HomeMy WebLinkAboutScottsdale Villas Sub PP 02-029
MAYOR
Robert D. Corrie
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LEGAL DEPARTMENT
(208) 288-2499. Fax 288-250]
PARKS & RECREATION
(208888-3579. Fax 898-5501
PUBLIC WORKS
(208) 898-5500 -Pax 887-1297
BUILDING DEPARTMENT
(208) 887-22'11 . Fax 887-1297
PLANNING AND ZONING
(208) 884-5533. Fax 888-6854
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CITY COUNCIL MEMBERS
Tammy deWeerd
William L. M. Nary
Cherie McCandless
Keith Bird
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: January 9, 2003
Transmittal Date: November 26, 2002 Hearing Date: January 16, 2003
File No.: PP 02-029
Request: Preliminary Plat approval of 19 building lots and 2 other lots on 3.66 acres in an L-O
zone for Scottsdale Villas Subdivision
By: Pinnacle Engineers, Inc.
Location of Property or Project: West Alden Dr, southwest corner of West Franklin Rd and Southwest 7th Ave
Meridian School District (No FP)
Meridian Post Office (FP/PP only)
Ada County Highway District
Community Planning Assoc.
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power CO. (FP/PP only)
U.S. West (FP/PP only)
Intemnountain Gas (FP/PP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County (AnnexaYon only)
David Zaremba, P/Z (No VAR, VAG, FP)
Jerry Centers, P/Z (No VAR, VAG, FP)
Leslie Mathes, PIZ (No VAR, VAG, FP)
Michael Rohm, P/Z (No VAR, VAG, FP)
Keith Borup, P/Z (No VAR, VAG, FP)
Robert Corrie, Mayor
Bill Nary, CIC
Tammy deWeerd, CIC
Keith Bird, CIC
Cherie McCandless, CIC
Water Department
Sewer Department
Sanitary Service (No VAR, VAG, FP)
Building Department Your Concise Remarks:
Fire Department
Police Department
City Attomey
City Engineer
City Planner
Parks Department
33 EAST IDAHO' MERIDIAN, IDAHO 83642
(208) 888-4433 . Fax (208) 887-4813 . City Clerk Office Fax (208) 888-4218 . Human Resources Fax (208) 288-1193
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CITY OF MERIDIAN
Planning & Zoning Department
660 E, Watertower Ln., Ste. 202, Meridian, ID 83642
(208) 884.5533 Phone 1(208) 888.6854 Fax
REQUEST FOR SUBDIVISION APPROVAL
PRELIMINARY PLAT
(RE: Meridian Subdivision Ordinance - 12-3-1 thru 12-3-6)
GENERAL INFORMATION
I, Name of annexation and subdivision: Scottsdale Villas Subdivision
2, Address, general location of site: South of Franklin Rd. along S.W. 8th St. and Alden St.
3. Owner(s) of record: Wolfe Commercial Enterprises, LLC
Address: 1409 E. I st Street, Meridian, ID 83682
Telephone: 208-288-0100 Fax: 208-288-0216 E-mail:
4. Applicant: Pinnacle Engineers, Inc. - Clint Boyle
Address: 12552 West Executive Drive, Suite B, Boise, ID 83713
Telephone: 208-887-7760 Fax: 208-887-7781 E-mail: clintb@)pinnacle-engineers.com
5, Engineer: John Carpenter Firm: Pinnacle Engineers, Inc.
Address: 12552 West Executive Drive, Suite B, Boise, ID 83713
Telephone: 208-887-7760 I:ax: 208-887-7781 E-mail: johnc@)pinnacle-engineers,com
6. Name and address to receive City billings- Name: Wolfe Commercial Enterprises, LLC
Address 1409 E. 1st St. Meridian, ID 83642 Telephone: 208-288-0100
PRELIMINARY PLAT FEATURES
1. Acres: 3.66
2, Number of building lots: 19
3. Number of other lots: 2
4. Gross density per acre: 5.19 du/acre
5, Net density per acre: 6,13 du/acre
6, Zoning District(s): Existing: L-O Proposed: No Change
7. Does the plat border a potential green belt or pathway? No
8. Have recreational easements been provided for? Yes
9. Are there proposed recreational amenities to the City? No Explain
10. Are there proposed dedications of common areas? Yes Explain Common areas to be
a combination drainage retention and neighborhood park,
For future parks? No Explain Neighborhood parks only
II. What school(s) service the area? Meridian School District Do you propose any
agreements for future school sites? No Explain Not proposed due to small
subdivision size,
12. Are there any other proposed amenities to the City? No Explain
13. Type of building (residential, commercial, industrial, office or combination): Residential
1
Rev. 2/1/02
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14.
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Type of dwelling(s) Igle family, duplexes, multiJlexes, otht Single family attached
(up to three units per building) . I
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Proposed development features: I
a. Minimum square footage ofIot(s): 4,006 &quare feet
b, Minimum square footage ofstructure(s): I Approx. 1,200 square feet
c. Are garages provided for? Yes l Square footage: Double car garage
d. Has landscaping been provided for? Yes I Describe: Common areas to be
landsca ed er landsca e Ian. Individual I@t landsca in b individual owners,
e. Are sprinkler systems provided for? Yes, I onnection to Meridian City water.
f. Are there multiple units? Yes Type: I single family attached up to three
units per building I
Remarks: I
g. Are there special set back requirements? Y ~s Explain: Zero lot line for
attached units, Setbacks per Planned Develdpment request
h. Value range of property: To be determined I
1. Type of financing for development: To be qetermined
J. Were protective covenants submitted? Ye$ Date:
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Does the proposal land lock other property? No IDoes it create Enclaves? No
15.
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STATEMENTS OF COMPLIANCE
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Streets, curbs, gutters and sidewalks are to be const1[:cted to standards as required by Ada
County Highway District and Meridian Ordinance, ~imensions will be determined by
the City Engi~e~r. All sidewalks ,:"ilI be five (5) fe9t, i~ width, ,
Proposed use IS III conformance With the City of Metldlan Comprehensive Plan.
Development will connect to City services. I
Development will comply with City Ordinances.
Preliminary Plat includes all appropriate easements. I
Street names do not conflict with City grid system, I
All items noted on the preliminary plat checklist hay been completed.
I have read the information contained herein and certify the information is true and correct and
that this plat is in compliance with the above statements,
1&--:> ~~
'Signature of Appw
2
Rev. 2/1/02
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t>INNI\CL~
Engineers, Inc.
TO: Brad Hawkins-Clark, Director
Meridian Planning Department
660 E. Watertower, Suite 202
Meridian, ID 83642
DATE: November 15, 2002
RE: Preliminary Plat and Planned Development
Scottsdale Villas Subdivision (proposed)
Dear Brad:
'On behalf of Wolfe Commercial Enterprises, LLC (Graye Wolfe), we are requesting preliminary
plat and planned development approval fora project located generally south of Franklin Rd. along
S, W. 8th St. and Alden St. The site is located in the Northwest 1/4 of Section 13, Township 3
North, Range 1 West, Boise Meridian, Ada County, Idaho. The Ada County Assessor's parcel
numbers for the site are R7780710020, R778071 0030, R778071 0040, R778071 0050,
R7780710060, R778071 0070, R7780710080, and R778071 0090.
The preliminary plat request is for approximately 3.66 acres with a zoning designation of L-O
(Limited Office), The Scottsdale Villas Subdivision Preliminary Plat request is for 19 single-
, family attached lots (two and three units attached per building), and two (2) common lots.
Buildable lot sizes range from 4,006 sq:ft. to 8,847 sq.ft, with an average lot size of 6,105 sq.ft.
The net density of the project is 6.13 dwelling units per acre with a gross density of 5.19 dwelling
units per acre. The common areas are 7,845 sq.ft, and 11,138 sq,ft, in size and consist of 11.9 % of
the overall area of the subdivision, Both common areas will function as an open space / park,
amenity for the neighborhood while also providing stormwater detention. The depth .of the
stormwater detention area will be approximately one foot (1 ').
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The planned development is proposed as a senior community with residents typically 55 and older.
. Further, all dwelling units are proposed as single-story throughout the development. Proposed
setbacks are as follo.ws:
Yard' . Setback distance
Front . 20 ft. .
Side (attached wall between dwellings) Oft. '.
Side (detached wall) 5 ft. ,
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Street side (garage) . 20 ft.
Street side (living areaS) . 10 ft. .
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Rear (typical). . 15 ft.
Rear (adjacent to common lots) 12 ft.
12552 W EXECUTIVE DRIVE, SUITE B . SorSE, IDAHO 83713' (208) 887-7760' FAX (208) 887-7781
C026018 Preliminary Plat and pun App Ilr 111502
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The minimum street frontage proposed is 40 ft. wide for standard lots, Street frontage for the six
lots utilizing the proposed common driveway is a minimum of 8 ft. wide. The proposed minimum
lot size is 4,000 sq. ft, (see preliminary plat and building layout for further details).
The common driveway will be utilized by six dwellings with a pavement width of twenty-four feet
(24'). Further, the length of the common drive is less than 150 ft, in length and will be constructed
of at least six inches (6") of well compacted, two-inch (2") minus crushed gravel and two and one
half inches (2 W') of asphaltic concrete paving. The two units adjacent to S. W. 8th St. could have
driveways directly accessing the street. However, by having these two units access the common
drive with the other four units, the number of access points to the street is reduced. The reduction
in access points increases the safety on the street by reducing the number of vehicles backing
directly onto the roadway,
The site qualifies as an infill planned development in that the area is less than five acres and located
in an area that is already substantially developed, Further, municipal services are available and
existing through the site, Even with the infill status the development provides over 10%
landscaped open space and provides recreational facilities with pathways around the common areas.
Benches will also be located along the pathways. The site is large enough to accommodate the
proposed uses at a reasonable density and accommodate landscape common areas, parking, yards
(as proposed), and other features. Due to the proposed single-story buildings, the project will be
compatible with the single-family uses adjacent to the site which are generally single-story. The
project will not generate excessive traffic, noise, smoke, fumes, glare or odors. Due to the elderly
residents proposed for the development, noise and traffic should be minimal. The proposed
development will not result in the destruction of any natural, scenic or historic feature considered to
be of major importance. The site will not create excessive additional cost for public facilities and
. services since most of the public facilities and services are already existing. The project complies
with the Meridian Comprehensive Plan by providing a needed component of elderly housing.
Further, the location of the project is adjacent to existing residential in the area and provides a
mixture of housing types in the vicinity.
Based on Meridian City staff comments, conceptual construction drawings with profiles are not
required for Preliminary Plat submittal since improvements have been previously compl!:ted and
are eXIsting. Meridian City staff is only requiring a layout of utilities (which is included on sheet
PP-I) for the Preliminary Plat and Planned Development applications. Sewer and water mains
have been previously extended through the subdivision along S. W, 8"' St. and W. Alden St. A short
sewer main line extension is proposed to serve the six lots (Lots I through 6, Block I) along the
common driveway, Water and sewer services will be provided to each lot per existing service stubs
and several ;new service stubs (as shown on the Preliminary Plat drawing). On April 18, fOOO
(Findings of Fact and Conclusions of Law l\dopted on May 02, 2000), the Meridian City Council
approved a variance request from Section 12-5-2,N (Pressurized Irrigation System) of Meridian
City Ordinances, The development cannot meet Nampa Meridian Irrigation District's
requirements for drainage for the overflow or wastew~ter, therefore they won't approve a
pressurized irrigation system. As previously approved by the Meridian' City Council, the
development will not have a pressure irrigation system. Sprinkler systems within the
development will have primary connection to domestiC water. Existing storm drainage for S,W.
C0260 18 Prel iminary Plat and PUD App Itr 111502
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8th St. and Alden St. is routed through catch basins, a sand and grease trap, and into a seepage bed
within the right-of-way. Additional storm drainage from impervious surfaces will be routed into
two storm water detention lots (Lot 4, Block 2 and Lot 7, Block I). . The common lots will be
owned and maintained by the Scottsdale Villas Subdivision Homeowner's Association. All other
applicable utilities are provided to the site,
Various existing coniferous trees will be retained and protected along the east and west boundary of
the development. Since the trees do not exceed a four inch (4") caliper, they are not indicated on
the landscape plan or preliminary plat. The trees were planted by the developer when the
development area was proposed for office uses. Now the proposal is for single-family attached
adjacent to single-family and, multi-family which doesn't require buffering per the Meridian
Landscape Ordinance, The existing tree plantings will be part of the individl!'l' lots.
W. Franklin Rd. is designated as a minor arterial street by COMPASS and ACHD. Further, W,
Franklin Rd. is improved with five lanes and curb, gutter, and sidewalk in this vicinity, S.W. 8th
St. and W, Alden St. are developed as standard commercial streets with curb, gutter, and
sidewalk on both sides of the street (4'0 ft, section from back of curb to back of curb) within 58
feet (58') of right-of-way, ACHD staff has initially reviewed the proposed development and
indicated that the existing street section would be approved for this development.
Total average daily vehicle trips ("ADT") on a weekday for the site are estimated at 66 based on the
Institute of Transportation Engineers Trip Generation manual (6th Ed.) which estimates 3.48 trips
per dwelling unit per day. Peak hour vehicle trips (weekday) are projected at approximately three
(3) trips. Due to the small number of lots proposed by this development, the fact that the proposal
is for elderly housing, and existing street improvements within the area, the vehicle trips generated
by this subdivision should not have a detrimental impact on traffic movement. I!urther, originally
offices were proposed .and approved (zoning), which would have generated substantially more
traffic than the current proposal,
The project is located in the Meridian School District Area. There should be no impact to schools
from this development due to the small number of lots and the designation as a senior community
(55 and older).
A pre-application meeting was held with Meridian Planning and Public Warks Staff on October 1 Q,
2002 and another meeting on November 13, 2002, Meridian Staff present at the meeting included
. Dave McKinnon and Bruce Freckleton, Public Works indicated that sewer and water was available
in the street and existing stubs may be utilized in some instances. Planning Staff indicated that a
Planned Development would be necessary for single-family attached due to the L-O zoning
designation, In addition, the Planning Staff discussed the access points to public streets (coordinate
with ACHD), ,common area size and amenities, meandering micro-path, digital pictures would
. suffice for color renderings, could propose two-story on east side of property, and other site related
Issues,
C026018 Preliminary Pial and pun App Itr 111502
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The applicant agrees to pay any additional sewer, water or trash fees or charges, if any, associated
with the use, The project is proposed to be completed in one phase and should be completed (plat
recorded and improvements installed) within 18 months.
Statement of Compliance:
1. All driveways, parking, curbs, gutters and sidewalks will be constructed to Meridian City
Ordinance Standards and Ada County Highway District Standards.
2. The proposed land use is generally in conformance with the City of Meridian Comprehensive
Plan and policy statements.
3. The development will be connected to City services,
4. This development will be in compliance with Meridian City Ordinances,
5. The preliminary plat will include all appropriate easements.
6, All street names will be approved by Community Planning Association,
Affidavits:
1. This property will be posted one (1) week before each public hearing, The postings will contain
the name of the applicant, description of the subdivision, and time, date, and place of the public
hearing, Postings shall be on the official notice forms provided by the City of Meridian.
2. The applicant has read the contents of this application and verifies that the information
contained herein is true and correct.
The preliminary plat application, planned development application, and other supporting
information are attached. If you have any questions or comments regarding this matter, please call
me at (208) 887-7760 or via email atclintb@pinnacle-engineers.com.
Sincerely,
ClintonBOYle,~ /
Land Use Planner
cc: File #C0260 18
Brenda Wolfe
C0260t8 PreJiminary Plat and PUD App Itr 111502
Page 4 of 4.
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Engineers, Inc. s #C026018
12552 W, EicecUIM> IJI. SIJIIe ~ BoIse. Idoho 63713