HomeMy WebLinkAboutScottsdale Villas CUP 02-045
MAYOR
Robert D. Conie
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L/Vlendian
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LEGAL DEPARTMENT
(208) 288-2499 ;0 Pax 288-2501
PARKS & RECREATION
(208888-3579' Fax 898-5501
PUBLIC WORKS
(208) 898-5500 -Pax 887-1297
BlJ1LDlNG DEPARTMENT
(208) 887-2211 . Fax 887-1297
PLANNING AND ZONING
(208) 884-5533 . Fax 888-6854
CITY COUNCIL MEMBERS
Tammy deWeerd
William L. M. Nary
Cherie McCandless
Keith Bird
IDAHO
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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.: CUP 02-045
Request: Planned Unit Development for 19 single-family attached units in an LoQ 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
David Zaremba, P/Z (No VAR, VAG, FP)
Jerry Centers, P/Z (No VAR, VAG, FP)
Leslie Mathes, P/Z (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 Attorney
City Engineer
City Planner
Parks Department
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/pPonly)
Intermountain Gas (FP/PP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County (AnnexaUon only)
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 / (208) 888-6854 Fax
f/~~tst~
CONDITIONAL USE PERMIT APPLICATION
:1i: Check here if Planned Development Application
(RE: Meridian Zoning Ordinance -Section 11-17)
APPLICANT: Pinnacle Engineers, Inc.
ADDRESS:
12552 West Executive Drive, Suite B, Boise, ID 83713
PHONE: 208-887-7760
FAX: : 208-887-7781
E-MAIL: clintb@pinnacle-engineers.com
OWNER(S) OF RECORD:: Wolfe Commercial Enterprises, LLC
ADDRESS:
1409 E. 1st Street Meridian, ID 83642
PHONE: 208-288-0100
FAX: 208-853-5065
E-MAIL:
ENGINEER, SURVEYOR, PLANNER: Pinnacle Engineers, Inc. - Clint Boyle, AICP
ADDRESS:
12552 West Executive Drive, Suite B, Boise, ID 83713
PHONE: 208-887-7760
FAX: : 208-887-7781
E-MAIL: c1intb@Jpinnac1e-engineers.com
ADDRESS, GENERAL LOCATION OFSITE: South of Franklin Road along S.W. 8th St. and Alden St.
DESCRIPTION OF PRESENT USE: Vacant
DESCRIPTION OF PROPOSED CONDITIONAL USE: Scottsdale Villas - Planned Unit Development
for 19 single-family attached units (two and three units attached per building) in an L-O zone.
NUMBER OF ACRES: 3.66
NUMBER OF RESIDENTIAL UNITS: 19
SQUARE FOOTAGE OF NON-RESIDENTIAL BUILDINGS: NIA
PRESENT ZONE CLASSIFICATION: L-O
I have read the information contained herein and certifY the information is true and correct.
APPLICANT'S SIGNATURE: ~ y
SOCIAL SECURITY NUMBER: 5'/"1 - 17 - n ~ 5"'
1
Rev. 06/15/01
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t>INNACL~
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 for a project located generally south of Franklin Rd. along
S. W. 8th St. and Alden St. The site is. located in the Northwest 114 of Section 13, Township 3
North, Range I West, Boise Meridian, Ada County, Idaho. The Ada County Assessor's parcel
numbers for the site are R7780710020, R7780710030, R7780710040, R7780710050,
R7780710060, R7780710070,R7780710080, and R7780710090.
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 (I ').
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 deve1oprnent. Proposed
setbacks are as follows: .
Yard' . Setback distance ....
Front 20 ft.
Side (attached wall between dwellings) .0 ft.
Side (detached wall) . 5 ft. .
Street side (garage) 20 ft. .
Street side (Jiving areaS) 10 ft. '.
Rear (typical) . . 15 ft. . '. '. ".
Rear (adjacent to common lots) 12 ft. .
12552 W. EXECUTIVE DRIVE, SUITE B . BOISE, IDAHO 83713' (208) 887-7760' FAX (208) 887-7781
C026018 Preliminary Plat and PUD App Itr 111502
Page 10f4
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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 rninimum 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 V,") 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 developrnent 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 land8cape 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
developrnent will not result in the destruction of any natural, scenic or historic feature considered to
be of rnajor 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 improvernents have been previously completed and
are existing. Meridian. City staff is only requiring a layout of utilities (which is. included on sheet
PP-l) for the Preliminary Plat and Planned Development applications. Sewer and water mains
have been previously extended through the subdivision along S.W. 8th 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 sl\ibs (as shown on the Prelirninary Plat drawing). On April 18, +000
(Findings of Fact and Conclusions of Law'\liopted 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'fter, 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.
C02601& Preliminary Plat and PUD App Itr 111502
Page 2 of4
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8th St. and AldenSt. 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 Horneowner'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 individual 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 (40 ft. section frorn back of curb to bac!} 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 developrnent, 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. further, originally
offices wereproposed.and approved (zoning), which would have generated substantially more
traffic than the current proposal.
The project is located in the Meridian School District Are.a. There shquld be no impact to schools
from this development due to the 8mall number of lots and the designation as a senior community
(55 and older).
A pre-application meeting was held with Meridian Planning and Public Works Staff on October 10,
2002 and another meeting on November 13,2002, Meridian Staffpre8ent at the meeting included
. D'ave 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 ~scussed the access points to public streets (coordinate
with ACHD), common area size and amenities, meandering micro-path, digital pictures would
, suffice for color rendering8, could propose two-story on east side of property, and other site related
. issues.
C026018 Preliminary Plat and PUD App Itr 111502
Page3of4
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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 cornpleted (plat
recorded and improvements installed) within 18 rnonths.
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:
I. This property will be posted one (I) 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 developrnent 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 #C026018
Brenda Wolfe
C026018 Preliminary Plat and PUD App Itr 111502
Page 40f4
Seo_dale Villas Subdivieon
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700
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N
W+E
This map is for general planning
purposes only. Pinnacle Engineer
claims no reponsibility for the
accuracy of the information shown.
Drawn: CB
1111212002
#C026018
I Engineers, Inc.
12552 W. Exeoul1ve Dr. SIJI1& B. Bolte. k:1aho 83713
1 inch equals 700 feet
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