HomeMy WebLinkAboutStaff ReportRZ 04-005
MERIDIAN PLANNING & ZONING MEETING May 20, 2004
APPLICANT Larkspur LLC / Ron Sargent ITEM NO. 6
REQUEST Public Hearing -- Request for a Rezone approval of 9.47 acres from R-4 to R-8 zone for
proposed Larkspur Subdivision- 2190 & 2240 S. Meridian Rd -
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See affidavit of pc
Contacted:
Emailed:
COMMENTS
See attached Staff Comments
No Comment
No Comment
See attahed Comments
No Comment
No Comment
Date:-/ -6 '
Staff Initials:
Phone: `�7W —61/ a Y/01,
Materials presented at public meetings shall become property of the City of Meridian.
MAYOR
Tammy de Weerd
CITY Of
CITY COUNCIL MEMBERS
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LEGALDEPARTMENT
(208) 466-9272 -Fax 466-4405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500 • Fax 898-9551
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 • FAX 888-6854
MEMORANDUM: Hearing Date: May 20, 2004
To: Mayor, City Council and Planning & Zoning Commission
From: Wendy Kirk f RECEIVRD
Kirkpatrick, AICP, Associate City Planner t�'�'I"-
MAY 17 2004
Re: Larkspur Subdivision CAY Of Meridian
City Clerk Office
• Request for a Rezone of 9.47 acres from R-4 to R-8, by Larkspur LLC (File
No. RZ-04-005).
• Request for Preliminary Plat approval of 42 building lots and 4 other lots on
9.47 Acres in a Proposed R-8 Zone, by Larkspur LLC. (File No. PP-04-011).
• Request for a Conditional Use Permit for a Residential Planned Development
in a Proposed R-8 Zone, by Larkspur LLC. (File No. CUP-04-011).
We have reviewed this submittal and offer the following comments, as conditions of the applicant.
These conditions shall be considered in full, unless expressly mod fled or deleted by motion of the
Meridian City Council:
APPLICATION SUMMARY
The applicant, Larkspur LLC, has requested approval of the rezone of approximately 9.47 acres from
R-4 to R-8. The Comprehensive Plan designates the subject property as Medium Density
Residential; the proposed rezone complies with the Comprehensive Plan.
The proposed conditional use permit (CUP) is for a residential planned development (PD) and allows
the applicant to request reduced lot sizes and street frontage. The planned development does not
include the two lots on the western side of the subject property with existing homes. Following is a
comparison of standard city requirements (R-8 zone), and the proposed reductions.
RZ-04-005, PP-04-011, CUP-04-011
Larkspur Subdivision. RZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
May 20, 2004 (Hearing Date)
Page 2
City Requirements
Minimum
Lot Size- 6,500 s.f. (detached)
Min. Lot
Frontage- 65' (detached)
Proposed
4,011 s.f. (detached)
22.18' (detached)
While there are several issues that remain to be resolved, staff recommends approval of the project
with the conditions noted in this report.
LOCATION
The property is located at 2190 and 2240 South Meridian Road. The subject property is located two
lots south of the southeast corner of Meridian Road and Calderwood Drive. The following uses
surround the subject property:
SURROUNDING PROPERTIES
North: The proposed Southwoods subdivision is located to the north of the subject property. If
approved, Southwoods will consist of a mixture of light office uses and a senior housing
development made up of assisted and independent living units. The proposed zoning for
Southwoods is L-O and R-15.
South: Edmonds Subdivision, a residential subdivision with RUT zoning (Ada County) is located
directly south of the subject property.
East: Meridian Greens Subdivision, a residential subdivision with R-4 zoning is located directly
east of the subject property.
West: Meridian Road borders the subject property to the west. Bear Creek subdivision, a
residential subdivision with R-4 zoning is located on the west side of Meridian Road.
OWNER OF RECORD
The owners of record are Jack and Carolyn Siemsen, Donald Mineger, Leonard Reed, and Sherri
Lynn Norman. The property owners have given notarized consent for the applicant to submit the
requested applications.
STANDARDS FOR ZONING AMENDMENT
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 zoning amendment (11-15-11):
A. Will the new zoning be harmonious with and in accordance with the Comprehensive
RZ-04-005, PP-04-011, CUP-04-011
Larkspur Subdivision. RZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
May 20, 2004 (Hearing Date)
Page 3
Plan and, if not, has there been an application for a Comprehensive plan amendment;
Staff finds that the requested R-8 zoning designation is in accord with the Comprehensive
Plan's Future Land Use Map, which delineates the subject property as Medium Density
Residential. Medium density is defined as 3 to 8 dwelling units per acre. The proposed
project has a gross density of 4.44 units per acre for the subdivision and a gross density of 5.7
homes per acre for the planned development (the planned development does not include the
two lots with existing two houses.)
The proposed subdivision's design for smaller single story patio homes with small yards
geared towards seniors will help to increase the diversity of housing types available in
Meridian. Meridian's Comprehensive Plan lists increasing the diversity of housing types as a
Comprehensive Plan goal.
B. Is the area included in the zoning amendment intended to be re -zoned in the future;
Staff finds that the proposed rezone and accompanying development plans comply with the
requested zone and staff does not anticipate that the property will be rezoned in the future.
C. Is the area included in the zoning amendment intended to be developed in the fashion
that would be allowed under the new zoning;
Staff finds that the applicant has submitted development plans for a new plat and Conditional
Use Permit for the property. If the proposed CUP is granted, the plat will be allowed as
proposed.
D. Has there been a change in the area or adjacent areas which may dictate that the area
should be rezoned;
Staff finds that the City's Comprehensive Plan has provided the applicant with the ability to
request the R-8 zone for the subject property. Additionally, the area of the subject property
has recently seen the development of Bear Creek subdivision to the west and a light office
and assisted living facility is proposed to the north of the subject property.
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 proposed development is designed in a manner that will be harmonious
with and appropriate in appearance with the existing neighborhood and intended character of
the area.
RZ-04-005, PP-04-011, CUP-04-011
Larkspur Subdivision. RZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
May 20, 2004 (Hearing Date)
Page 4
F. Will not be hazardous or disturbing to existing or future neighboring uses;
Staff finds that the requested rezone should not be disturbing to existing or future
neighboring uses. The proposed Southwoods subdivision is located to the north of the subject
property. Existing residential subdivisions are located to the south, east and west of the
subject property. The Commission and Council should consider all public testimony, oral
and written, before making this finding.
G. 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 service;
Staff finds that the proposed uses can be adequately served by all essential public services
and facilities. Drainage will be retained on site. However, if the proposed Southwoods
subdivision located north of the subject property is not approved Larkspur will not have road
access to Calderwood Drive.
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;
Staff finds that the requested uses will not create excessive additional requirements at public
costs for public facilities and services. Additionally, staff finds that the proposed rezone
would not be detrimental to the economic welfare of the community.
I• Will not involve uses, activities, processes, materials, equipment, and conditions that
will be detrimental to any persons, property, or general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed R-8 zoning designation of the property does not inherently allow
uses that will generate activities, processes, materials, equipment, and conditions that are
detrimental to the general welfare of the community.
J. Will have vehicular approaches to the property which shall be so designed as not to
create an interference with traffic on surrounding public streets;
Staff finds that the proposed R-8 zoning will not interfere with general traffic patterns on any
public streets. Staff is recommending that the two existing homes on the subject property
decommission their access points off of Meridian Road and take access off of the proposed
Gibson Way. ITD has submitted a letter dated April 7, 2004 stating that access to Principal
Arterial Type IV intersections is allowed only at intersections at half -mile intervals. Please
refer to the ACHD staff report for a full report on traffic issues.
RZ-04-005, PP-04-011, CUP-04-011
Larkspur Subdivision. RZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
May 20, 2004 (Hearing Date)
Page 5
K. Will not result in the destruction, loss or damage of a natural or scenic feature of major
importance.
Staff finds that there are many existing mature trees on the site. The applicant will be
required to mitigate for all trees 4" caliper in size or greater.
L. Is the proposed zoning amendment in the best interest of the City;
Staff finds that the proposed rezone would be in the best interest of the City. The proposed
R-8 zone and proposed development will be an asset to the City of Meridian. The proposed
patio home development will help to increase the diversity of Meridian's housing types by
providing a housing choice for residents (especially seniors) who want the option of owning
a patio home which will require less upkeep than a traditional single-family home with a
large lot size and a floor plan designed for families.
SITE SPECIFIC COMMENTS (Rezone)
1. The legal description submitted with the application is accurate and meets the requirements
of the City of Meridian and State Tax Commission.
2. The subject property is within the Urban Services Planning Area.
3. The Development Agreement should include all conditions of approval for the proposed plat
and conditional use permit.
PRELIMINARY PLAT FINDINGS AND REQUIREMENTS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
As noted above, staff finds that the subdivision appears to be in conformance with the
Comprehensive Plan, provided the Commission and Council grant the requested planned
development. See Annexation and Zoning Analysis item A.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development. As
noted in Annexation and Zoning Analysis item H, if Southwoods subdivision is not approved
Larkspur will not have access to Calderwood Drive.
RZ-04-005, PP-04-011, CUP-04-011
Larkspur Subdivision.RZ,PP.CUP
Planning & Zoning Commission/Mayor & City Council
May 20, 2004 (Hearing Date)
Page 6
c. The continuity of the proposed development with the capital improvement program;
Staff finds that the subdivision will not conflict with the capital improvement plan. Because the
developer is installing sewer, water, local street infrastructure, utilities and irrigation, the
subdivision will not require the expenditure of capital improvement funds. See Annexation and
Zoning Analysis item H.
d. The public financial capability of supporting services for the proposed development;
Staff finds that the development will not require major expenditures for providing supporting
services. See Annexation and Zoning Analysis item H.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any other health, safety or environmental problems associated
with this subdivision that should be brought to the Council or Commission's attention. ACHD
has not stated that there are road safety issues in their analysis; no hazardous natural features
have been identified on the site.
SPECIAL CONSIDERATIONS — PRELIMINARY PLAT
Calderwood Drive access: The proposed subdivision will access Calderwood Drive through
the proposed Southwoods subdivision. If Southwoods subdivision is not approved by City
Council at the June 1, 2004 public hearing, the proposed Larkspur subdivision will not have
access to a public road. If Southwoods subdivision is denied Annexation and Zoning finding
G and Preliminary Plat finding B cannot be made.
2. Secondary Emergency Access: The project is in need of a secondary emergency access per
Fire Marshall, Joe Silva. The applicant has agreed to make Lot 5, Block 1 an emergency
access. A 20' gravel roadway will be constructed according to fire department requirements.
3. Access for existing homes on Meridian Road: It is recommended that the existing access
points off of Meridian Road be decommissioned and that the two existing homes on
Meridian Road take access off of Progress Road. If the two access points are allowed to
remain staff recommends that the Development Agreement be conditioned to require that the
access points be decommissioned upon the redevelopment of Lots 1 and 2 of Block 1.
4. Fencing along northern border of subject property: It is recommended that all fencing for
lots along the pathway north of the subject property be four feet in height to help improve the
visibility of the pathway. It is recommended that property owners also be given the option of
RZ-04-005, PP-04-011, CUP-04-011
Larkspur Subdivision. RZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
May 20, 2004 (Hearing Date)
Page 7
adding a two foot open lattice to the four foot solid fence.
Existing residential lots: In staff s opinion there is a possibility that lots one and two of
block one (the lots with the existing homes) will redevelop in the future to a commercial use.
Staff is recommending that the Commission consider how to best provide access to these
two lots to enable the property to redevelop in the future. One option is to have the applicant
provide a cross -access agreement with the property to the north to allow access through the
property to the north. This option would require the property owners to the north to also
provide a cross access agreement and develop the property in a configuration that would
allow cross access between the two properties. Another option is to require that the easement
for the proposed emergency access road be 50' in width so that the emergency access road
can later be turned into an access road for lots one and two of block one. The Commission
should also consider whether the current location of the proposed emergency access road is
the best location for the future road. The road could also be moved further north so that
future road will be less disruptive to the residents of Larkspur. The Commission should also
consider how to best inform neighbors that the emergency access road could be developed as
an access road in the future.
6. Buildable lots bordering open space lots: Staff recommends that all lots bordering open
space lots have four foot solid fencing in the rear yard to increase the visibility of the open
space lots. It is recommended that property owners also be given the option of adding a two
foot lattice to the four foot solid fence.
SITE SPECIFIC COMMENTS — PRELIMINARY PLAT
1. All landscaping will be required per the landscape plans submitted with the application,
with modifications as noted in the CUP section of this report.
2. Modify Lot 6, Block 1 and Lot 20, Block 1 so that the micropaths leading to the open space
lots are at least 15 feet wide. Code requires 5' of landscaping on each side of a micropath
and for the pathway to be paved and 5' in width.
3. All conditions of the accompanying Conditional Use Permit application shall also be
considered conditions of the Preliminary Plat.
4. Sanitary sewer and water service to this development shall be via mainline extensions from
the existing City of Meridian mains adjacent to the project.
RZ-04-005, PP-04-011, CUP-04-011
Larkspur Subdivision.RZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
May 20, 2004 (Hearing Date)
Page 8
GENERAL COMMENTS—PRELIMINARY/FINAL PLAT
1. Please submit a copy of the Ada County Street Name Committee's approval letter for the
subdivision name. Make any corrections necessary to conform.
2. A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
3. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-10-
8.
4. The portion of the landscape buffer between the subject property and the proposed
Southwoods subdivision must meet the landscaping standards for a buffer between different
land uses. The landscape plan must be revised to reflect these standards and submitted ten
days prior to the City Council hearing.
5. A permanent pedestrian easement, in favor of the City of Meridian, shall be recorded for the
pedestrian pathway prior to the final plat being recorded. The instrument number for the
easement shall be referenced on the final plat. The easement shall be sufficient width to
cover the 20-foot wide pathway shown. The 10-foot wide hard surfaced pathway shall be
constructed and fully improved prior to the issuance of the first Certificate of Occupancy for
any building within the subdivision. Additionally, a note shall be added to the face of the
final plat indicating the City of Meridian is responsible for the maintenance of the pathway
surface located within the easement. The note shall also indicate who will be responsible for
landscaping maintenance within the easement.
6. Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that are
removed.
7. Developer shall coordinate mailbox locations with the Meridian Post Office.
8. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may
be used for non -domestic purposes such as landscape irrigation.
9. Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
RZ-04-005, PP-04-011, CUP-04-011
Larkspur Subdivision.RZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
May 20, 2004 (Hearing Date)
Page 9
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use permit
if they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking, landscaping and other features as may be required by this ordinance;
Staff finds that the subject property is large enough to accommodate the requested use and all
other required features if the planned development is approved. All residential lots are of
adequate size and shape to accommodate homes that would comply with the proposed bulk
and dimensional 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;
The current Comprehensive Plan Land Use Map designates the property as Medium
Density Residential. Staff finds that the proposed development does comply with
Meridian's Comprehensive Plan. See items A and C under Annexation and Zoning
Analysis.
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;
Staff finds the design concept to be compatible with the intended character of the area.
See item E under Annexation and Zoning Analysis.
D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff does not anticipate that the proposed development will have an adverse impact on
the surrounding property. However, the Commission and Council should consider any
testimony given at the public hearings before making this finding.
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;
See comments under Annexation & Zoning Analysis item G.
RZ-04-005, PP-04-011, CUP-04-011
Larkspur Subdivision.RZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
May 20, 2004 (Hearing Date)
Page 10
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;
See comments under Annexation & Zoning Analysis item H.
G. That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
See comments under Annexation & Zoning Analysis item 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;
See comments under Annexation & Zoning Analysis item J.
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.
See comments under Annexation & Zoning Analysis item K.
SPECIAL CONSIDERATIONS — CONDITIONAL USE PERMIT
1. Amenities: The proposed amenities for the planned development are depicted on the
landscape plan. The first amenity is proposed to be 10% open space. The second amenity
is a gazebo area on each of the two proposed open space lots. Additionally, the applicant
is constructing a small section of the regional pathway running through the northeast
corner of the subject property. The applicant should submit a detail depicting the plan
for the open space areas. The Commission and Council should review these proposed
amenities and determine if they are "appropriate to the size and uses of the proposed
development" per Ordinance 12-6-2.3. Staff recommends approval of the amenities as
proposed.
CONDITIONS OF APPROVAL —CONDITIONAL USE PERMIT
All conditions of the accompanying Preliminary Plat application shall also be considered
conditions of the CUP.
RZ-04-005, PP-04-011, CUP-04-011
Larkspur Subdivision.RZ.pp.CUp
Planning & Zoning Commission/Mayor & City Council
May 20, 2004 (Hearing Date)
Page 11
2. This conditional use permit shall be subject to the expiration provisions set forth in MCC 11-
17-4.B.
3. All construction and site improvements shall conform to the requirements of the Americans
with Disabilities Act and the adopted building and fire codes.
4. Revised Plans: Staff recommends that the plans be modified in compliance with this report
and any additional conditions from the Commission and that the applicant submit 10 copies
of all revised plans (plat and landscape) at least 10 days prior to the next hearing on this
application.
AGENCY COMMENTS
FIRE DEPARTMENT
1. One and two family dwellings will require a fire -flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400'
apart. International Fire Code Appendix D
2. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
3. All entrance and internal roads shall have a turning radius of 28' inside and
48' outside radius.
4. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
5. The proposed 42-lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 122 residents at build out.
6. The proposed project lies outside the five-minute response zone goal. Achievement of this
goal is subject to budgetary constraints and is intended to enhance the probability of a
favorable outcome on a request for Basic Life Support. The budget constraints are typically
defined as capital outlay for facilities that are located within 1.5 miles from a given location
and sufficient operational funds to staff the facilities.
7. The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to
be borne by the developer
RZ-04-005, PP-04-011, CUP-04-011
Larkspur Subdivision.Rz.PP.CUP
Planning & Zoning Commission/Mayor & City Council
May 20, 2004 (Hearing Date)
Page 12
8. No speed bumps per the recommendation of the fire department. Texture is ok.
POLICE
1. The Police Department has no concerns related to the site design submitted with the
application.
2. Fencing along pathway needs to be consistent with micropath fencing standards.
SANITARY SERVICES
1. No Comment.
PARKS DEPARTMENT
l . Pathway and Trail standards: The proposed pathway and/or trail shall meet the standards as
set forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-2 and
3-3, sections B & C.
2. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance will be followed.
3. Standard Plan for Protection of Existing Trees during Construction: The standard established
in the City of Meridian Landscape Ordinance will be followed.
RECOMMENDATION
Staff recommends approval of this application with the aforementioned conditions of approval.
RZ-04-005, PP-04-011, CUP-04-01 l
Larkspur Subdivision.RZ.pp.CUP
ALHj-.D,, Ada County Highway District
John S. Franden, President
Dave E. Wynkoop 1st Vice President 3775 N. Adams Street
Susan S. Eastlake, 2nd Vice President Garden City ID 83714-6499
Sherry R. Huber, Commissioner Phone (208) 387-6100
Dave Bivens, Commissioner FAX (208) 387-6391
E-mail: tellus@ACHD.ada.id.us
April 14, 2004
To: Larkspur LLC RECEIVED
4915 West Camas Street
Boise, Idaho 83705 APR 2 0 2004
Subject: Larkspur Subdivision City of Meridian
42-lot single-family residential subdivision City Clerk Office
2190 and 2240 Meridian Road
On April 13, 2004, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site -specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6177.
Sincere) , // /f,,7 /i � ,7 P//' rl
Andrea N. Tuning
Principal Development Anal�s /
Right-of-way & Development Services
Planning Division
CC: Planning & Development project file
City of Meridian
Construction Services
Drainage
Utilities
Treasure Valley Engineers
5680 East Franklin Road Suite 220
Nampa, Idaho 83667
., ' ""` ww
Af-ivag
Ada Count •
y Highway District
Right -of -Way & Development Department
Planning Review Division
This application does not require Commission action and is approved at the staff level on Tuesday April 13,
2004. Tech Review for this item was held with the applicant on Friday April 9, 2004. Please refer to the
attachment for appeal guidelines. Staff contact: Andrea N. Tuning, 208-387-6177-phone, 208-387-6393-fax,
atuningcD-achd.ada id us
File Numbers: Larkspur Subdivision / MPP04-011 / MCUP04-011 / MRZ04-005
Site address: 2190 and 2240 Meridian Road
Owner/Applicant: Larspur LLC
Ron Sargent
4915 West Camas Street
Boise, Idaho 83705
Representative: Treasure Valley Engineers
5680 East Franklin Road Suite 220
Nampa, Idaho 83667
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 42-lot single-family residential subdivision on 9.47-acres.
The site is currently zoned R-4 and is proposed to be rezoned to R-8. The site is located on the east side of
Meridian Road just south of Calderwood Drive.
Acreage: 9.47-acres
Current Zoning: R-4
Proposed Zoning: R-8
Buildable Lots: 42-lots (2-existing)
Common Lots: 4-lots
Vicinity Map
A. Findings of Fact
1. Trip Generation: This development is estimated to generate 400 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 currently has two existing single-family residential dwellings.
5. Description of Adjacent Surrounding Area:
a. North: Proposed Southwoods Subdivision
b. South: 4.5-acre parcel with a single-family residence and 4.9-acre parcel with a single-family
residence
c. East: Meridian Greens Subdivision
d. West: Meridian Road and Elk Run Subdivision
6. Impacted Roadways
State Highway 69
Frontage: 390-feet
Functional Street Classification: Principal Arterial
Traffic count: South of Overland Road was 21,966 on 10-22-02
Level of Service: Better than C
Speed limit: 55 MPH
Calderwood Drive
Frontage: None
Functional Street Classification: Collector
Traffic count: East of Highway 69 was 800 on 10-29-02
Level of Service: Better than C
Speed limit: 20 MPH
7. Roadway Improvements Adjacent To and Near the Site
Calderwood Drive is currently improved with 30-feet of pavement with NO curb, gutter or sidewalk
abutting the site. Calderwood Drive is improved with a 37-foot street section with curb, gutter and
sidewalk to the east of the site. The proposed Southwoods Subdivision will be required to improve
Calderwood Drive to one half of a 36-foot street section with vertical curb, gutter and 5-foot sidewalks
within the existing right-of-way.
State Highway 69 is currently improved with five traffic lanes with NO curb, gutter or sidewalk abutting
the site.
8. Existing Right -of -Way
Calderwood Drive currently has a total of 50 to 60-feet of right-of-way (30-feet from centerline).
State Highway 69 currently has a total of 126-feet of right-of-way (60-feet from centerline).
2
9. Existing Access to the Site
The site currently has two existing driveways that access Meridian Road. The applicant has an
existing 20-foot wide driveway that intersects Meridian Road approximately 110-feet south of the
north property line. The applicant has an existing 16-foot wide driveway that intersects Meridian
Road approximately 175-feet north of the south property line. The applicant will also have access to
a public road that will extend from Calderwood Drive and extend to the south to this property's north
property line once Southwoods Subdivision constructs and dedicates the roadway to the public.
10. Site History
The District has not previously reviewed a development application on this site.
11. 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.
12. Other Development in Area
On March 23, 2004, the District approved Southwoods Subdivision. Southwoods Subdivision is
proposed to contain 15 commercial lots on 9.47-acres and is located directly to the north of this
application. As a part of the application for Southwoods Subdivision, a stub street was proposed to
extend to the south property line. This application proposes to extend this stub street further to the
south for access to the public transportation system.
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
future development may be required. If a street ends at the development boundary, it shall omeet the
requirements of sub section 7205, "non -continuous streets."
District policy 7205.5 states that stub streets will be required to provide intra-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 Progress Avenue from the north property line approximately
340-feet east of SH 69. Progress Avenue is an unplatted (but previously approved roadway).
supportive of the applicant's proposal to extend Progress Avenue. Staff is
3
The applicant is proposing to construct a stub street at the south property line approximately 100-feet
west of the east property line. This stub street will serve the 4.5-acre site to the south and will
eventually tie into the local street to the south. Staff is supportive of the applicant's proposal and
encourages the neighborhood intra-connectivity. Due to the fact that this stub street is proposed to
exceed 150-feet in length, the applicant should construct a temporary turnaround at the terminus of
the roadway and install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
2. Street Sections
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 the internal streets as 33-foot street sections with rolled curb,
gutter and 5-foot attached concrete sidewalks within 42-feet of right-of-way. A portion of the sidewalk
are proposed to be located outside of the right-of-way. The applicant should provide the District with
an easement for the sidewalk that extends outside of the right-of-way. The proposed street section
meets District policy and should be approved with this application. If the applicant would like to have
parking on both sides of the roadway, the applicant should submit a letter from the appropriate fire
District allowing parking to remain on both sides of the roadway.
3. Islands/medians
District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public
right-of-way dedicated by this plat should be owned and maintained by a homeowners association.
Notes of this should be required on the final plat.
The applicant is proposing to construct an island in the center of Progress Avenue. The roadway
around the island should maintain a minimum of a 21-foot street section. The design should be
reviewed and approved by ACHD's Development staff. The island should also be owned and
maintained by a homeowners association. Notes of this should be required on the final plat.
4. State Highway 69
Meridian Road (SH 69) is under the jurisdiction of the Idaho Transportation Department. The
application should contact ITD to determine what improvements and access points will be required on
Meridian Road (SH 69).
C. Site Specific Conditions of Approval
Extend Progress Avenue from the north property line approximately 340-feet east of SH 69, as
Proposed.
2. Construct a stub street at the south property line approximately 100-feet west of the east property
line, as proposed. Construct a temporary turnaround at the terminus of the roadway and install a sign
at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE,,.
3. Construct the internal streets as 33-foot street section with rolled curb, gutter and 5-foot attached
concrete sidewalks within 42-feet of right-of-way, as proposed. Provide the District with an easement
M
for the sidewalk that extends outside of the right-of-way. Submit a letter from the appropriate fire
District allowing parking to remain on both sides of the roadway.
4. Construct an island in the center of Progress Avenue, as proposed. Maintain a minimum of a 21-foot
street section on each side of the island. The island shall be owned and maintained by a
homeowners association. Notes of this will be required on the final plat.
5. Comply with requirements of ITD for Meridian Road (SH 69) frontage. Submit to the District a letter
from ITD regarding said requirements prior to District approval of the final plat or issuance of a
building permit (or other required permits), whichever occurs first. Contact District III Traffic Engineer
Dan Coonce at 334-8340.
6. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
7. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #198, also known as Ada County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
5
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. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
M
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
7
•
i
LAUSPUR
UNDSCAPING PLAN
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RON SARGENT
DESCRIPTION
i MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wardle
William L. M. Nary
Charles M. Rountree
Keith Bird
A �
CITY OF 11{
eridlaw y-X
I
IDAHO j
cF /-
n'J`ER- TRE.iSURE V�USINCE
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
PARKS & RECREATION
(208) 888-3579 - Fax 898-5501
PUBLIC WORKS
(208) 898-5500 - Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 - Fax 887-1297
1903 PLANNING & ZONING
(208) 884-5533 - Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: May 13, 2004
Transmittal Date: March 30, 2004
File No.:
RZ 04-005
Hearing Date: May 20, 2004
Request: Rezone of 9.47 acres from R-4 to R-8 zone for proposed Larkspur Subdivision -
By: Larkspur LLC / Ron Sargent
Location of Property or Project: 2190 & 2240 South Meridian Road
David Zaremba, P/Z (No VAR, VAC, FP)
David Moe, P/Z (No VAR, VAC, FP)
Wendy Newton-Huckabay, P/Z (No VAR, VAC)
Michael Rohm, P/Z (No VAR, VAC, FP)
Keith Borup, P/Z (No VAR, VAC, FP)
Tammy de Weerd, Mayor
Bill Nary, C/C
Charlie Rountree, C/C
Keith Bird, C/C
Shaun Wardle, C/C
Water Department
_Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
MAR 3 1 20004
Meridian School District (No FP)
Meridian Post Office (FP/PP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP only)
Qwest (FP/PP only)
Intermountain Gas (FP/PPonly)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County (Annexation only)
Ada 4Cnty Land Records (FPrnPonly)
Merievelopment Corporation
HistoncPreservation Commission
Your Concise Remarks: Xl'
RE C EA ,;
MAR 3 12004
City Of Me6diax;
C,itly k Office;
33 EAST IDAHO AVENUE 'MERIDIAN, IDAHO 83642 - (208) 888-4433
City Clerk Office Fax (208) 888-4218 - Human Resources Fax (208) 884-8723 - Finance & Utility Billing Fax (208) 887-4813
CI
CENTRAL
DISTRICT CENTRAL DISTRICT HEALTH DEPARTMENT
'HEALTH Environmental Health Division
DEPARTMENT
Rezone # k Z d - Dd J"_ RE+ CETV T)
Conditional Use #
APR -- 7 2004
Preliminary / Final / Short Plat
City 6rkrk O icefficeff
Return to:
❑ Boise
❑ Eagle
❑ Garden City
.Meridian
❑ Kuna
❑ ACZ
❑ Star
XWe have No Objections to this Proposal.
❑ 2. We recommend Denial of this Proposal.
❑ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
❑ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
❑ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
❑ high seasonal ground water ❑ waste flow characteristics
❑ or bedrock from original grade ❑ other
❑ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
❑ 8. After written approval from appropriate entities are submitted, we can approve this proposal for:
❑ central sewage ❑ community sewage system ❑ community water well
❑ interim sewage ❑ central water
❑ individual sewage ❑ individual water
❑ 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
❑ central sewage ❑ community sewage system ❑ community water
❑ sewage dry lines ❑ central water
❑ 10. Run-off is not to create a mosquito breeding problem.
❑ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
❑ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
❑ 13. We will require plans be submitted for a plan review for any:
❑ food establishment ❑ swimming pools or spas
❑ beverage establishment ❑ grocery store
❑ 14. Please see attached stormwater management recommendatations
❑ 15.
❑ child care center
1
CDHD9/001kc Review Sheet
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wardle
William L. M. Nary
Charles M. Rountree
Keith Bird
CITY OF
cndil in-_ rT
1�, IDAHO
LEGAL DEPARTMENT
(208) 466-9272 • FAX 466-4405
PARKS & RECREATION
(208) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(208)887-2211 • Fax 887-1297
—v-- 1903 PLANNING & ZONING
(208) 884-5533 • Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: May 13, 2004
Transmittal Date: March 30, 2004 Hearing Date: May 20, 2004
File No.: RZ 04-005
Request: Rezone of 9.47 acres from R-4 to R-8 zone for proposed Larkspur Subdivision -
By:
LLC / Ron Sa
Location of Property or Project
ZI UU & 2240 South Meridian Road
David Zaremba, P/Z (No VAR, VAC, FP)
David Moe, P/Z (No VAR, VAC, FP)
Wendy Newton-Huckabay, P/Z (No VAR, VAC)
Michael Rohm, P/Z (No VAR, VAC, FP)
Keith Borup, P/Z (No VAR, VAC, FP)
Tammy de Weerd, Mayor
Bill Nary, C/C
Charlie Rountree, C/C
Keith Bird C/C
Meridian School District (No FP)
Meridian Post Office (FP/PP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FPiPP only)
Shaun Wardle, C/C Qwest (FP/PP only)
Water Department Intermountain Gas (FP/PP only)
Bureau of Reclamation (FP/PP only)
Sewer Department Idaho Transportation Department (No FP)
Sanitary Service (No VAR, VAC, FP) Ada County y (Annexation only)
Building Department
Ada County Land Records (FP/PP only)
Fire Department Police Department Meridian Development Corporation
Historical Preservation Commission
City Attorney Your Concise Remarks:
City Engineer t
City Planner
Parks Department
Department
RECEIVED
APR 19 2004
33 EAST IDAHO AVENUE • amity Of Meridian
MERIDIAN, IDAHO 83642 • 2 ItY Clerk Office
City Clerk Office Fax (208) 888-4218 • Human Resources Fax (208) 884-8723 � 08� 888-4433
Finance &Utility Billing Fax (208) 887-4813
RECE TVE 1)
APR 16 2004
City of Meridian
City Clerk Off ivf-
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
13 April, 2004
William G. Berg Jr.
City Clcrk
City of Meridian
33 East Idaho Ave.
Meridian, ID 83642
RE: RZ 04-005; Rezone for proposed Larkspur Subdivision
Dear Will:
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Nampa & Meridian Irrigation District has no comment on the above referenced
application for rezoning of 9.47 acres from R-4 to R-8 zone for proposed Larkspur
Subdivision.
Sincerely,
John P. Anderson
Water Superintendent
NAMPA & MERIDIAN IRRIGATION DISTRICT
JPA/dbg
C: Board of Directors
Secretary/Treasurer
Asst. Water Superintendent
File
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
AFFIDAVIT OF POSTING
STATE OF IDAHO )
COUNTY OF ADA )
R�cErvEn
2004
G1TY OF MERIDIAIV
CITY CI FRS n1=Fr�F
I, Mike Arnold Premier Signs, Inc 2100 E. Fairview Avenue Suite 7 855-0380
(name) (address)
(phone)
Meridian Idaho being first duly sworn upon
(city) (state) oath, depose and say:
I personally posted the subject property with the hearing notice sign 10 days prior to the public
hearing for the rezoning and preliminary plat of Larkspur Subdivision
Dated this 10"d. day of May 2004
(Signature)
SUBSCRIBED AND SWORN to before me the day and year first above written.
LUTH—AHORIKr)T iBLICNotary Public for dtAI E OF IDAHO Residing at i✓ � � � ��
Master\affid-posting
My Commission Expires: /��,
MAYOR K9
r � r
Tammy de Weerd —4 LEGAL DEPARTMENT
CITY COUNCIL MEMBERS crrY cat- 1'14 1 (208) 466-9272 -Fax 466-4405
==
Keith Bird C�W6
PUBLIC WORKS
William L.M. Nary i j ,L w BUILDING DEPARTMENT
Shaun Wardle 1Ur1HC> (208) 898-5500 - Fax
Charles M. Rountree A
898-9551
.
PLANNING AND ZONING
. Y DEPARTMENT
"� T _ASL MFIV V SINCE(208) 884-5533 • FAX 888-6854
1903
SUPPLIMENTAL STAFF REPORT:
Hearing Date: May 20, 2004
TO: Mayor, City Council and Planning &Zoning Commission
From: Bruce Freckleton RECEIVED
Senior Engineering Tec�G�
MAY 19 2004
Re: _Larkspur Subdivision
City Of Meridian
City Clerk Office
• Request for a Rezone of 9.47 acres from R-4 to R-8, by Larkspur LLC (File
No. RZ-04-005).
Request for Preliminary Plat approval of 42 building lots and 4 other lots on
9.47 Acres in a Proposed R-8 Zone, by Larkspur LLC. (File No. PP-04-011).
Request for a Conditional Use Permit for a Residential Planned Development
in a Proposed R-8 Zone, by Larkspur LLC. (File No. CUP-04-0111
We have reviewed this submittal and offer the following comments, as conditions of the a lica
These conditions shall be considered in full, unless expressly modified or deleted by motion o h
Meridian City Council: f the
T
Underground year-round pressurized irrigation must be provided to all lots within this
development. The City of Meridian requires that pressurized irrigation systems be su li
by a year-round source of water. If the pressurized irrigation system within this develo ed
is to remain a private association system, complete plans and specifications shall be review entd
by the Public Works Department as part of the development plan review process. A draftcopy of the pressurized irrigation system O&M manual shall be submitted prior to plan
approval. The applicant shall be required to utilize any existing surface or well water for the
Primary source. If a surface or well source is not available, a single -point connection to the
culinary water system shall be required. If a single -point connection is utilized, the devel
shall be responsible for the payment of assessments for the common areas prior to si °per
on the final plat by the City Engineer. gnature
2. Sanitary sewer and water service to this site shall be via main line extensions from
are being proposed as part of the Southwoods Subdivision. The applicant shall be required
to
extend sewer and water mains to and through the proposed development, thereb maki to
RZ-04-005, PP-04-011, CUP-04-011 y ng
Larkspur Subdivision (BF).RZ.pp.CUP
Planning & Zoning Commission/Mayor & City Council
May 20, 2004 (Hearing Date)
Page 2
them available to the adjacent properties (this includes mainline extensions to serve Lots
1 &2, Block 1.) The Applicant shall coordinate main sizing and routing with the Public
Works Department. Applicant shall execute City of Meridian standard forms of easements,
for any mains that are required to provide service.
GENERAL COMMENTS—PRELIMINARY/FINAL PLAT
1. Please submit a copy of the Ada County Street Name Committee's approval letter for the
subdivision name. Make any corrections necessary to conform.
2. A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
3. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-10-
8.
4. The portion of the landscape buffer between the subject property and the proposed
Southwoods subdivision must meet the landscaping standards for a buffer between different
land uses. The landscape plan must be revised to reflect these standards and submitted ten
days prior to the City Council hearing.
5• A permanent pedestrian easement, in favor of the City of Meridian, shall be recorded for the
pedestrian pathway prior to the final plat being recorded. The instrument number for the
easement shall be referenced on the final plat. The easement shall be sufficient width to
cover the 20-foot wide pathway shown. The 10-foot wide hard surfaced pathway shall be
constructed and fully improved prior to the issuance of the first Certificate of Occupancy for
any building within the subdivision. Additionally, a note shall be added to the face of the
final plat indicating the City of Meridian is responsible for the maintenance of the pathway
surface located within the easement. The note shall also indicate who will be responsible for
landscaping maintenance within the easement.
6. Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed
Required landscaping trees will not be considered as replacement trees for those trees that are
removed.
7• Developer shall coordinate mailbox locations with the Meridian Post Office.
RZ-04-005, PP-04-011, CUP-04-011
Larkspur Subdivision (13F).RZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
May 20, 2004 (Hearing Date)
Page 3
8. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may
be used for non -domestic purposes such as landscape irrigation.
9• Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use permit
if they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking, landscaping and other features as may be required by this ordinance;
Staff finds that the subject property is large enough to accommodate the requested use and all
other required features if the planned development is approved. All residential lots are of
adequate size and shape to accommodate homes that would comply with the proposed bulk
and dimensional standards.
Comprehensive Plan and in accordance with the requirements of this Ordinance; B. That the proposed use and development plan will be harmonious with the Meridian
The current Comprehensive Plan Land Use Map designates the property as Medium
Density Residential. Staff finds that the proposed development does comply with
Meridian's Comprehensive Plan. See items A and C under Annexation and Zoning
Analysis.
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;
Staff finds the design concept to be compatible with the intended character of the area.
See item E under Annexation and Zoning Analysis.
D. That the proposed use, if it complies with all conditions of the approval im o
will not adversely affect other property in the vicinity; P sed,
Staff does not anticipate that the proposed development will have an adverse impact on
the surrounding property. However, the Commission and Council should consider an
RZ-04-005, PP-04-011, CUP-04-011 y
Larkspur Subdivision (13F).RZ.PP.CUp
Planning & Zoning Commission/Mayor & City Council
May 20, 2004 (Hearing Date)
Page 4
testimony given at the public hearings before making this finding.
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;
See comments under Annexation & Zoning Analysis item G.
F. That the proposed use will not create excessive additional requirements at public
cost for public facilities and services and will not be detrimental to the economic
welfare of the community;
See comments under Annexation & Zoning Analysis item H.
G. That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
See comments under Annexation & Zoning Analysis item 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;
See comments under Annexation & Zoning Analysis item J.
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.
See comments under Annexation & Zoning Analysis item K.
SPECIAL CONSIDERATIONS — CONDITIONAL USE PERMIT
1. Amenities: The proposed amenities for the planned development are depicted on the
landscape plan. The first amenity is proposed to be 10% open space. The second amenity
is a gazebo area on each of the two proposed open space lots. Additionally, the applicant
is constructing a small section of the regional pathway running through the northeast
corner of the subject property. The applicant should submit a detail depicting the plan
for the open space areas. The Commission and Council should review these proposed
amenities and determine if they are "appropriate to the size and uses of the proposed
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Planning & Zoning Commission/Mayor & City Council
May 20, 2004 (Hearing Date)
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development" per Ordinance 12-6-2.3. Staff recommends approval of the amenities as
proposed.
CONDITIONS OF APPROVAL —CONDITIONAL USE PERMIT
All conditions of the accompanying Preliminary Plat application shall also be considered
conditions of the CUP.
2. This conditional use permit shall be subject to the expiration provisions set forth in MCC 1I-
17-4.B.
All construction and site improvements shall conform to the requirements of the Americans
with Disabilities Act and the adopted building and fire codes.
4. Revised Plans: Staff recommends that the plans be modified in compliance with this report
and any additional conditions from the Commission and that the applicant submit 10 copies
of all revised plans (plat and landscape) at least 10 days prior to the next hearing on this
application.
AGENCY COMMENTS
FIRE DEPARTMENT
1. One and two family dwellings will require a fire -flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400'
apart. International Fire Code Appendix D
2. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
All entrance and internal roads shall have a turning radius of 28' inside and
48' outside radius.
4. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
5. The proposed 42-lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 122 residents at build out.
6. The proposed project lies outside the five-minute response zone goal. Achievement of this
goal is subject to budgetary constraints and is intended to enhance the probability of a
favorable outcome on a request for Basic Life Support. The budget constraints are typically
RZ-04-005, PP-04-011, CUP-04-011
Larkspur Subdivision (BF).RZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
May 20, 2004 (Hearing Date)
Page 6
defined as capital outlay for facilities that are located within 1.5 miles from a given location
and sufficient operational funds to staff the facilities.
7. The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to
be borne by the developer
8. No speed bumps per the recommendation of the fire department. Texture is ok.
POLICE
1. The Police Department has no concerns related to the site design submitted with the
application.
2. Fencing along pathway needs to be consistent with micropath fencing standards.
SANITARY SERVICES
1. No Comment.
PARKS DEPARTMENT
l . Pathway and Trail standards: The proposed pathway and/or trail shall meet the standards as
set forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-2 and
3-3, sections B & C.
2. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance will be followed.
3. Standard Plan for Protection of Existing Trees during Construction: The standard established
in the City of Meridian Landscape Ordinance will be followed.
RECOMMENDATION
Staff recommends approval of this application with the aforementioned conditions of approval.
RZ-04-005, PP-04-011, CUP-04-011
Larkspur Subdivision (BF).RZ.PP.CUP