shall have a 10-foot Public Utilities Drainage, and Irrigation easement dedicated with the plat. 2.9 Street signs shall be in place, water system shall be approved and activated, fencing shall be installed, drainage lots constructed, road base shall be approved by the Ada County highway District, and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 2.11 All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized vxigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the fmal plat per Resolution 02-374. B-3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QllE3TIONS? CALL (208) 884-5533 2.13 Prelirxunary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4. 2.14 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.15 Applicant shall be responsible for application and compliance with and NPDES Permitting that maybe required by the Environmental Protection Agency. 2.16 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. Developer shall coordinate mailbox locations with the Meridian Post Office. 2.17 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.18 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.19 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.20 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by the Public Works Department. All streetlights shall be installed at suhdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are determined after power designs aze completed by Idaho power Company. The street light contractor shall obtain design and permit from the Public Works Department prior to commencing installations. 3. Fire Department 3.1.1 One and twp family dwellings will require afire-flow of 1,000 gallons per minute available far duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of S00' apart. International Fire Code Appendix C 3.1.2 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. 3.1.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a) Fire Hydrants shall have the 4 %" outlet face the main street ar 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 corners when spacing permits. fl Fire hydrants shall not have any vertical obstructions to outlets within 10'. g) Fire hydrants shall be place 18" above (wish grade. h) Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. 3.1.4 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. B-4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPpRT, QUESTIONS? CALL (208) 884-5533 3.1.5 All entrance and internal roads shall have a turning radius of 2$' inside and 48' outside radius. 3.1.6 Insure that all yet undeveloped parcels are maintained free of combustible vegetation. 3.1.7 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought an site. 3.1.8 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 parkuig only on one side. These measurements shall be based on the face of curb dimension, 3.1.9 The proposed 49-lot subdivision with an estimated 2.9 residents per household would have a total estimated population of 142 residents at build out. 4. Police Department 4.1.1 The proposed development and/or plat do not offer natural surveillance opportunities of the public areas. Prior to the next public hearing, the applicant shall meet with the Police Chief and/or Planning Staff to discuss features that increase visibility, including but not limited to: doors and windows that look out on the public areas, front parches, and adequate nighttime lighting. The site plan and/or landscaping plan shall be revised in accord with those discussions. 4.1.2 Fencing on Lots 8 and 10, Block 6, and Lots 7 and 9, Block 7, shall allow visibility from the street or shall not exceed four feet in height if solid fencing is used. 5. Parks Department 5.1.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance (MCC 12-13-13-6) will be followed. 5.1.2 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. 6. Sanitary Service Company 6.1.1 SSC has no comments related to this application. 7. Ada County Highway District A. Site Specific Conditions afApproval Extend Rosalyn Drive into the site from the west property line, as proposed. 2. Extend South Blackspur Way into the site from the north property line approximately 102-feet west of the east property line, as proposed. Extend a stub street to the south property line approximately 139-feet east of the west property line, as proposed. 4. Construct a stub street to the west property line approximately 79-feet north of the south property line, as proposed. Install a sign at the terminus of the roadway that states, "This road will be extended in the future." Remove the proposed turnaround at the terminus of Tobago Place and construct a stub street to the west property line that is located approximately 100-feet south of the north property line. Construct a temporary turnaround at the terminus of the roadway and Install a sign at the terminus of the roadway that states, "This road will be extended in the future." B-5 CITY OF MERIbIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 6. Construct South Blackspur Way, East Amalie Drive, East Tobago Place and the stub street to the south as a 34-foot street section with rolled curb, gutter and S-foot concrete sidewalk's within 46- feet ofright-of--way, as proposed. 7. Construct East Rosalyn Drive as a 34-foot street section with rolled curb, gutter and 5-foot attached concrete sidewalks within 46-feet ofright-of--way to match the remainder of the subdivision and area. Comply with all Standard Conditions of Approval. B. Standard Conditions of Approval 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 maybe 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. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACRD 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 ACRD right-of--way. The applicant shall contact ACRD Traffic Operations 387-6190 in the event any ACRD 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. B-6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 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 lave in effect at the time the change in use is sought. B-7 CITX OF MERIDIAN PLANNING bEPARTMENT STAFF REppR'i', QUESTIQNS? CALL (208) 884-5533 C. Legal Description ' , r { ~ r1 ~ ~~ r_/~f! I\:,`'JN(~~"1~(I(f(L.~'('i 1, 1'l.'i: h'/~\(, ~EZdNr` tra~~arry r~~scRt~TtoN FOR L.ARKSPl1R SLIF3[]IVISIpN No. 2 gab fJc D4U8'i Jl.rly i4, 200.5 Lots 3 and 4 in =dn~or+ds Subuiveyion, Efaar. 33, r}dge 2050. Ada County Ptat ~;ecords. within Section 19, T3N, f~1E, g"P~., City of Meridian, Ada Gaunty, Idaho, described by metes and bn.rr~ds as follows- COMMENCING at the West i/4 Corner of said Section 19, marked by an %~Itrrriinum Gap Monument a; per corner perpetuabnn recc~rri Inst. No. 9149705, thence, along the West Line of saki Section 19, North 0"55'DD~~ East, .352 93 ie~,t; thence, South 89"57'32" least, a distance of 520,$7 feet, to Northwest t~ orner et I..at 3 of said I`dmonds Subdivision, ar~d the pC~INT CyF Bt=GINNIf~IG, thence along the North Line of said l_ot 3, South 89°57'32" East, 5pt 43 feat, to the Narthcast corner thereat thence along the East Line of said Edmonds Subdivision, South l"i>7°a7~55~~ West, 824.15 feet, to a found 1/2 inch rebar marking the Southeast c.,,orner of Lot 4 of said Edmonds Subdivision; thence along the South Line of said Lot 4, North 89°FT16" West, x04.31 feet, to the Southwest Corner thereof; thence North Up°00'09" East, 3$5.98 feet, to a point on the right-of-way of Rosalyn Court, as shown on said Alat. thence along said right-af-way, the foll:_,winy thrEe (3) calls: 1, North 89°59"56" East, 54.33 fee:, to a 2U.UG forJt radrus curve to the right; 2 along said curve, an arc length of, 23.62 feet, through a central angle of 67°22'48", and having a chard which hears, South 56°18'27" East. 22.19 feet, to a reversing 45.00 foal radius curve to the left; 3 along said curve, an arc length of. 194.29 feel, through a central angle of 247°22'48", and having a chord which bears, North 33°41'33" East. 74 88 feet, to a point on the West Line of said t. at 3; the,ncQ along said West Line, North 00'Ot7'Oq" East, 38i 96 feet, to the Pf31NT OF 5E'C~INNINC~. Containing 10 29 ar;res. more ar less. aev GYP vp(, BY~ ~ V~~-^`~ ~ ~ .r 'rr~ip~La'~~pur•5°urhum;,ds'.Gr:w m,. ice: v;;n':.i~?.'+;-c:iA: n.,~hESC QiJi_ MPRiDis~N Pc1~Lll: WaRYSS CtEPT. C-1 CITY QF MERIDIAN PLANNING bEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 D. Required Findings from Zoning Ordinance 1. Aruiexation and Zoning Findings: The Commission and Council shall 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 zonng amendment: The following is the list of standards• found in 1 X-15-11 and analysts 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; See Comprehensive Plans and Policies as listed in staff report item #7 above. Staff supports the zoning and finds the proposal in general accord 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• Xs 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 detached single-family residential uses are allowed within the requested zoning district of R-8. The applicant is requesting to modify some of the dimensional standards of the R- 8 zone and has submitted a conditional use permit for a planned development. 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 fmds that recent residential developments in this area have been approved for development similar to the proposed subdivision, with single-family residences. Staff finds that the area is changing and this site is eligible for annexation and zoning. E• Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the requested zoning and proposed density meets the anticipated range for a medium density urban project. Based on the Comprehensive Plan, staff believes that the existing parcels i_n the area (north) have ah-eady been approved with similar densities and allowances for alternate products and designs are encouraged. Staff also finds that the proposed zoning/uses can be designed and constructed in a manner that will be harmonious with, and appropriate in appearance with, the existing and intended character of the surrounding area. The proposal meets the standards of MCC 12-13-16 Residential Subdivision Open Space which states that "common space shall equal or exceed five percent of the gross land area of the subdivision. This requirement shall apply to all single family residential subdivisions of five acres or more." D-1 CITI` OF MERIDIAN PLANNING DEPARTM$NT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 Staff does not find that the proposed zoning/uses will adversely change the essential character of area. Staff recommends that the Commission and Council rely on staffs analysis, public testimony received and any comments submitted from any other agencies or departments regarding whether this property should be annexed as proposed. F• Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; Staff does not anticipate that the proposed residential uses will be hazardous as long as the conditions outlined in this report are complied with and construction traffic and house construction is conducted in a manner consistent with City Code. 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 far the establishment of proposed zoning amendment shall be able to provide adequately any of such services; The applicant will be responsible for the extension of all utilities necessary to serve this proposed development. Sizing and routing shall be coordinated with the Public Works Department. The applicant and/or future property owners will be required to pay park and highway impact fees. ACRD has submitted a staffreport with site specific and standard conditions as attached in Exhibit B7. On August 26, 2005, a joint agency/department comments meeting was held with representatives of key service providers to this property. Based on the joint agency/department meeting and other comments received from agencies/departments, staff finds that the public services listed above can be made available to accommodate the proposed development. The Commission and Council should reference any written and/or verbal testimony submitted by any public service provider, regarding their ability to adequately service this project. H. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; If approved, the developer will be financing the extension of sewer, water, local street , infrastructure, utilities and irrigation services to serve the project. The primary public costs to serve the future residents will be fire, police and school facilities and services. Staff finds there will not be excessive additional requirements at public cost and that the proposed zoning and subsequent development will not be detrimental to the community's economic welfare. I. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; D-2 CITY OF MERIbIAN PLANNING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533 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. .T. 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; ACHD is supportive of the proposed streets. If is designed and constructed as approved by the ACRD and the City, staff dpes not believe that the subdivision will create interference with traffic on the surrounding public streets. 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 aze removed should be mitigated for, per the Landscape Ordinance. Staff fords 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 maybe presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. L. 1s 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 diversity in lot size from the existing subdivisions in the vicinity. Staff finds that all essential services are available or will be provided by the developer to the subject property and will not require unreasonable expenditure of public funds. The applicant is proposing to develop the land in general compliance with the City's Comprehensive Plan. Subdivisions of medium density have already been approved for development to the north and this is a logical expansion of the City limits. In accordance with the findings listed above, staff finds that annexation and zonin of this roe would be in the best interest of the Cit . 2. Preliminary Plat Findings: Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Comrxiission 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; Please see Annexation and Zoning Findings Item A above. B. The availability of public services to accommodate the proposed development; Please see Annexation and Zoning Findings Items G and H above. D-3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPURT. QUESTIONS? CALL (208) 884-5533 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, the subdivision will not require the expenditure of capital improvement funds. D• The public financial capability of supporting services far the proposed development; Please see Exhibit B for comments and conditions from other agencies and departments. E• The other health, safety or environmental problems that may be brought to the Commission's attention. Staff is not aware of any health, safety or environmental problems associated with the development of this subdivision that should be brought to the Council or Commission's attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. 3. CUP Findings: The Commmission 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 shall fmd evidence presented at the hearing(s) is adequate to establish (11-17-3): A. That the site is large enough to accommodate the proposed use and all yards, open spaces, parking, landscaping and other features as may be required by this ordinance; As part of the Planned Development (PD) the applicant is requesting relief from the standard street frontage, lot size and side setback requirements of the R-8 zone as required by Meridian City Code. Staff finds that the subject property is large enough to accommodate the requested use and all other required ordinance features. Although the site is large enough to accommodate all of the features required by ordinance, the applicant has asked, through the Planned Development, to modify specific development standards. B• That the proposed use and development plan will be harmonious with the Meridian Comprehensive Plan and in accordance with the requirements of this Ordinance; Staff finds that the proposed single-family residential subdivision is generally harmonious with and in accordance with the 2002 Comprehensive Plan and Future Land Use Map, which designates the land to be "Medium Density Residential" (provided the Commission and Council grant the requested planned development). Please see Annexation and Zoning Findi-ngs~A. C. That the design, construction, operation, and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area; Please see Annexation and Zoning Findings E. D. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity; D-4 CITY OF MIrRIDIAN PLANNING DEPARTMENT STAFF REPQRT. QUESTIONS? CALL (208) 884-5533 Staff recommends that the Commission and Council rely upon public testimony, staff's analysis, and other agency comments when determining if the proposed uses will adversely affect other properties in the vicinity. E. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such services; Please see Annexation and Zoning Findings G and H, the Other Agency/Department Comments and Conditions in Exhibit B, and any comments that maybe submitted to the City Glerk regarding this project. F. That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; Please see Annexation and Zoning Findings 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 traffc, noise, smoke, fumes, glare or odors; Please see Annexation and Zoning Findings 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 Findings J. The Commission and Council should review any comments received from the ACRD and/or 1TD regarding this project when determining this finding. I. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. Please see Annexation and Zoning Findings K. D-S John 5. Franden, President Sherry R. Huber, 1st Vice President David Givens, 2nd Vice President Carol A. McKee, Commissioner Rebecca W. Arnold, Commissioner August 23, 2005 To: Larkspur LLC 1771 North Wildwood Stret Suite 200 Boise Idaho 83713 Subject: Larkspur #2 50-Lot Residential Subdivision 200 and 205 East Rosalyn Court ~~ :~ Imo-, ~,~ ' ; ~ ~ ~S" t'~".." - ~~j~ ~ tl ~~~~ City of Meridian City Clerk Office On Augsut 23; 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 208-387-8177. Sincer y, Andrea N. Tuning Planner III Right-of way & Development Services, Planning Division CC: Project file, Construction Services, Utilities City of Meridian Treasure Valley Engineers 5880 East Franlin Road Suite 220 Nampa, Idaho 83887 Jose Luis Larrea 205 Rosalyn Meridian Idaho 83642 Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • ~( 345-7650 • www,achd.ada.id.us ~ ~ _ Right-of--Way & Development Services r ` ~~ Planning Review Division CHI] ~~~~~ ~~ This application does not require Commission action and is approved at the staff level on TuesdayAugust 23, 20p5. Tech Review for this item was held with the applicant on Friday August 19, 2p05. Please refer to the attachment for request for reconsideration guidelines. Staff contact.' Andrea N. Tuning, 208-387 6177- phone, 208-387-6393-fax, atunin achd.ada.id.us File Numbers: Larkspur Subdivision #2 Site address: 200 and 205 East Rosalyn Court Owner: Jose Luis Larrea 205 Rosalyn Court Meridian Idaho 83642 Applicant: Larkspur LLC 1771 North Wildwood Street Suite 200 Boise Idaho 83713 Representative: Treasure Valley Engineers 5680 East Franklin Road #220 Nampa, Idaho 83687 Application Information: The applicant has submitted an application to the City of Meridian requesting~annexation, rezone, conditional use and preliminary plat approval to construct a 50-lot single-family residential subdivision on 10.3-acres. The site is currently zoned RUT and is proposed to be rezoned to R-8. The subdivision is proposed to contain 5D-residential lots and 4-common lots. The site is located at the terminus of Rosalyn Court just east of State Highway 69 (Meridian Road). Acreage: 10.3-acres Current Zoning: RUT Proposed Zoning: R_g Buildable Lvts: 50-Lots Common Lvts: 4-Lots Vicinity Map A. Findings of Fact 1. Trip Generation: This development is estimated to generate 480 additional vehicle trips per day (20 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 3. Traffic Impact Study: A traffic impact study was nat required with this application. 4. Site Information; The site has two existing single-family dwellings. 5. Description of Adjacent Surrounding Area: a. North: Larkspur Subdivision #1 b. South: 7,83-acres zoned RUT c. East: Meridian Greens Subdivision d. West: 4.54-acres and 4.48-acres zoned RUT 6. Impacted Roadways Rosalyn Court Frontage: ~~~ Functional Street Classification Traffic count: Speed limit: 272-feet Local Street Not Available (estimated to be approximately 40 VTPD) 20 MPH Blacks ur Wa Frontage: 50-feet Functional Street Classification: Local Street Traffic count: Not Constructed Speed limit: 20 MPH State Hi hwa 69 Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Calderwood Drive Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: None Principal Arterial South of Qverland Road was 21,966 on 10-22-02 Better than C 55 MPH None Collector East of Highway 69 was 800 on 10-29-02 Better than C 20 MPH 7. Roadway Improvements Adjacent To and Near the Site Rosalyn Court is currently improved with 24-feet of pavement with NQ curb, gutter or sidewalk. Blackspur Way is currently under construction. Blackspur Way will be constructed as a 34-foot street section with rolled curb, gutter and 5-foot concrete sidewalk within 46-feet of right-of--way. 8. Existing Right-of-Way Rosalyn Court has a total of 50-feet of right-of--way (25-feet from centerline). Blackspur Way has a total of 46-feet of right-of-way (23-feet from centerline). 2 9. Site History The District has not previously reviewed a development application on this site. 10. Capital Improvements Plan/Five Year Work Program The Overland Road/State Highway 69 intersection is programmed in the District's Five Year Work Program and Capital Improvements Plan to be reconstructed in the year 2007. The intersection will be reconstructed with 7-lanes at each approach. This project is a collaborative project with the Idaho Transportation Department. B. Findings for Consideration Stub Streets District policy 7203.5.1 states that the street design in a proposed development shall cause no undue hardship to adjoining property. An adequate and convenient access to adjoining property for use in future development may be required. If a street ends at the development boundary, it shall meet the requirements of sub section 7205, "non-continuous streets." District policy 7205.5 states that stub streets will be required to provide intro-neighborhood circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub street must meet the following conditions: 1. A stub street shall be designed to slope towards the street intersection and drain surface water toward that intersection, unless a satisfactory storm drain system is installed. 2. The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. • The applicant is proposing to extend Rosalyn Drive into the site from the west property line. Staff is supportive of the applicant's proposal to extend Rosalyn Drive. • The applicant is proposing to extend South Blackspur Way into the site from the north property line approximately 102-feet west of the east property line. Staff is supportive of the applicant's proposal to extend South Blackspur Way into the site due to the fact that South Blackspur Way was approved by the District in 2004 with the preliminary plat application of Larkspur Subdivision #1 as a stub street that was anticipated to be extended into this parcel in the future. • The applicant is proposing to extend a stub street to th® south property line approximately 139-feet east of the west property line. This stub streef is anticipated to serve the 7 83- acre site located directly to the south. Staff is supportive of the applicant's proposal to construct a stub street in this location. • The applicant is proposing to construct a stub street to the west property line approximately 79-feet north of the south property line. This stub street i~ anticipated to serve the 4.48 -acre site located directly to the south. Staff is supportive of the applicant's proposal to construct a stub street in this location. • The applicant is currently proposing to construct an alternative turnaround at the terminus of East Tobago Place. Staff is recommending that the applicant remove the proposed turnaround and construct a stub street to the west property line that is located approximately 100-feet south of the north property line. By extending East Tobago Place to the west property line, East Tobago Place would serve the 4.54-acre parcel to the west and would eventually connect into Rosalyn Drive. By connecting into Rosalyn Drive, the applicant would reduce response time to the residence an Block 7, would create interconnectivity within this area, would eliminate the alternative turnaround and would revert some developable ground back to the developer. 3 3. Street Sections . Standard Street Sections District policy 7204.4.2 states, "developments with any buildable lot that is less that 1-acre in si typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewa ksl. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width ma be allowed, depending on traffic volumes forecast to be generated by the development. Concrete y sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width. District policy 72-F1A, allows local residential public roads with a 33-foot street section with parkin on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed g 1,000 and the appropriate fire department reviews and approves the street section. The proposed density of development that will utilize the internal local residential streets is anticipated to generate less than 1,000 vehicle trips per day. • The applicant is proposing to construct South Blackspur Way, East Amalie Drive, East Tobago Place and the stub street to the south as a 34-foot street section with rolled curb, gutter and 5-foot concrete sidewalk's within 46-feet of right-of--way. Although the District does not have a standard street section that is 34-feet in width, staff is recommending that the applicant be granted a modification of policy to construct this street section due to the fact that the street section includes all of the components of an allowed street section (a minimum of 30-feet of pavement, curb, gutter, sidewalk and a utility easement). Reduced Street Section District policy 7204.4.1 states that right-of--way widths for. all streets and highways shall not be less than 50-feet wide except in unusual cases. Any request to the District to approve a street with a right-of-way width less than 50 must prove by clear convincing evidence that the facts and circumstances of the development warrant a finding of an exceptional case. The applicant must show that the roadway will be used for residential purposes, there will be no possibility that the street will be extended in the near future and the traffic volumes on the street are not forecast to exceed 200 vehicles per day. District policy7240.4.3 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 reduced street sections. The applicant is proposing to construct East Rosalyn Drive as a 29-foot street section with vertical curb, gutter and 5-foot attached concrete sidewalks within 42-feet of right-of--way. With the extension of Rosalyn Drive in to this site, Rosalyn Drive is anticipated to carry volumes of traffic that exceed 200 vehicle trips per day and has the potential to be a main roadway within this residential area once the area is fully developed. As such, the applicant should construct East Rosalyn Drive as a 34-foot street section with rolled curb; gutter and 5- footattached concrete sidewalks within 4G-feet of right-of--way to match the remainder of the subdivision and area. 4• Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). • The internal roadways meet the minimum offsets required by District policy. 4 C. Site Specific Conditions of Approval Extend Rosalyn Drive into the site from the west property line, as proposed. 2. Extend South Blackspur Way into the site from the north property line approximately 102-feet west of the east property line, as proposed. 3. Extend a stub street to the south property line approximately 139-feet east of the west property line, as proposed. 4. Construct a stub street to the west property line approximately 79-feet north of the south property line, as proposed. Install a sign at the terminus of the roadway that states, "This road will be extended in the future." 5- Remove the proposed turnaround at the terminus of Tobago Place and construct a stub street to the west property line that is located approximately 100-feet south of the north property line. Construct a temporary turnaround at the terminus of the roadway and Install a sign at the terminus of the roadway that states, "This road will be extended in the future." 6. Construct South Blackspur Way, East Amalie Drive, East Tobago Place and the stub street to the south as a 34-foot street section with rolled curb, gutter and 5-foot concrete sidewalk's within 46-feet of right-of--way, as proposed. 7. Construct East Rosalyn Drive as a 34-foot street section with rolled curb, gutter and 5-foot attached concrete sidewalks within 46-feet of right-of-way to match the remainder of the subdivision and area. 8. 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. 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 ACRD 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. 5 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 ACRD 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 properky 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. ACRD 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 it l i I _; ~I j~l~ ~- ~~\ ~, ~~ 7 Request for Appeal of Staff Decision Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact ar law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACRD Policy Manual. a. (riling 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. S Develo~rr~ent Process checklest ®Submit a development application to a City or to the County ®The Gity or the County will transmit the development application to ACRD ®The ACHD Planning Revi®w Division will receive the development application to review ®The Planning Revl®w Division will do one of the following: ^Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time. ^Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of A previous development application and that the site specific requirements from the previous development also appl to this development application. ®Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ^Write a Commission L®vel report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ®The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports. ^For ALL development applications, including those receiving a "No Review" or "Comply With" letter: • The applicant should submit two (2) sets of engineered plans directly to ACRD for review by the Development RevieH 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, includinc but not limited to, driveway approaches, street improvements and utility cuts. ^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. D/D YOU REMEMBER: Construction (Zone) ^ Driveway or Property Approach(s) • Submit a "Driveway Approach Request' form to Ada County Highway District (ACHD) Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. ^ Working in the ACRD Right-of-Way • Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to ACHD Construction -Permits along with: a) Traffic Control Plan b) An Erosion &, Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is X50' or you are placing X600 sf of concrete or asphalt. Construction (Subdivisions) ^ 5ediment & Erosion Submittal • At least one week prior to setting up a Pre-Con an Erosion & 5ediment Control Narrative & Plat, done by a Certified Plan Designer, must be turned Into ACRD Construction -Subdivision to be reviewed and approved by the ACHb Drainage Division. ^ Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. ^ Final Approval from Development Services • ACHD Construction -Subdivision must have received approval from Development Services prior to scheduling aPre-Can. 9 rsolyala~saa • C ~3~-vim ~ 4 gn ~ Chi .i a~iv ~~es~~eoi)I.anoHa ma,~,..%~~m~uan~•,,.. ^tjm ~. r+o +~n ooe ains~•isHOOa use uci =...~.mr~nmy.mr,~ypgq ~s~s/n~n irv~anrs noa ~~7~ ~ands~aa~ ~~ ~aadmanaa/aaNro ., U~9IIY~tlYUI~ -' ~ 6 ~~pA4AAN~gk3y ~ ~Q 3~~~rawww~wtiY np ~ ~ ~ ~ tl ~ @ ~~~~~ ~~~ R ~7 ~~~M ~ a:neSe~aare ~ ; ~~ ~r ~~ ~~ e ~dp I~~a a ~. ..~ ~~ ~~~ _~ f j ~ ~ 6 ca m tl~ R ~a r a 6 ~~~ R ~ ~ ~ r-- ~~ ~~ ~~9 '~!o F~ ~R ~, ~~ 17 SAN N01b7N49I18 elld5AaM1 NYId BdY~SaNP1 -~~ a W 9 ~ w O 0 W~ ~ ~~~~ rl w a w _~ ~ o a ~p~ g U 4 ~$~ N `~~ ~~ . ~ ~ 1 ~~~ ~~ CHIC August 23, 2D05 To: Larkspur LLC 1771 North Wildwood Stret Suite 200 Boise Idaho 83713 Subject: Larkspur #2 50-Lot Residential Subdivision 200 and 205 East Rosalyn Court On Auguut 23, 2005, the Ada County Highway District acted on your referenced project. The attached report lists site-specific requirements, street improvements, which are required. John S. Franden, President Sherry R. Huber, 1st Vice President David Givens, 2nd Vice President Carol A. McKee, Commissioner Rebecca W. Arnold, Commissioner ~. ,;_ ~~ ~ ~ ~~~~ !City of Meridian City Clerk OfficE application for the above conditions of approval and If you have any questions, please feel free to contact me at 208-387-6177. Sincer y, Andrea N. Tuning Planner III Right-of--way R Development Services, Planning Division CC: Project file, Construction Services, Utilities City of Meridian Treasure Valley Engineers 5680 East 1=ranlin Road Suite 220 Nampa, Idaho 83687 Jose Luis Larrea 205 Rosalyn Meridian Idaho 83642 Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us .~ ~ _ Right-of--Way & Development Services ~ " ~ s Planning Revie w Division ~~~ This application does not require Commission action and is approved at the staff level on Tuesday August 23, 2005. Tech Review for this item was held with the applicant on Friday August 79, 2005. Please refer to the attachment for request for reconsideration guidelines. Staff cantact.~ Andrea N_ Tuning, 208-387-69 77- phone, 208-387-6393-fax, atunin achd. ada.id. us File Numbers: Larkspur Subdivision #2 Site address: 200 and 205 East Rosalyn Court Owner: Jose Luis Larrea 205 Rosalyn Court Meridian Idaho 83642 Applicant: Larkspur LLC 1771 North Wildwood Street Suite 200 Boise Idaho 83713 Representative: Treasure Valley Engineers 5680 East Franklin Road #220 Nampa, Idaho 83687 Application Information: The applicant has submitted an application to the City of Meridian requesting-annexation, rezone, conditional use and preliminary plat approval to construct a 50-lot single-family residential subdivision on 10.3-acres. The site is currently zoned RUT and is proposed to be rezoned to R-8. The subdivision is proposed to contain 50-residential lots and 4-common lots. The site is located at the terminus of Rosalyn Court just east of State Highway 69 (Meridian Road). Acreage: 10.3-acres Current Zoning: RUT Proposed Zoning: R_8 Buildable Lots: 50-Lots Common Lots: 4-Lots Vicinity Map A. Findings of Fact 1. Trip Generation: This development is estimated to generate 480 additional vehicle trips per day (20 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 3. Traffic Impact Study: A traffic impact study was not required with this application. 4. Site Information: The site has two existing single-family dwellings. 5. Description of Adjacent Surrounding Area: a. North: Larkspur Subdivision #1 b. South: 7.83-acres zoned RUT c. East: Meridian Greens Subdivision d. West: 4.54-acres and 4.48-acres zoned RUT 6. Impacted Roadways Rosal n Court Frontage: Functional Street Classification: Traffic count: Speed limit: Blackspur Wa 272-feet Local Street Not Available (estimated to be approximately 40 VTPD) 20 MPH Frontage: 50-feet Functional Street Classification: Local Street Traffic count: Not Constructed Speed limit: 20 MPH State Hi hwa 69 Frontage: Functional Street Classification Traffic count: Level of Service: Speed limit: Calderwood Drive Frontage: Functional Street Classification Traffic count: Level of Service: Speed limit: None Principal Arterial South of Overland Road was 21,966 on 10-22-02 Better than C 55 MPH None Collector East of Highway 69 was $00 on 10-29-02 Better than C 20 MPH 7. Roadway Improvements Adjacent To and Near the Site Rosalyn Court is currently improved with 24-feet of pavement with NO curb, gutter or sidewalk. Blackspur Way is currently under construction. Blackspur Way will be constructed as a 34-foot street section with rolled curb, gutter and 5-foot concrete sidewalk within 46-feet of right-of--way. 8. Existing Right-of-Way Rosalyn Court has a total of 50-feet of right-of--way (25-feet from centerline). Blackspur Way has a total of 46-feet of right-of--way (23-feet from centerline). 2 9• Site History The District has not previously reviewed a development application an this site. 10. Capital Improvements Plan/Five Year Work Program The Overland Road/State Highway 69 intersection is programmed in the District's Five Year Work Program and Capital Improvements Plan to be reconstructed in the year 2007. The intersection will be reconstructed with 7-lanes at each approach. This project is a collaborative project with the Idaho Transportation Department. B. Findings for Consideration 1 • Stub Streets District policy 7203.5.1 states that the street design in a proposed development shall cause no undue hardship to adjoining property. An adequate and convenient access to ad'oinin future development may be required. If a street ends at the development boundary~t sha lomeet the requirements of sub section 7205, "non-continuous streets.° District policy 7205.5 states that stub streets will be required to provide intro-neighborhood circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 15p-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub street must meet the following conditions: 1. A stub street shall be designed to slope towards the street intersection and drain surface water toward that intersection, unless a satisfactory storm drain system is installed. 2. The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. • The applicant is proposing to extend Rosalyn Drive into the site from the west property line. Staff is supportive of the applicant's proposal to extend Rosa/yn Drive. • The applicant is proposing to extend South Blackspur Way into the site from the north property line approximately 102-feet west of the east property line. Staff is supportive of the applicant's proposal to extend South Blackspur Way into the site due to the fact that South Blackspur Way was approved by the District in 2004 with the preliminary plat application of Larkspur Subdivision #1 as a stub street that was anticipated to be extended into this parcel in the future. • The applicant is proposing to extend a stub streef to the south property line approximately 139-feet east of the west property line. This stub street is anticipated to serve the 7 83- acre site located directly to the south. Staff is supportive of the applicant's proposal to construct a stub street in this location. • The applicant is proposing to construct a stub street to the west property line approximately 79-feet north of the south property line. This stub street is anticipated to serve the 4.48 -acre site located directly to the south. Staff is supportive of the applicant's proposal to construct a stub streef in this location. • The applicant is currently proposing to construct an alternative turnaround at the terminus of East Tobago Place. Staff is recommending that the applicant remove the proposed turnaround and construct a stub street to the west property line that is located approximately 100-feet south of the north property line. By extending East Tobago Place to the west property line, East Tobago Place would serve the 4.54-acre parcel to the west and would eventually connect into Rosalyn Drive. By connecting into Rosalyn Drive, the applicant would reduce response time to the residence an Block 7, would create interconnectivity within this area, would eliminate the alternative turnaround and would revert some developable ground back to the developer. 3 3. Street Sections Standard Street Sections District policy 7204.4.2 states, "developments with any buildable lot that is less that 1-acre in size will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to back-of curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width. District policy 72-F1A, allows local residential public roads with a 33-foot street section with parking on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed 1,000 and the appropriate fire department reviews and approves the street section. The proposed density of development that will utilize the internal local residential streets is anticipated to generate less than 1,000 vehicle trips per day. The applicant is proposing to construct South Blackspur Way, East Amalie Drive, East Tobago Place and the stub street to the south as a 34-foot street section with rolled curb, gutter and 5-foot concrete sidewalk's within 46-feet of right-of-way. Although the District does not have a standard street section that is 34-feet in width, staff is recommending that the applicant be granted a modification of policy to construct this street section due to the fact that the street section includes all of the components of an allowed street section (a minimum of 30-feet of pavement, curb, gutter, sidewalk and a utility easement). Reduced Street Section District policy 7204.4.1 states that right-of--way widths for all streets and highways shall not be less than 50-feet wide except in unusual cases. Any request to the District to approve a street with a right-of--way width less than 50 must prove by clear convincing evidence that the facts and circumstances of the development warrant a finding of an exceptional case. The applicant must show that the roadway will be used for residential purposes, there will be no possibility that the street will be extended in the near future and the traffic volumes on the street are not forecast to exceed 200 vehicles per day. District policy7240.4.3 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 reduced street sections. The applicant is proposing to construct East Rosalyn Drive as a 29-foot street section with vertical curb, gutter and 5-foot attached concrete sidewalks within 42-feet of right-of--way. With the extension of Rosalyn Drive in to this site, Rosalyn Drive is anticipated to carry volumes of traffic that exceed 200 vehicle trips per day and has the potential to be a main roadway within this residential area once the area is fully developed, As such, the applicant should construct East Rosalyn Drive as a 34-foot street section with rolled cuFb~ gutter and 5- foot attached concrete sidewalks within 46-feet of right-of--way to match the remainder of the subdivision and area. 4. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). The internal roadways meet the minimum offsets required by District policy. 4 C. Site Specific Conditions of Approval 1. Extend Rosalyn Drive into the site from the west property line, as proposed. 2. Extend South Blackspur Way into the site from the north property line approximately 102-feet west of the east properly line, as proposed. 3. Extend a stub street to the south property line approximately 139-feet east of the west property line, as proposed. 4- Construct a stub street to the west property line approximately 79-feet north of the south property line, as proposed. Install a sign at the terminus of the roadway that states, "This road will be extended in the future." 5. Remove the proposed turnaround at the terminus of Tobago Place and construct a stub street to the west property line that is located approximately 100-feet south of the north property line. Construc# a temporary turnaround at the terminus of the roadway and Install a sign at the terminus of the roadway that states, "This road will be extended in the future." 6. Construct South Blackspur Way, East Amalie Drive, East Tobago Place and the stub street to the south as a 34-foot street section with rolled curb, gutter and 5-foot concrete sidewalk's within 46-feet of right-of--way, as proposed. 7. Construct East Rosalyn Drive as a 34-foot street section with rolled curb, gutter and 5-foot attached concrete sidewalks within 46-feet of right-of-way to match the remainder of the subdivision and area. 8. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2- All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3• Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) far 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 Qrdinances 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. 5 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 ACRD 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 writin and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACRD 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 a I~~ ~~; v ~r~_ J i\ ~. ~~ 7 Request for Appeal of Staff Decision Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact ar law, abused discretion or acted arbitrarily and capriciously in the interpretation ar 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 far 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 an 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: Fallowing the hearing, the Commission shall either affirm or reverse, in whole or part, ar 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 ®evelopment Process checklist ®Submit a development application to a City or to the County ®The City or the County will transmit the development application to ACHD ®The ACHD Planning Revi®w Division will receive the development application to review ®The Planning Review Division will do one of the following: ^Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time. ^Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of A previous development application and that the site specific requirements from the previous development also appl to this development application. ®Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating thf proposal for its conformance to District Policy. ^Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ®The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports. ^For ALL development applications, including those receiving a "No Review" ar "Comply With" letter: • The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Dev®Iopment RevleH 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, includinc but not limited to, driveway approaches, street improvements and utility cuts. ^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DlD YOU REMEMBER: Construction (Zone) ^ Driv®way or Property Approach(s) • Submit a "Driveway Approach F2equest" form to Ada County Highway District (ACHD) Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. ^ Working In the ACRD Rlght-of-Way • Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to ACHD Construction -Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is X50' or you are placing X600 sf of concrete or asphalt. Construction (Subdivisions) ^ Sediment & Erosion Submittal • At least one week prior to setting up a Pre-Con an Erosion 8 Sediment Control Narrative & Plat, done by a Certified Plan Designer, must be turned into ACHD Construction -Subdivision to be reviewed and approved by the ACHD Drainage Division. ^ Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. ^ Final Approval from Dev®Iopment Services • ACHD Construction -Subdivision must have received approval from Development Services prior to scheduling aPre-Con. 9 No)1.dta~san OCLO-C6C (BOL) ~~y~ p°'~°/~~LIeI~eW.w~ ~~ ~ aNY J®1 0119-IL[ (fiOL) •]nOntl C~([0 owepl '7v~pp WZ 1W15 X15 00(NWyM 1((1 Spine~Jqo~y ~~~i ands~atn (~ ~L ~aaao7anaa/aaNro ~~ ,~,~.( Wiitl16A~I,~IY~l~i11~91 - e 9 ~ kA9dipAk@ ~ ~~' S~~}~iaYiMSO.},wM}~I.F b ~ ~ ~ u ~~~~~~s J ~ ~ ~ ~ q F r d~~a - ° ~ r~ 9 ]]yaa ~ Q `~ ~ ~' ~~ e 4 ~_ ~~~ a•ae Hmswasns anasaan Krw aarasnxn ~~B ~~ F 9 ~8Q ~F ~~ r ~ ~ I ~ o ' f~ ~ ~ ~~ ~~~ a ~i~$ r F- ~~ w ~ k e~ , ~ ~~ _ ~ ~ s ~ z ~ ~° ~~ N ~~ ~ 15 6 a ~$ qa7 ~i • ~~ ~ J~~ ~.E~E~VE~ BUG 18 2Q0~`~ City of Meridian City~lerk Office . G~'LGCt 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 16 August, 2005 William G. Berg Jr., City Clerk City of Meridian ___-_ - - - 33-East`I~ -Avg-.--- -- -------~--- _-- ----.w.: ___ . - - ---- --- ---_-.. Meridian, ID 83642 RE: CUP OS-038/Larkspur Subdivision No. 2 Dear Will: Phones: Area Code 208 OFFICE: Nampo 466-7861 SHOP: Nampo 466-0663 Nampa & Meridian Irrigation District has no comment on the above referenced application for Conditional Use Permit for a Planned Development for reduced minimum lot size, frontages and setback on 10.30 acres in a proposed R-8 zone for Larkspur Subdivision No. 2. Nampa & Meridian Irrigation District's no comment, as far as Larkspur Subdivision is concerned, is for the above-mentioned application only. Sincerely, ~~~ Bill Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BH/dbg C: Crew Foreman. File - Of#%ce%Shop APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PRpJECT RIGHTS - 40,000 Larkspur LLC 1771 N. Wildwood St. Suite 200 Boise Idaho 83713 Phone 208 371-6110 Fax 208 395-0230 September 1, 2005 Josh Wilson City Planner Planning and Zoning City of Meridian Meridian Idaho Fax898-9551 ]ZE: Larkspur Subdivision No 2 Preliminary Plat PP OS-035, Conditional Use Permit CUPOS-038 And Annexation and Zoning AZ OS-036 Dear Josh: After meetings with the neighbors and ACRD regarding the above applications, we have made some changes to the plat. Those changes are as follows. Neighbors in Meridian Greens to the east of the project have requested that there be larger lots and there be a 25 foot rear yard set back for those lots adjacent to Meridian Greens. We have done this by moving Larkspur Way toward the west and making the lots adjacent to Meridian Greens larger. All of the smaller lots have been moved away from Meridian Greens. The relocation of the roadway has created smaller common areas so we have created another common lot, Lot 34 Block 4, at the end of Rosalyn Drive. This has kept the common area in excess of 10%. ACRD has requested that Tobago Place become a stub road. We have done this and still retained a pathway to Larkspur Subdivision Na. 1 and an emergency turn around, Lot 43 Block 8. These changes Larkspur Subdivision No.2 will also: Decrease the buildable lots from SO to 49 Lots with homes less than 1300 square feet will be Lot 46 Block 4 Lots 1 and 2 Block 5 Lots 1, 2 and 3 Block 6 Lots 7 Block 7 Lots 38, 39 and 40 Block 8 Zoning R-8 Proposed Variance Minimum Lot Area 5,000 sq ft 4,011 sq ft 989 s ft q Setbacks Front Garage 20 ft 20 ft Front Living Area 15 ft 15 ft none Rear 15 ft 15 ft Wane Rear East Side of Project 15 ft 2S ft none 10 additional Interior Side 4 ft 4 ft Street Side Living Area 15 ft 15 ft none Maximum Building Height 35 ft 35 ft Wane Minimum Street Frontage 40 ft 22 ft none l g ft If you have any questions or need mare information please contact me at 371-6110. Best regards, ~,~~ Ron Sargent Manager III i N ~.»ao .. •~g :~c•r~l.)neA Il.~dlll~lll} III VIII 66 ~~IRI¢~li~~l ~~I III ~~~~~~~6~ ~ ~~_~~~ ~~~~~~~~~~~~~~~~~~~ ~~ ~ ~ ~~ ° ~ ~~ ~ ~_ ~~~ ~~v ~~ ~ ~ ~~. ~~gp~ p a E ~~~ a ~u ~ ~ ~ ~~ ~~ ~~ ~~~F~~~ ~~ ~~~~~~< ~~~~.~~~~~ ~~~~a~~~~~ ~g ~~ ~~~~~'~~a ~6 ~~ ~~ ~~ ~ ~ ~ ~ ~~ a ~ ~ ~ g ~ e x I ~' ~ v ' ~ a q~~ q ~ M k ~ TITLE: LAR@5PUR 9UBDM3IUN N0.2 PRELDIAVARY PLAT 9EBET P1 ~~ ~£~ ~~ b o ~ ~~ ~br~.., y~ y1 ~ a V ~ ~ ~ ~ b b a 0 ~' "~~~ ~.~ 2 x ~~~aby ~_ ~~~x ~~~~~ ~"~~ C ~rO47 Z ~yCy~C ~O C Z ~_ Q Cam] ~S N ~ A 9 ~~y~5 ~a Y `~~' Y~gpep~ } 8ig~(g ~ y~ lQQV~ ~~ ~ ~~qg~g€~p~ ~gahl~~ 2~ F~1 ~~~ ~~~~ ~q ~ ~~q ~~~~ A~gn~ ~~~H~~~~~~H~~9~Fq ~ ~ ~ ~ ~ ~ ~~ ~ R~~~ ~ ~A~~A ~ ~g~~ ~ ~ ~ 4~ ~ ~~qq ~~~ ~p~~ q S~ ~~~~ ~ ~~~ R °~ GF AI ~~y ~ ~ .~ 8 ~~ ~ ~ q~9 ~~ ~~!~~QRpV~~~pgy~~ '~1~1~V~11u ~~~ 4p'~'~V~~y\ ~yy~,p,~~±q m/at~ ruvr m~uroq nvc m+r s imum-0v eo. emra m ~ Ke-o.ffi OXN@R/REY61gpER: LARKSPUR, LLC. o Nv. A BY ~ DATE % 14/06 DESGILIPTION Leg p0R 1PpR0VAl ~ '~:L^ti ~ ( 4 ~'~+ol " ~ Roe Su1G[xr int ve~p~yppo gr S~ Tf ~ B I.BI( 00/~l/06 RE78SUE ppR ,WpRpy, ~ , ry~y ~p ,. i 200 EDi9E. IWNO a}J13 PeOeL (soe) ]]i-eiio ptlR' otlq IRe !QIt: ~nrllwrvivlWV~rra_evm Fnf(; (20e) 39e-0230 .. Duos iy:zs (208) 38¢8000 itd. Idaho. gov September 7, 2005 '~ FAX: 208-888-4218 nwNSro-aranpN Boagp Charles 1~nder Gha/rrnan John X. Combo blca Gha/m7dn NJr. Will Berg City of Meridian District 6 33 East Idaho Avenue Meridian, ID 83642 John McHugh --D15triCt 1 e Re: Location: 200 & 205 E. Rosalyn Ct ruce Sweeney District 2 . Route; State Highway 69 (SH 69) Na.txxe: I.akespur Subdivision No 2 Monte McclurE District 3 . Case; .AZ OS-036; PP OS-035; CUp OS-038 Gary 81ick Dear NU- Berg; District 4 Dlstrictll5 r referencled application on Department (nD) appreciates the oppoz•huxity to cortxment on the above Aavid Ekern. P.E. ~irLCfOr .Per the city's September 1$ public Hearing notices (dated 8/9/05 re ~Oninb, Prelirtzin ), garding the Atazzexation and ~Y Plat, and Conditional U Sue Higgins se applications for the Lakesupe* Subdivision hl'o, 2 (&. 541ot residential development on 10.3 acres) located om 200 & 2005 E. Rosalyn Crt i 1TD offers the followin M ri Baard,~~~ry n e dian; g commextt(s): • Improvemetats to E. Rosalyn Ct. at the intersection with the above referenced state hi tray be necessary to acco hwa d g y mmo ate the increase in txaffic volume resulting froxta the subject development. Any work within the state right of way xe uire Th q s a erniit a e permit application must originate from the a P pproved by TTD. authorized repneserttative. For S~cY with jurisdiction to the local road or an p~xat xnfornaation contact L , arry Bronson at 208-3348328. -- ' TI',D supports the proposed itxterna] cross access provided to adjacent of the subject develo ~ ~p~y north and south pment, At such time that the adjacent ro i p pert es develop, it will be necessary to revisit and consider necessary improvements to the E. Rosalyn C`t. intersection with SH 69. If you have any questions please call me at (208) 334-8924. Sincerely, P.E. sistant District Traffic Engineer ~pAMO TRANSpORTAT'ION DEPARTMENT P.O. Box 7129 Boise ID 83707-1129 --- SEP 07 '05 19 46 2083348917 PAGE. 01 CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE September 15, 2005 ITEM # 18 PROJECT NUMBER CUP 05-038 PROJECT NAME Larkspur Subdivision No. 2 NAME (PLEASE PRINT) FOR AGAINST NEUTRAL ' t `~, N~-~ V C~ nn 1 ~ CL~®,b~er-, ss~ ~ ~~ X 5 ~ ~ ~D~~- ~ l.~ ~, ~ s e '~ ~ ~ ~ X v ~, ~ ~ ,~~ x ,~ .~ ~~ . ~ ~ n~ ~ ~~ ~ ~ ~ ~Tos ~ ss ~ ~'' D ~ev~ ~ Cl a1 ~~ ,~' ~rl A~zv~ ~ ~~ /V ~ ~.Sc~ ~~ ~ ~ ~~~d~ ~ ~~ls~ ~ ~ ~ ~ IDAHO TRANSPORTATION DEPARTMENT P.O. Box 7129 Boise ID $3707-1129 September 7, 2005 TRANSPORTATION BOARD Charles Winder Chairman Jahn X. Combo I/ice C/iairman District 6 John McHugh District 1 Bruce Sweeney District 2 Monte McClure District 3 Gary Blick District 4 Neil Miller District 5 David Ekern, P.E. Direcfar Sus Higgins Board Secretary Mr. Will Berg City of Meridian 33 East Idaho Avenue Meridian, ID 83642 ~ rti ~.~y y~:.ewil~, l~ "I 9, (208) 334-8000 itd.idaho.gov VIA FAX: 208-888-4218 ~~~~~~~ City of Meridian City Clerk Office Re: Location: 200 & 205 E. Rosalyn Ct. _ Route: State Highway 69 (SH 69) Name: Lakespur Subdivision No. 2 Case: AZ OS-036; PP OS-035; CUP OS-038 Dear Mr. Berg: The Idaho Transportation Department (ITD) appreciates the opportunity to comment on the above referenced application. Per the city's September 15 Public Hearing notices (dated 8/9/05), regarding the Annexation and Zoning, Preliminary Plat, and Conditional Use applications for the Lakesuper Subdivision No. 2 (a 54-lot residential development on 10.3 acres) located on 200 & 2005 E. Rosalyn Ct. in Meridian; ITD offers the following comment(s): • Improvements to E. Rosalyn Ct. at the intersection with the above referenced state highway may be necessary to accommodate the increase in traffic volume resulting from the subject development. Any work within the state right of way requires a permit approved by ITD. The permit application must originate from the agency with jurisdiction to the local road or an authorized representative. For permit information, contact Larry Bronson at 208-334-8328. • ITD supports the proposed internal cross access provided to adjacent property north and south - - - - -- - of the subject developrner~t. At such titTlc that the adjacent properties-develop; it ;mill-be necessary to revisit and consider necessary improvements to the E. Rosalyn Ct. intersection with SH 69. If you have any questions please call me at (208) 334-8924. Sincerely, e ~ an, P.E. ssistant District Traffic Engineer