Revised Plats
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1173 East Winding Creek Drive
Eagle, ID
83616
PH 2081246.8300
FX 208/246.8320
nw.WIJdesigQ.com
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MEMORANDUM
City Of Meridian
City Clerk Office
To:
Amanda Hess, Associate Planner
City of Meridian
Via: Courier
From:
Megan Johnson
Senior Planner
Date:
May 29, 2007
Meadow Lake Village North (Phase III)
TCH6223.DD4
Revised Layout
Project:
WRG#:
Re:
Ms. Hess-
In response to City of Meridian staff and Planning and Zoning Commission concerns, the applicant,
Touchmark of the Treasure Valley, LLC has proposed some modifications to the site design. In
particular, the applicant is responding to the request for cul-de-sac length variance. The applicant
understands the concern about the proposed cul-de-sac length and the potential affect on the health
and welfare of the residents. However, the applicant believes that a stub street to the north as
requested.bystaffis-nofthe...bestsolution. -_ Rather, the applicant has proposed a street connecting
South Worth Court and East Putter Lane. This new road would replace the pedestrian path as
preViously proposed. The road would be a private fire lane and as such no on-street parking or
direct access onto the road would be allowed. This solution would in effect take away the need for a
variance application. By providing a secondary access point, the cul-de-sac length for Biel Court is
now measured from its intersection with South Worth Road and the cul-de-sac length for South
Worth Court is measured from its intersection with the newly proposed road. Both cul-de-sacs now
comply with City of Meridian standards for block length.
The applicant prefers this southern alternative to the requested northern connection point because
he does not want to encourage commercial traffic to cut through the subdivision. Meadow Lake
Village is an active-adult community with residents seeking privacy and safety. The applicant feels
that a stub street to the north would take away that sense of community Meadow Lake Village
residents are seeking. Connectivity is important to every community. The applicant understands
that and feels that the overall connectivity to adjacent parcels is provided for by the two stub streets
to the west and the two stub streets onto Franklin Road (Interstate 84 and the Ridenbaugh Canal act
as natural barriers to connectivity to the south and east). As a planned development, Meadow Lake
Village should have control over the interior circulation and connectivity of the site. The circulation
pattern featuring cul-de-sacs currently proposed is not unlike the existing residential areas of
Meadow Lake Village. Those homes also take access from cul-de-sac streets.
Below is a list of revisions from the previous preliminary plat. Some of the changes are due to the
newly proposed secondary access point and some of the changes are due to City requests located
in the staff report dated May 17, 2007.
ProDosed Chanaes to Plan
Secondary Access
· The all-weather emergency access in the future Louise Drive right-of-way has been
removed;
· The emergency access provided in the northeast corner has been removed and replaced
with a secondary access at South Worth Court, extending south to East Putter Lane via a
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PH 2081246.8300
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private road (Block 1, Lot 48 of the Preliminary Plat). The private road will be extended to
East Putter Lane by a cross-access easement offered by the developer;
· The proposed secondary access will have a 42-foot street section with 29 feet from back-of-
curb to back-at-curb and five (5) foot sidewalks on both sides.
· No parking or direct access will be allowed along the private drive;
. The common lot that contained the emergency access was absorbed by the adjoining
residential lots. The Preliminary Plat, dated May 29. 2007 has two less common lots as a
result of this absorption.
Plat Changes
· The revised plat has two less common lots. The total lot count is 60 with 52 residential lots,
8 common lots and 2 commercial lots.
· The number of residential and commercial lots has not changed with the proposed revision.
. Open space measures 5.18 acres or 26 percent.
· Per Ada County, Nistler Court is not an acceptable name because it has already been used
within the development. The correct name should be South Worth Road.
· Some lot lines were adjusted to accommodate the new 12-foot setback as asked for by the
City.
Residential Lot # Street Frontage Residential Lot # Street Frontage
PP dated 2/15/2007 (in feet) PP dated 5/29/07
3 113.3 3 113.3
4 119.2 4 119.2
5 .1 _ . . 152.3 5 152.3
6 .. 107.1 . 6 106.6
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7 _ 66.1-;- .' - -7' 66.6
8 ..... '. 69:4:~-/:; .. .8 -.... ...\ 69.4
9 64.9 9 64.9
10 39.2* 10 39.4*
11 56.4* 11 56.4*
12 30.1* 12 31.8*
13 36.7* 13 35.0*
15 34.1* 15 31.1*
16 41.5* 16 61.6*
17 62.9 17 60.7*
18 68.0* 18 51.1*
20 65.5 20 53.8
21 58.7 21 59.8
22 60.8 22 62.3
23 64.5 23 64.5
24 50.0 24 44.4
25 59.9 25 59.9
26 104.0 26 104.0
27 58.9 27 58.9
28 58.0 28 58.0
29 53.1 29 53.1
30 47.9 30 47.9
31 60.6 31 60.6
32 142.2 32 136.0
33 139.1 33 136.7
34 60.6 34 60.6
35 67.7 35 66.2
36 36.7* 36 36.7*
37 33.9* 37 36.8*
41 21.9*'.... 38 27.5*'**
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1173 East Winding Creek Drive
Eagle, ID
83616
PH 2081246.8300
FX 2081246.8320
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42 43.2* 39 39.7*
43 26.6** 41 46.8*
44 36.8*'** 42 49.1*
45 63.6* 43 51.5
46 69.8 44 68.3
47 56.5 45 54.4
48 54.1 46 35.9**
50 43.0 48 46.0
51 38.5** 49 38.5**
52 31.9** 50 31.9**
53 39.3** 51 39.3**
54 73.9** 52 73.9
55 181.7 53 181.7
56 179.6 54 179.6
57 62.7 55 62.7
58 43.0** 56 43.0
59 35.0** 57 35**
60 68.1 58 68.1
*Cul-de-sac lot frontage
""Shared driveway
Utility Changes
. The northern water line stub has moved to Block 1, Lot 14.
. Block 1, Lot 14 has increased to 35 feet in width to accommodate both water and storm
water drainage lines.
. A secondary water line connection has been located in the proposed secondary access
within Block 1, Lot 48 as required by the City staff report.
Proposed Conditions
CONDITIONAL USE PERMIT COMMENTS
1.1.2 The Applicant shall provide elevation of the proposed office / commercial lots to Planning
Staff no later than at the time of the Planning & Zoning Commission hearing. Additionally,
the Applicant shall also provide a concept plan for the office / commercial lots which depiqt
the orientation of buildings, the parking lot layout, and how these buildings will access the
public road system.
Proposed Condition:
"At such time that the two commercial parcels are ready to develop, the applicant
shall be required to obtain a conditional use permit in accordance with the City of
Meridian ordinances in effect at the time of permit submittal; additionally access to
the commercial properties shall be limited to the local street, South Worth Road,"
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2,3
Provide a public stub street connection to the north property line, at the terminus of Nistler
Court, instead of the emergency access
Proposed Condition:
"Provide a north-south connection from South Worth Court extending to Putter Lane.
Applicant shall provide a cross-access easement to Putter Lane as proposed."
1.2.4 Provide an emergency access to connect with the proposed stub at the northeast corner of
the property.
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Proposed Condition:
"Secondary access shall be provided to the south from South Worth Court to Putter
Lane as proposed by the applicant and in ,conformance with the Preliminary Plat
prepared by WRG Design, Inc dated May 29,2001."
1.2.8 Landscape plan prepared by WRG Design, lr;1c., on February 29, 2007, no label, is not
approved. The following revisions shall be made:
Provide 5.12 acres (25.9% of the site) for landscaping and open space.
Proposed Condition:
"Provide 5.18 acres (26 %) ofthe site for landscaping and open space."
FIRE DEPARTMENT
3.6
Requirements for dead-end fire apparatus access roads that are between 500'-750' in
length. The roadways shall be built to Ada County Highway Standards cross section
requirements and shall have a clear driving surface, available at all times, which is 26' wide.
Streets with less than a 35' street width shall have no parking. Streets with less than 39'
shall have parking only on one side. These measurements shall be based on the face of
curb dimension. Special approval required over 750' IFC Table D103.4. The roadway shall
be able to accommodate an 'imposed load of 75,000 GVW.
"With the proposed changes there are no dead-end fire apparatus roads between 500'
and 750' in length; therefore, this condition no longer applies."
3.6
To increase emergency access to the site a minimum of two points of access will be required
for any portion of the project, which serves more than 50 homes. The two entrances should
be separated by no less than }2 the diagonal measurement of the full development. The
Applicant shall provide a stub street within the development.
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Proposed Condlth;:m:
"The proposed secondary access shall be built to the south as proposed by the
Preliminary Plat prepared by WRG Design, Inc dated May 29, 2007 with a 42-foot street
section with 29 feet back-of-curb to back-of-curb and 5 foot sidewalks on both sides."
ADDITIONAL CONDITIONS
"Applicant shall provide a cross-access easement to connect South Worth Court to
Putter Lane as proposed."
"The proposed s8COndaryaccess shall be a private road with a 42-foot street section
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including 29 feet back-of-curb to back-of-curb and 5-foot sidewalks."
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"No parking or direct acceSs from single-family homes is allowed on the proposed
secondary access."
"A private street application shall be submitted at final plat."
"No on-street parking is allowed within tt'e_9ul-:d_tts~~.~~ _ _.
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1173 East Winding Creek Drive
Eagle, ID
83816
PH 2081246.8300
FX 208/246.8320
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REQUIRED FINDINGS FROM UNIFIED DEVELOPMENT CODE
1. Conditional Use Permit Findings
The Commission shall base its determination on the Conditional Use Permit request
upon the following: .
8. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is
located;
Staff believes the site is large enough to accommodate the proposed single-family
subdivision and still comply with all development regulations as outlined in this staff
report. Staff recommends the Commission rely on Staff's analysis and any oral or written
public testimony provided when determining if this site is large enough to accommodate
the proposed use.
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan
and in accord with the requirements of this Title;
Staff finds that the designated Comprehensive Designation for this property is Mixed-
Use - Community. The property is currently zoned L-O. Per the approved conceptual
site plan, the proposed single family residential uses are generally harmonious with the
requirements of the Planned Development for Touchmark Living Centers I Meadowlake
Village and the UDC. (See Sections 8 and 10 above for more information regarding the
requirements for this use.)
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 that, if the Applicant complies with the conditions outlined in this report, the
proposed subdivision should be compatible with other uses in the general neighborhood
and with the existing and intended character of the area.
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 finds that, if the Applicant complies with the conditions outlined in this report, the
proposed uses will not adversely affect other property in the area. The Commission
should rely upon any public testimony provided to determine if the development will
adversely affect the other property in the vicinity.
e. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection,
drainage structures, refuse disposal, water, and sewer;
Based on comments from other agencies and departments, Staff finds that the proposed
use can be adequately served by all of the public facilities and services listed above, if
the Applicant complies with the conditions outlined in this report. Please refer to any
comments prepared by the Meridian Fire Department, Police Department, Parks
Department, Sanitary Services Corporation, and ACHD.
f. That the proposed use will not create excessive additional costs for public
facilities and services and will not be detrimental to the economic welfare of the
community;
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If approved, the Applicant will be financing any improvements required for development.
Staff finds there will not be excessive additional requirements at public cost and that the
proposed use will not be detrimental to the community's economic welfare, if the
Applicant complies with ~he conditions outlined in this report
g. That the proposed use will not involve activities or processes, materials,
equipment and conditi~ns of operation that will be detrimental to any persons,
property or the general welfare by reason of excessive production of traffic, noise,
smoke, fumes, glare, or odors; and .
Staff does not anticipate the proposed use will create excessive noise, smoke, fumes,
glare, or odor~. Staff finqs that the proposed uses will not be detrimental to people,
property, or the general welfare of the area, if the Applicant complies with the conditions
outlined in this report.
h. That the proposed use will not result in the destruction, loss or damage of a
natural, sceniq, or historic feature c;onsldered to be of major importance.
Staff finds that there sho'uld not be any health, safety or environmental problems
associated with this subdivision that should be brought to the Commission's attention, if
the Applicant complies with the conditions outlined in this report. Staff finds that the
proposed use will not result in the destruction, loss or damage of any natural, scenic, or
historic feature of major importance.
Preliminary Plat Findings: '
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
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a. The plat is in conformance with the ColTlprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Staff supports the proposed density and proposed plat layout, with
recommended changes, as they comply with the provisions of the Comprehensive Plan.
Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
b. Public services are available or can be made available and are adequate to
accommodate, the pro~osed devel~pment;
Staff finds that public services can be made available to accommodate the proposed
development. Please see Section 8 of the Staff Report above.
c. The plat is in conformance with scheduled public improvements in accord with .
the City's capital improvement program;
If approved, the developer will be installing sewer, water, and utilities for the
development at their own cost. Staff finds that the subdivision will not require the
expenditure of capital improvement funds.
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d. There is public financial capability of supporting services for the proposed
development;
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Staff recommends the Commission and Council rely upon comme'nts from. the public
service providers (I.e., Police, Fire, ACHD, etc.) to determine this finding. (See. Exhibit B,
Agency Comments and Conditions, for more detail.)
e. The development will not be detrimental to the public health, safety or general
welfare; and
Staff recommends that the Commission and Council reference any public testimony that
may be presented to determine whether or not the proposed subdivision may cause
health, safety, or environmental problems.
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FX 2081246.8320
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f. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic, or historic features on this site. Therefore, Staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to .
determine whether or not the proposed development may destroy or damage a natural
or scenic feature(s) of major importance of which staff is unaware.
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TOUCHMARK OF THE TREASURE VALLEY, LLC
CITY OF MERIDIAN, IDAHO
PROJECT NO. TCH6223
DATE: OS/29/07
BY: RPH
SCALE: 1- = 400'
SHEET NO, VIC. MAP 1
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DESION
1113 E. Whalg CI8lIk DrIW
Till. 2OIl24e.83OO