HomeMy WebLinkAboutWesley Sub CUP App
Mayor
ROBERT D. CORRIE
HUB OF TREASURE VALLEY
A Good Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433 . Fax (208) 887-4813
City Clerk Fax (208) 888-4218
LEGAL DEPARTMENT
(208) 288-2499 . Fax 288-250 J
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 . Fax 887-1297
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 . Faz 887-1297
City Council Members
CHARLES ROUNTREE
GLENN BENTLEY
RON ANDERSON
KEITH BIRD
TRANSMITTAL 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 & Zoning Commission, please submit your comments and recommendations
to Meridian City Hall, Attn: Will Berg, City Clerk by: January 21. 2000
TRANSMITTAL DATE: January 10, 2000 HEARING DATE: February 8, 2000
FILE NUMBER: CUP-CO-009
REQUEST: CONDITIONAL USE PERMIT FOR OFFICE BUILDING AND TOWNHOUSES
IN A lO AND R-8 ZONE (5 ACRES)
BY: CENTERS CONSTRUCTION
LOCATION OF PROPERTY OR PROJECT: WEST SIDE OF lOCUST GROVE.
APPROXIMATELY 700 FEET NORTH OF FAIRVIEW AVENUE
MERIDIAN SCHOOL DISTRICT
_MERIDIAN POST OFFICE(PRELlM & FINAL PLAT)
ADA COUNTY HIGHWAY DISTRICT
ADA PLANNING ASSOCIATION
CENTRAL DISTRICT HEALTH
NAMPA MERIDIAN IRRIGATION DISTRICT
SETTLERS IRRIGATION DISTRICT
IDAHO POWER CO.(PRELlM & FINAL PLAT)
U.S. WEST(PRELlM & FINAL PLAT)
INTERMOUNTAIN GAS(PRELlM & FINAL PLAT)
BUREAU OF RECLAMA TION(PRELlM & FINAL)
_KENT BROWN, P/Z
_THOMAS BARBE1RO, P/Z
_RICHARD HATCHER, P/Z
_KEITH BORUP, P/Z
_ROBERT CORRIE, MAYOR
_RON ANDERSON, C/C
_CHARLIE ROUNTREE, CIC
_KEITH BIRD, C/C
_GLENN BENTLEY, C/C
_WATER DEPARTMENT
_SEWER DEPARTMENT
_SANITARY SERVICE
_BUILDING DEPARTMENT
_FIRE DEPARTMENT
_POLICE DEPARTMENT
_CITY ATTORNEY
_CITY ENGINEER
_CITY PLANNER
YOUR CONCISE REMARKS:
NOTICE OF HEARING
NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian
and the Laws of the State of Idaho, that the Planning and Zoning Commission of the
City of Meridian will hold a public hearing at the Meridian City Hall, 33 East Idaho Street,
Meridian, Idaho at the hour of 7:00 p.m. on February 8, 2000 for the purpose of
reviewing and considering the application of the City of Meridian for a conditional use
permit and preliminary plat for 5.029 acres for proposed Wesley Subdivision by Centers
Construction generally located on the west side of Locust Grove north of Fairview.
A more particular description of the above property is on file in the City Clerk's
office at Meridian City Hall, 33 East Idaho Street, and is available for inspection during
regular business hours.
A copy of the application is available upon request. Any and all interested
persons shall be heard at said public hearing and the public is welcome and invited to
submit testimony.
DATED this 10th day of January 2000.
PUBLISH January 14 and January 28, 2000
WILLIAM G. BERG, JR.,
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CITY OF MERIDIAN
APPLICATION FOR A CONDITIONAL USE PERMIT
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DESCRIPTION OF PROPOSED CONDITIONAL USE:
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ZONING CLASSIFICATION:
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I certifY that the infonnation contained herein is true and correct.
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LEGAL NOTICE OF PUBLIC HEARING
Pursuant to established procedure, NOTICE IS HEREBY GIVEN that the Meridian Planning and
Zoning Commission will hold a Public Hearing in the Meridian City Hall on
at _.m The purpose of the Hearing is to consider a
CONDmONAL USE PERMIT submitted by for
the property generally descnbed as located at
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SUBDMSION, BLOCK
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Development Narrative
Wesley Subdivi~ion
December 1999
Applicant & Land Owner
Centers Construction, Inc.
P.O. Box 518
Meridian, Idaho 83680
Telephone: 888-1852
Facsimile: 884-8938
Location
This project is located on the west side of Locust Grove Road, approximately 700 feet north of
Fairview Avenue. It is comprised of five acres of land and is currently located in the county.
Immediately to the west and north of the project is land zoned and developed as R-8. Immediately
to the east is R-4 property; to the southeast of the project is Fred Meyers, zoned G-G. To the south
is Doris Subdivision, currently located in the county and zoned Re.
The area is comprised of a portion of the northeast quarter of the southeast quarter of Section 6.
Township 3 North, Range 1 East, Boise Meridian, Ada County. Idaho.
Site Overview
The site is currently vacant and is entirely surrounded by development. Agricultural activities no
longer occur on the site.
The dimensions of the property would suggest that more planning could have occurred when
surrounding properties were developed. An access to the property could have been required from
either Gem Park Subdivision to the north or Meridian Place Subdivision to the west. The site now
has no public road or pedestrian access except from Locust Grove Road. The depth of the property
is approximately 980 feet.
The site is narrow with an average dimension of only 240 feet. Since the north and south boundaries
of the site are not parallel, the property is only 214 feet wide at its narrowest point. This depth
creates a design issue when assessing the site's infrastructure cost to the value of its development
options, particularly with surrounding single family R-8 development.
Project Overview
Annexation
One request of this application is to seek annexation of this property into the city of Meridian. The
requested zone is L-O for the frontage along Locust Grove (1.089 acres) and R-8 for the remainder
of the site (3.940 acres).
Planned Development & Subdivision
1
The other request of this application is to seek approval of a planned unit development and a
subdivision of land to allow the development of a professional office building and attached
townhouses (no more than two per building). The proposed tovmhouses would occupy their own lots
and be sold to individuals.
The particulars of the proposal are:
Total Site:
New Locust Grove R/W:
Limited Office Zoning (w/o RlW):
Medium Density Residential Zoning:
Intemal Public RIW:
Common Areas:
Office Site:
Townhouse Area:
Number of Total Lots:
Office Lot:
Townhouse Lots:
Common Lots:
Density (Building Lots / Gross Area):
Density (Building Lots I Net Area):
5.029 Acres
0.242 Acres
0.847 Acres
3.940 Acres
1.034 Acres
0.488 Acres
0.564 Acres
2.701 Acres
36
1
32
3
6.56
6.89
The property is currently zoned Rural Transitional (RT) in the county.
Meridian Comprehensive Plan
The Meridian Comprehensive Plan and map designates the area of this development as "Mixed-Use
Area at Locust Grove Road and Fairview plus areas North of Fairview Avenuen. Major applicable
sections of the comp plan are sections 2 and 5 of the Land Use chapter. The specific area is
described in Section 5, Mixed-Planned Use Development.
Section 2 Residential Policies - Goals
2.1U
2.2U
2.3U
"
2.4U
The proposed project consists of attached separate ownership townhouses (medium density)
residential.
Although the project does not contain a neighborhood park, a minimum of 10% open space
is included in the proposal for a visual amenity. We suggest this is viable option considering
the location and shape of the site.
Although the surrounding parcels are developed as single family homes, the infrastructure
costs and shape of the land prevent development as single family detached homes. What
is proposed is a reasonable proposal to develop this in-fiU parcel. The townhouses that are
proposed are single story and will cost over $100,000.00. The fact that they are single story
will soften the visual impact of these homes. The cost of these homes will not encourage
their use as rentals. The development of this parcel will stop the process of this land
becoming wasteland. The proximity to existing homes and size of the site deter its use for
agricultural activities.
Sidewalks will be developed within the parcel and along Locust Grove Road as instructed by
the Ada County Highway District. We are requesting that a portion of the sidewalk along the
2
internal road not be constructed at this point in time. This area is along the open area
immediately west of Locust Grove along the south property line. Since the road adjacent to
the south property line may be eventually used by land owners to the south (after
redevelopment of lands to the south), it seems appropriate to not construct this sidewalk to
allow the developer an opportunity to install landscaping in this area to help temporarily
buffer the entry road from the neighbors to the south.
2.5U This project is an infill project. We believe the use proposed will improve the vicinity by
completing the development process in the area and preventing the property from an
inevitable conversion to an unused weed patch.
Section 5 Mixed-Planned Use Development - Goals
5.16U Development requires a conditional use permit for approval of a planned unit development.
5.17U The development proposes to develop as compatible mixed uses - limited office along the
Locust Grove frontage and townhouses for the remainder of the property.
5.18U The entire perimeter of the project will be fenced or screened by landscaping. The north,
west and south boundaries will be constructed with sight obscuring 6-foot high fence. The
frontage along Locust Grove will be heavily landscaped to enhance the appeal from Locust
Grove.
5.19U Not applicable for this project.
5.20U Not applicable for this project.
5.21 U Not applicable for this project.
Design Process
Few development options exist for this property. The site's only access must be provided from
Locust Grove Road. The alignment of the access at Locust Grove must occur at the south property
line due to conflicting, existing intersections up and down locust Grove. The cost of infrastructure
improvements and the potential impact to neighboring properties prevent the access road from being
constructed entirely along the south property boundary. No access to the west end of the property
exists; therefore the internal road must end in a culdesac.
Placing the road near the center of the property minimjzes the lot depths along the road preventing
a reasonable land configuration for single family detached homes - attached townhouses becomes
the best viable option for development.
To minimize the impact of the development on neighboring developments, the townhouses are
restricted to single story height. Although architectural features such as dormers or windows may
be constructed in what would appear to be a second story, these features are only to visually break
, up the roofline.
Neighborhood Meeting
A neighborhood meeting was held at 7:00PM on Thursday, November 18,1999. A preliminary copy
of the proposed development plan was available for review by interested neighbors. .
3
Attendance at the meeting was eighteen, four of which were associated with the development to
answer questions.
The meeting concluded at approximately 8:30PM.
Streets & Access (Items 6s & 12 of the Preliminary Subdivision Plat Checklist)
Preliminary discussions regarding this site have been held with the Ada County Highway District. As
noted above, due to conflicts with existing intersections up and down Locust Grove, access to the
site needs to occur along its southerly boundary. This public road may serve as a future connection
to adjoining land to the south, should it redevelop.
The proposed street section is located entirely within 42 feet of light-of-way and is 29 feet back to
back of curb. Adjacent 5-foot wide sidewalks are proposed except for a distance along the south side
of the entry, west of Locust Grove. No lots front on this section, and we are requesting that sidewalk
not be constructed along this portion of the road. This will permit the developer to temporarily
landscape the area between the back of curb and the property line to help screen the project entry
from neighbors to the south.
The road length will be approximately 850 feet. This exceeds the maximum permitted length and a
variance is requested.
It is projected that this development will create approximately 300 new vehicle trips per day to Locust
Grove Road - 50 from the limited office site and 250 from the townhouses.
Irrigation
Any irrigation waters that run through the property will be continued. Ditches that need to remain will
be piped.
A pressurized irrigation system will be installed to seNe the development. Water will be provided
from surface waters of the Nampa & Meridian Irrigation District and/or a small well.
Drainage
All present drainage patterns and flows will be preserved and protected within the development.
Adjacent to the site] just north of the north property line, a Nampa & Meridian Irrigation piped
drainage ditch exists. This facility is the Jackson Stub Drain.
This development is naturally low in elevation. Off-site drainage patterns directly impact the site.
Development will have to continue these patterns to prevent flooding of the property or to adjacent
properties.
An ACHD storm drain enters the property at the extension of Willow Brook Drive to the west and then
runs north to the Jackson Stub Drain. This facility will be protected and utilized for pre-development
discharge of on-site storm run~off as it has historically occurred.
The project will detain storm flows in a shallow reservoir area on the north side of the culdesac. This
area may serve as a multi use area for storm water retention and as a visual amenity for the project.
,
Specific approvals cannot be secured until detailed construction plans are completed and reviewed
4
by the ACHD.
Groundwater
The attached report describes groundwater depths or 3.5 feet or more.
Floodplain
The area is shown on FEMA community panel 16001C032G. None of the site is within a floodplain
(Zone X).
Water & Sewer
Water is currently planned on being extended from Locust Grove.
Sewer is planned to be extended from Willow Brook Drive to the west of the project.
Fire Service
The project is located in the Meridian Fire District. Augmented fire protection will be provided for the
project as required by Meridian Fire with installation of public water and fire hydrants.
Access issues have been preliminarily discussed with the fire district.
Other Utilities
Public utilities, such as power and communications, will be extended underground into the project.
Requested Variances (Item 7 of the Preliminary Subdivision Plat Checklist)
The following variances are requested to be approved with the development approval for this project.
The physical shape of the site, surrounding developments and the development proposal creates
these variance requests. Items are applicable to the R-8 zone requested.
Item Proposal Requirement
Lot Area 3,375 SF 6,500 SF
Lot Frontage 29 feet 50 feet
Length of Public Road 850 feet 450 feet
Front Yard 20 feet from Sidewalk 20 feet from Lot Line
.' Interior Side Yard o feet (for common walls) 5 feet per story
Rear Yard * 10 feet 15 feet
Rear yards along the north boundary are requested to be smaller due to the converging lines of the
north boundary. This is a reasonable request due to the excessive depths of the back yardwitNn the ·
Gem Park Subdivision due to the Nampa & Meridian Irrigation easement.
5
Sidewalk Construction Variance
In addition, a portion of the sidewalk, as previousfy discussed in the narrative and as shown on the
preliminary plat, is being proposed to be deleted.
Fencing
The applicant intends to fence the entire perimeter of the project (north, west and south boundaries)
with a 6-foot high white vinyf privacy fence.
6
$. 6 A. 8~ /F;ux 5505 W. Franklin Road. Boise, Idaho 83705-1055
Wesley Subdivision
Boundary & Annexation
land Description
Meridian, Idaho
A portion of the northeast quarter of the southeast quarter of Section 6, Township
3 North, Range 1 East, Boise Meridian, Ada County, Idaho, being more particularly
described as follows:
Commencing at the southeast corner of said Section 6, which bears 800010'20"E,
2,641.31 feet from the east quarter corner of said Section 6; thence NOo010'20"W,
1,320.19 feet (formerly described as NOOD08'20"E, 1 ,320.42 feet) along the easterly
boundary of said Section 6 to the southeast corner of the northeast quarter of the
southeast quarter of said Section 6, which is the Real Point of Beginning:
Thence S89D30'OO"W, 981.92 feet (formerly described as S89D52'W, 981.97
feet) along the southerly boundary of the northeast quarter of the southeast quarter
of said Section 6 to the southeast corner of Meridian Place Subdivision No. I, as
shown on the official plat thereof on file in the office of the Ada County Recorder;
Thence NOODOTOO"W, 259.32 feet (fonnerly described as North, 257.37 feet)
along the easterly boundary of said Meridian Place Subdivision No. I to the
southwesterly boundary of Gem Park Subdivision, as shown on the official plat
thereof on file in the office of the Ada County Recorder;
Thence S81D53'30"E, 298.93 feet (formerly described as S81D35'30"E,
298.92 feet) along the southwesterly boundary of said Gem Park Subdivision;
Thence N89D03'SO"E, 685.90 feet (formerly described as N89D21'SO"E,
686.83 feet) along the southerly boundary of said Gem Park Subdivision to the
easterly boundary of said Section 6;
Thence SOOD10'20"E, 219.79 feet (formerly described as SOOD08'20"W,
219.00 feet) along the easterly boundary of said Section 6 to the Real Point of
Beginning.
Comprising 5.029 acres, more or less.
Subject to easements or right-of-ways of record or apparent.
Prepared By:
Joseph D. Canning, PLS 4116
Date:
26 November 1999
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WE S LEY
SUBDIVISION
JANUARY 2000
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SCALE:
& A ENGINEERS, INC.
Community Planning
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RECORDED - REQUEST OF
FEEL DEPUTY
ADA COUNTY RECORDER
J. DAVID NAVARRO
8D!SE. IDAHO
C;C;-{l503 tJ /?V1/f
1999 Jl26 PH I: 3~
STEWART TITLE
WARRANTY DEED
For Value Received, GRANT B. RICHARDS AND CARROL D. RICHARDS, husband
and wife, the Grantors, hereby grant~ bargain, sell) convey and warrant unto CENTERS
CONSTRUCTION, INC.~ an ldaho corporation, the Granree) whose current address is 327
Meridian Street:, Meridian, Xdaho, 83642, the following described premises, to-wit:
As per legal description attached hereto
TO HAVE AND TO BOLD the said premis~s, with their appurtenances unto the said
Grantees, their heirs an~ assigns forever. And the said Grantors do hereby covenant to and with
the said Grantees, tl\iit it is the owner in fee simple of said premises; that said premises are free
from all encwnbrances: and that they will warrant and defend the same from all lawful claims.
except w~ter rights claims, unpatented mining claims~ reservations or exceptions in mining
patents, assessments o.r easements of the Nampa-Meridian Irrigation District, public utility
easements. an agreemepI between the Nampa~Meridian Irrigation District and Mountain States
Telephone and Telegraph Company> an encroachment of a wooden fence located on the north
line of the subject property, an encroachment of a barbed wire fence located on the south line of
the subject pmperty, North Locust Grove Road and a. ditch located on the east boundary of the
subject property. and ~ower lines located on both the east and west boundaries of the subject
property .
~ .
, DATED l11is J.~ day of July, 1999./) /J \:\ "
rf~Z2.~ U~~--,
GRANT B. RICHARD.S CARROL\~ RICHARDS .
c. .>".
STATE OF IDAHO; )
. ) g.
County of Ada .) , .
On thiS ~y of July, 1999, before me, the undersigned, a Notary Public in and for
the said State, person~lly appeared GRANT B. RlCHARDS and CARROLL D. RICHARDS,
known to me and/or identified to me on the basis of satisfactory evidence, to be the person(s)
whose names are subs~bed to the wirhin instrument and acknowledged to me that they executed
the same.
"'."""11,,,.
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Not lblic fo Idaho
Resi mg at AliI/it/A. (;()
Commission expires: I J ;J-I09/::2r~
.'
..
Annexation Request
And Affidavit
I, the undersigned, am the ovvner of following described land:
A portion of the northeast quarter ofthe southeast quarter of Section 6, Township 3 North, Range
1 East, Boise Meridian, Ada County, Idaho, being more particularly described as follows:
Commencing atthe southeast corner of said Section 6, which bears SOO~10'20"E, 2,641.31 feet
from the east quarter comer of said Section 6; thence NOO~1 O'20"W, 1,320.19 feet (formerly described
as NOO~08'20"E, 1,320.42 feet) along the easterly boundary of said Section 6 to the southeast corner
of the northeast quarter of the southeast quarter of said Section 6, which is the Real Point of
Beginning:
Thence S89030'00'W, 981.92 feet (formerly described as S89~52'W, 981.97 feet) along the
southerly boundary of the northeast quarter of the southeast quarter of said Section 6 to the southeast
corner of Meridian Place Subdivision No. I, as shown on the official plat thereof on file in the office of
the Ada County Recorder;
Thence NOOo07'OO"W, 259.32 feet (formerly described as North, 257.37 feet) along the easterly
boundary of said Meridian Place Subdivision No. I to the southwesterly boundary of Gem Park
Subdivision, as shown on the official plat thereof on file in the office of the Ada County Recorder;
Thence S81 ~53'30"E, 298.93 feet (formerly described as S81 035'30"E, 298.92 feet) along the
southwesterly boundary of said Gem Park Subdivision;
Thence N89~03'50'E, 685.90 feet (formerly described as N89~21 'sonE, 686.83 feet) along the
southerly boundary of said Gem Park Subdivision to the easterly boundary of said Section 6;
Thence SOOO1O'20"E, 219.79 feet (formerly described as SOO~08'20nw, 219.00 feet) along the
easterly boundary of said Section 6 to the Real Point of Beginning.
Comprising 5.029 acres, more or less.
Subject to easements or right-of-ways of record or apparent;
AND hereby request that said land be annexed to the city of Meridian. This request,
and the requested land use zoning designations, is based upon the application for
annexation that is attached hereto.
I further agree to post a sign on the property one week before the public hearing for
this annexation.
I further state that I have read the entire contents of the application and bel ieve the
information contained therein is true and correct, and agree to pay any additional sewer,
water or trash fees or charges, if any, assoclated with the use, vvhether that use be
residential, commercial or industrial.
1
@~h~
Lee Centers, President
Centers Construction, Inc.
State of Idaho)
) ss.
County of Ada)
On this /4- day of ~ Lvr", c/ ",J , 1999, before me, the undersigned,
a notary public in and for the said State, personally appeared Lee Centers, known to me
to be the president of the corporation that executed the instrument or the person who
executed the instrument on behalf of said corporation, and acknowledged to me that such
corporation executed the same.
IN WITNESS WHEREOF: I have set my hand and seal the day and year in this certificate
first above written.
!?1ilfu-; J J/ t:Li;r f-:J
Notary Public for Idaho
Residing in Boise, Idaho
My Commission Expires 7- ..25, ]/-t4
_~~nJ1'tult.1
.,. RIll
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2
Development Narrative
Wesley Subdivi~ion
December 1999
Applicant & Land Owner
Centers Construction, Inc.
P.O. Box 518
Meridian, Idaho 83680
Telephone: 888-1852
Facsimile: 884-8938
Location
This project is located on the west side of Locust Grove Road, approximately 700 feet north of
Fairview Avenue. [t is comprised of five acres of land and is currently located in the county.
Immediately to the west and north of the project is land zoned and developed as R-8. Immediately
to the east is R-4 property; to the southeast of the project is Fred Meyers, zoned C-G. To the south
is Doris Subdivision, currently located in the county and zoned R8.
The area is comprised of a portion of the northeast quarter of the southeast quarter of Section 6,
Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho.
Site Overview
The site is currently vacant and is entirely surrounded by development. Agricultural activities no
longer occur on the site.
The dimensions of the property would suggest that more planning could have occurred when
surrounding properties were developed. An access to the property could have been required from
either Gem Park Subdivision to the north or Meridian Place Subdivision to the west. The site now
has no public road or pedestrian access except from Locust Grove Road. The depth of the property
is approximately 980 feet.
The site is narrow with an average dimension of only 240 feet. Since the north and south boundaries
of the site are not parallel, the property is only 214 feet wide at its narrowest point. This depth
creates a design issue when assessing the site's infrastructure cost to the value of its development
options, particularly with surrounding single family R-B development.
Project Overview
Annexation
One request of this application is to seek annexation of this property into the city of Meridian. The
requested zone is L-O for the frontage along Locust Grove (1.089 acres) and R-8 for the remainder
of the site (3.940 acres).
Planned Development & Subdivision
1
internal road not be constructed at this point in time. This area is along the open area
immediately west of Locust Grove along the south property line. Since the road adjacent to
the south property line may be eventually used by land owners to the south (after
redevelopment of lands to the south), it seems appropriate to not construct this sidewalk to
allow the developer an opportunity to install landscaping in this area to help temporarily
buffer the entry road from the neighbors to the south.
2.5U This project is an infill project. We believe the use proposed will improve the vicinity by
completing the development process in the area and preventing the property from an
inevitable conversion to an unused weed patch.
Section 5 Mixed-Planned Use Development - Goals
5.16U Development requires a conditional use permit for approval of a planned unit development.
5.17U The development proposes to develop as compatible mixed uses - limited office along the
Locust Grove frontage and townhouses for the remainder of the property.
5.18U The entire perimeter of the project will be fenced or screened by landscaping. The north,
west and south boundaries will be constructed with sight obscuring 6-foot high fence. The
frontage along Locust Grove will be heavily landscaped to enhance the appeal from Locust
Grove.
5.19U Not applicable for this project.
5.20U Not applicable for this project.
5.21 U Not applicable for this project.
Design Process
Few development options exist for this property. The site's only access must be provided from
Locust Grove Road. The alignment of the access at Locust Grove must occur at the south property
line due to conflicting, existing intersections up and down Locust Grove. The cost of infrastructure
improvements and the potential impact to neighboring properties prevent the access road from being
constructed entirely along the south property boundary. No access to the west end of the property
exists; therefore the internal road must end in a culdesac.
Placing the road near the center of the property minimizes the lot depths along the road preventing
a reasonable land configuration for single family detached homes - attached townhouses becomes
the best viable option for development.
To minimize the impact of the development on neighboring developments, the townhouses are
restricted to single story height. Although architectural features such as dormers or windows may
be constructed in what would appear to be a second story, these features are only to visually break
up the roofline.
Neighborhood Meeting
A neighborhood meeting was held at 7:00PM on Thursday, November 18,1999. A preliminary copy
of the proposed development plan was available for review by interested neighbors. .
3
by the ACHD.
Groundwater
The attached report describes groundwater depths or 3.5 feet or more.
Floodplain
The area is shown on FEMA community panel 16001C032G. None of the site is within a floodplain
(Zone X).
Water & Sewer
Water is currently planned on being extended from Locust Grove.
Sewer is planned to be extended from Willow Brook Drive to the west of the project.
Fire Service
The project is located in the Meridian Fire District. Augmented fire protection will be provided for the
project as required by Meridian Fire with installation of public water and fire hydrants.
Access issues have been preliminarily discussed with the fire district.
Other Utilities
Public utilities, such as power and communications, will be extended underground into the project.
Requested Variances (Item 7 of the Preliminary Subdivision Plat Checklist)
The following variances are requested to be approved with the development approval for this project.
The physical shape of the site, surrounding developments and the development proposal creates
these variance requests. Items are applicable to the R-8 zone requested.
Item Prooosal Reauirement
Lot Area 3,375 SF 6,500 SF
Lot Frontage 29 feet 50 feet
Length of Public Road 850 feet 450 feet
Front Yard 20 feet from Sidewalk 20 feet from Lot Line
Interior Side Yard o feet (for common walls) 5 feet per story
Rear Yard * 1 0 feet 15 feet
Rear yards along the north boundary are requested to be smaller due to the converging lines of the
north boundary. This is a reasonable request due to the excessive depths of the back yard within the I
Gem Park Subdivision due to the Nampa & Meridian Irrigation easement.
5
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f; P.O. BOX 518 -r' 71/ "> _ ;7000 .l
~ MERIDIAN, ID 83642 DATE ..~aF'" ) ~.
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