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Revised Plats ~ L..ND PL..NNING CIVIL ENGINIIRING IS L..NDlJC..PE ARCHITICTURE D L....D SURVIY W"TER RlleOURCIlS 1173 East Winding Creek Drive Eagle, ID 83616 PH 2081246.8300 FX 208/246.8320 nw.WIJdesigQ.com R,E~CEIVED --- t '~'-"'l\ 'I; 2007 ~V~l''' c 'I' DES I 6 N INC. 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 ~ L....D PL......INliI CIVIL ENliI'''IlIlRI''O L....DlIC..PE ARCHITltCTUR" L....D SURVEY ~ ~ W"TER RIlllOURCll8 1173 East Winding Creek Drive Eagle, ID 83616 PH 2081246.8300 FX 2081246.8320 nw.wrgdesigQ.com --- DES I 6 N INC. 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 ..... -- -, 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*'** ~ L....D PLANNING II CIVIL ENliI.....ltR...liI IJ .......DlIC..PE AIICHITECTUR" L....D 5URVEY W"TIlR RESOURCES 1173 East Winding Creek Drive Eagle, ID 83616 PH 2081246.8300 FX 2081246.8320 nw.wrgdesign.com --- DES I 6 N INC. 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. ~ L....D PL.....NINO III CIVIL ENlI,..EERI"1iI L....08C..PE ARCHITECTURE L....D SURVEY ij W..TIlIl RllllOURCIUI 1173 East Winding Creek Drive Eagle, 10 83616 PH 2081246.8300 FX 2081246.8320 www.wrgdeslgn.com --- DES I G N INC. 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. ; 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 I including 29 feet back-of-curb to back-of-curb and 5-foot sidewalks." : -; "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~~.~~ _ _. --- DES I 6 N I N e. ~ L....D PL..NNI..a rJI CIVIL ENGI..IERI"liI ~ L....oaC..PE AIICHITICTURE D L....D 6URVEY ~ ~ WATER RESOURCE8 1173 East Winding Creek Drive Eagle, ID 83816 PH 2081246.8300 FX 208/246.8320 ....WIJdesign.com 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; --- DES I G N INC. ~ 1......0 PL....NINCIl JB CIVIL ENIII..EE"I"liI IS 2. L....D.C..P.. ARC.HITIlCTURE 9 L....D $URVIlY ij W"TER RE.OURC". 1173 East Winding Creek Drive Eagle, ID 83616 PH 2081246.8300 FX 2081246.8320 nw.wrgdesign.com 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: . . ~ _.~ .- 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. I d. There is public financial capability of supporting services for the proposed development; I 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. ~ L....D PL......I..O CIVIL ENliIINII(RI"liI Il L....D8C..PIl ARCHITECTURE D L....D SURVEY ij W..TIlR RIl80URCIl8 1173 East Winding Creek Drive Eagle, ID 83616 PH 2081246.8300 FX 2081246.8320 nw.wrgdesign.com --- DES I 6 N 'N C. 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. ~~~1BANKLlN ROAD - I ,.:~~::::~.~, ("":{6~> ~~-Y.....m..0. PROJECT SITE ST. LUKE'S >- -< 3t :%: I-- C::: o 3t V1 INTERSTATE 84 ( " I I ~.~ ,~NIitIJBnW.~ 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 _I DESION 1113 E. Whalg CI8lIk DrIW Till. 2OIl24e.83OO