HomeMy WebLinkAboutCobblefield Crossing CUP
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. CUP-02-032
REQUEST FOR CONDITIONAL )
USE PERMIT FOR A PLANNED ) RECOMMENDATION TO CITY
DEVELOPMENT IN AN R-8 ZONE ) COUNCIL
)
CMD, INC., )
Applicant
1.The property is located at 4450 N. Linder Road, Meridian.
2.The owners of record of the subject property are Frank Fisher, 4450 N. Linder Road,
Meridian and Don Huffman, 4035 Meadowwood, Meridian.
3.Applicant is CMD, Inc., 1661 Shoreline Drive, Ste. 200, Boise, Idaho 83702.
4.The subject property is currently zoned RUT. The proposed zoning district of R-8 is
defined within the City of Meridian Zoning and Development Ordinance, Section 11-7-2.
5.The Applicant requests the Conditional Use Permit for a Planned Development. The R-8
zoning designation within the City of Meridian Zoning and Development Ordinance
requires a Conditional Use Permit be obtained for most uses including those requested by
the Applicant. (Meridian City Zoning and Development Ordinance, Section 11-8-1).
6.The Applicant requests zoning of the subject real property as R-8, which is consistent
with the Meridian Comprehensive Plan Generalized Land Use Map which designates the
subject property as Low Density Residential, or Medium Density Residential, in
accordance with note number two (2) on the Land Use Map (allowing for an increase in
density without a Comprehensive Plan Amendment).
7.The use proposed which is the subject of this will, in fact, constitute a conditional use as
determined by City policy.
8.The Planning and Zoning Commission recognized the concerns of Brian English
expressed in his letter dated November 18, 2002 .
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A
PLANNED DEVELOPMENT FOR COBBLEFIELD CROSSING SUBDIVISION- CUP-02-032 - Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the City of Meridian that they approve the requested Conditional Use Permit as requested by
the Applicant for the property described in the application, subject to the following:
A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
Site Specific Comments (Conditional Use Permit)
1. Applicant shall meet all of the requirements of the preliminary plat as a condition
of the Conditional Use Permit.
2. Applicant shall submit a Certificate of Zoning Compliance application for the
proposed common/park lot and its associated amenities prior to applying for
building permits.
3. All development shall comply with the Americans with Disabilities Act and the
Fair Housing Act.
B. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1. Dedicate 48-feet of right-of-way from the centerline of Linder Road and
McMillan Road abutting the parcel by means of a warranty deed. The right-of-
way purchase and sale agreement and deed must be completed and signed by the
applicant prior to scheduling the final plat for signature by the ACHD
Commission or prior to issuance of a building permit (or other required permits),
whichever occurs first. Allow up to 30 business days to process the right-of-way
dedication after receipt of all requested material. The owner will be paid the fair
market value of the right-of-way dedicated which is an addition to existing ACHD
right-of-way if the owner submits a letter of application to the impact fee
administrator prior to breaking ground, in accordance with the ACHD Ordinance
in effect at that time (currently Ordinance #195).
OR
Dedicate 38-feet of right-of-way from the centerline of Linder Road and
McMillan Road abutting the parcel by means of a warranty deed. The right-of-
way purchase and sale agreement and deed must be completed and signed by the
applicant prior to scheduling the final plat for signature by the ACHD
Commission or prior to issuance of a building permit (or other required permits),
whichever occurs first. Allow up to 30 business days to process the right-of-way
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A
PLANNED DEVELOPMENT FOR COBBLEFIELD CROSSING SUBDIVISION- CUP-02-032 - Page 2
dedication after receipt of all requested material. The owner will be paid the fair
market value of the right-of-way dedicated which is an addition to existing ACHD
right-of-way if the owner submits a letter of application to the impact fee
administrator prior to breaking ground, in accordance with the ACHD Ordinance
in effect at that time (currently Ordinance #195).
2. Construct a 5-foot concrete sidewalk located 2-feet within the right-of-way (if the
dedicated right-of-way is 48-feet from centerline) or if the sidewalk is outside of
the right-of-way, place the sidewalk within an easement.
3. Construct the main entrance, Cobblefield Drive, to intersect Linder Road
approximately 140-feet north of the south property line, as proposed.
4. Construct all of the internal roadways as 36-foot street section with curb, gutter
and 5-foot concrete sidewalk within 50-feet of right-of-way, as proposed.
5. Construct a stub street to extend to the south property line approximately 1,000-
feet east of Linder Road, as proposed. Install a sign at the terminus of the
roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
6. Construct a stub street to extend to the north property line approximately 1,340-
feet east of Linder Road, as proposed. Install a sign at the terminus of the
roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
7. Dedicate a “temporary stub street” to the District in the form of an easement. The
“temporary stub street” will be a 50-foot easement located within the 50-foot flag
approximately 760-feet north of the south property line and will extend from the
east property line to the west property line. This easement may become a right-
of-way in the future (at the sole discretion of the District) at no cost to the District
and the costs associated with the construction of the street will be paid by the
owner/developer and placed within a Public Right’s-of-Way Road Trust deposit.
If the 50-foot easement is not utilized to construct a stub street within five years
from the date of the signed final plat, the easement and the road trust deposit will
expire and revert back to the Owner/developer.
8. Construct two knuckles with islands within the subdivision, as proposed.
Construct the islands within the knuckles to provide a minimum of 4-feet in width
with a minimum area of 100-square feet and provide a minimum of a 29-foot
street section for the roadway around the traffic island.
9. Any proposed landscape islands/medians within the public right-of-way dedicated
by this plat shall be owned and maintained by a homeowners association. Notes
of this are required on the final plat.
10. Provide a minimum of 21-feet measured from back of curb to back of curb on
either side of a proposed island or median.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A
PLANNED DEVELOPMENT FOR COBBLEFIELD CROSSING SUBDIVISION- CUP-02-032 - Page 3
11. Enter into a development agreement regarding the location, costs and terms
associated with the “temporary stub street”.
12. Other than the access that has been approved with this application, direct lot
access to Linder Road and McMillan Road is prohibited.
13. Comply with all Standard Conditions of Approval.
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 Construction Services at 387-6280
(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 #195, 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. Existing utilities damaged by the applicant shall be repaired by the
applicant at no cost to ACHD. The applicant shall be required to call DIGLINE
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A
PLANNED DEVELOPMENT FOR COBBLEFIELD CROSSING SUBDIVISION- CUP-02-032 - Page 4
(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 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.
C. Adopt the Recommendations of the Meridian Fire Department as follows:
1.One and two family dwellings will require a fire-flow of 1,000 gallons per minute
available for a duration of 2 hours to service the entire project. Fire hydrants shall
be placed an average of 400’ apart. 1997 UFC Appendix III-A
2. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
3.Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
4. The phasing plan may require that any roadway greater than 150’ in length
that is not provided with an outlet shall be required to have a turn around.
5. All roads shall have a turning radius of 28’ inside and 48’ outside.
6. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation per section 1103.2.4 of the Uniform Fire Code.
7.Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins. UFC 901.4.2 & 901.3
8. A minimum of two points of access will be required for any portion of the project,
which serves more than 50 homes. It is recommended that a stub street be extended
to the East between Lots 16-18 on Block 3, to provide a second point of access to the
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A
PLANNED DEVELOPMENT FOR COBBLEFIELD CROSSING SUBDIVISION- CUP-02-032 - Page 5
project. UFC 902.2.1 Revised plans that have been submitted indicate a connection
on the East end of the project.
9. The proposed 73-lot subdivision with an estimated 2.9 residents per household
would have a total estimated population of 211 residents at build out. The Meridian
Fire Department has experienced 2069 responses in the year 2000 and 2251 calls for
service in 2001. According to a report completed by Fire & Emergency Services
Consulting Group in February of 2000 our requests for service are projected to reach
2800 in the year 2005 and 3800 by the year 2010.
10. The roadways shall be built to Ada County Highway Standards and shall have a
clear driving surface, available at all times, which is 20’ wide. Lots 8, 9, 10, 11, 12,
13, 14, 15 on Block 4 shall be posted “No Parking Fire Lane”. UFC 902.2
11. Building setbacks shall be per the Building Code for one and two story
construction.
12. The roadways shall be built to Ada County Highway Standards and shall have a
clear driving surface, available at all times, which is 20’ wide. The lots adjacent
to the knuckles on Blocks 6, 7, 8 & 9 shall be posted “No Parking Fire Lane”.
UFC 902.2
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A
PLANNED DEVELOPMENT FOR COBBLEFIELD CROSSING SUBDIVISION- CUP-02-032 - Page 6