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HomeMy WebLinkAboutScottsdale Villas Sub CUP February 3. 2003 MERIDIAN PLANNING & ZONING MEETING APPLICANT Pinnacle Engineers, Inc. CUP 02-045 February 6, 2003 ITEM NO. 5 REQUEST Tabled Public Hearing From January 16. 2003 -- Request for a Conditional Use Permit for a Planned Unit Development for 19 single-family attached units in an L-O zone for Scottsdale Villas Subdivision -- west Alden Drive, southwest comer of West Franklin Road and SW 7th Avenue: AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DiSTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: Refer to Previous Item Packet See Affached Comments See Affached Comments WoVV\V\'\LV\~/ ~{OV ~ 1-D GIU Date:) J ;) Jb ~ Phone: gg 7 - 7700 LI ~ Maleriell. pre.ented a ubllc meeflng. .hall become property of the City of Meridian. MAYOR Robert D. Corrie HUB OF TREASURE VALLEY A Good Place to Live LEGAL DEPARTMENT (208) 288-2499 . Fax 288-2501 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500' Fax 887-1297 CITY COUNCIL MEMBERS Tammy deWeerd Keith Bird Cherie McCandless William L.M. Nary CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433 . FAX (208) 887-4813 City Clerk Office Fax (208) 888-4218 PLANNING AND ZONING DEPARTMENT (208) 884-5533 . FAX 888-6854 MEMORANDUM: January 7, 2003 Re: Mayor, City Council and Planning & Zoning CommissioRE C E rVE Bruce Freckleton, Senior Engineering Tech ~ FEB _ 3 D David McKinnon, Planner II "J A 2003 J..;f" \ C~ty Of Meridian Scottsdale Villas CIty Clerk Office To: From: . Request for Preliminary Plat Approval of Nineteen (19) Residential Building Lots and Two (2) Other Lots on 3.66-Acres of Land in a proposed R-15 Zone, by Pinnacle Engineers (File No. PP-02-029). . Conditional Use Permit Approval of a Planned Development for three (3) Townhouse Buildings, Consisting of Three (3) Dwelling Units Each, with reduced setbacks in a Proposed R-15 Zone, By Pinnacle Engineers (File No. CUP 02-045). . Request for Rezone of3.66-Acres of land from the L-O (Limited Office) zone to R- 15 (Medium High Density Residential District), By Pinnacle Engineers (File No RZ- 02-08 We have reviewed the aforementioned applications and now offer the following comments, as conditions of approval. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARIES The Applicant, Pinnacle Engineers, has requested approval of a preliminary plat made up of nineteen (19) new residential lots and two (2) other lots in a proposed R-15 zone, in addition to a request for a Conditional Use Permit to allow town-homes in a proposed R-15 zone and a rezone request for the land to be rezoned from L-O to R-15. The applicant intends to re-develop the land within the proposed subdivision from it's current state of vacant commercially platted lots, to an attached single family home and town-home subdivision. The development applications for the Conditional Use Permit and the preliminary plat were submitted by the applicant in time for the January Commission meetings and upon review of the applications the Planning and Zoning staff determined that an additional re-zone application would be required of the applicant. The noticing for the CUP and plat had already taken place when the re-zone application was submitted, and in an effort to keep the applications together the re-zone application has been placed on the first meeting in February. In an effort to avoid any confusion that this may cause, the report is being written to incorporate all three applications. The proposed development is being proposed as a senior community with residents typically 55 years of age and older. The proposed townhouses and attached single family dwellings are all single story Mayor and Council January 7, 2003 Page 2 structures and will include a two car garage for each unit. The northeastern most townhouse units will take access off a shared driveway. The applicant has requested that the rear setbacks adjacent to the common areas be reduced from 15 feet to 12 feet, street frontage for lots sharing a common driveway be reduced from 10 feet to 8 feet and to allow 6 homes to share a common drive rather than the maximum of four homes. The subdivision includes two walking paths that provide access to landscaped common lots on either side of the subdivision; the proposed paths and open space are the two required amenities for the Planned Development. The gross density of the subdivision is 5.19 units per acre. Water and sewer mains are located in the road, and commercial services have been installed to each of the existing lots. The right of way has already been improved to its full width and is further improved with attached sidewalks on both sides of the street. In May of 2000 the Meridian City Council approved a variance to the requirement to install a pressurized irrigation system within Scottsdale Subdivision. In 2002 the City Council denied an application 0 n the west side 0 fthe property for four four-plex apartments. The basis for denial was that the two story apartments were "incompatible land uses" with the single story single family residential homes to the west. LOCATION & SURROUNDING USES The subject property is located within the Scottsdale Subdivision. The property is generally located on W. Alden Drive and S.W. 8th street, south ofW. Franklin Rd. and west of S.W. ih Avenue. The following uses surround the subject property: North - Dreamland Daycare, zoned L-O South - Single-family residential, zoned R-4 East - Multi-family residential, zoned R-8 West - Single-family residential, zoned R-4 OWNER OF RECORD Wolfe Commercial Enterprises, LLC is the owner of record for the lots within the proposed subdivision and they have submitted an affidavit of legal interest to allow Pinnacle Engineers to submit the applications for this development on their behalf. STANDARDS FOR ZONING AMENDMENT The Commission and Council shall review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall [md adequate evidence answering the following questions about the proposed zoning amendment (11-15-11): A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive plan amendment; PP-02-029, CUP-02-045; RZ-02-??? Scottsdale Villas.PP.CUP.RZ Mayor and Council January 7, 2003 Page 3 Staff finds that the adopted Comprehensive Plan's Future Land Use Map delineates the subject property as "Office". The requested R-15 zone appears to be in conflict with the land use designation, however the L-O zone in the City's zoning ordinance states that "The L-O zone is designed to act as a buffer between other more intense non-residential uses and high density residential uses and is thus a transitional use" (MCC11-2-2), furthermore the Comprehensive Plan encourages residential infill to utilize existing services (pg 106). Staff supports the requested R-15 zoning designation as it will allow the transitional uses proposed by the developer to be approved as a conditional use. If the property were to remain L-O the proposed uses would be prohibited and a higher intensity use could be allowed at this location, reducing the efficacy of the land as a transitional property. In 1998, prior to the adoption of the new Comprehensive Plan, the property was rezoned from R-15 to L-O. B. Is the area included in the zoning amendment intended to be re-zoned in the future; Staff finds that the proposed re-zone and accompanying development plans comply with the requested zone and Staff does not anticipate that the property will be rezoned in the future. C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning; Staff fmds that the applicant has submitted detailed development plans for the property, and that the development would b e allowed with a conditional use p errnit in the proposed R -15 zone. D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned; The recent denial of the two story apartment use on the western side of the subject property indicates that single story attached housing will be more compatible and will offer a better transition between to the Multi-family apartments on the east and the single family units on the west. The R-15 zone would allow for this type of transition whereas an L-O zone would prohibit the lower intensity uses such as the one proposed by the applicant. E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed development is designed in a manner that will be harmonious with and appropriate in appearance with the existing neighborhood. The proposed uses are less dense than the uses to the east, denser than the property to the west and less intense than the office and daycare uses to the north. PP-02-029; CUP-02-045; RZ-02.??? Scottsdale Villas.PP.CUP.RZ Mayor and Council January 7,2003 Page 4 F. Will not be hazardous or disturbing to existing or future neighboring uses; Staff finds that the re-zone to R-15 should not be disturbing to existing or future neighboring uses. Specific uses allowed (either permitted uses or conditional uses) within the R-15 zone may be disturbing to future or existing neighbors; however staff anticipates that the pToposed development should not be disturbing to the area. The Commission and Council should carefully consider all public testimony, oral and written, before making this finding. G. Will b e served adequately bye ssential public facilities and services such ash ighways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such service; Staff finds that the proposed uses will be adequately served by all essential public services and facilities. H. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; Staff fmds that the requested uses will not create excessive additional requirements at public costs for public facilities and services. Additionally, staff finds that the proposed rezone would not be detrimental to the economic welfare of the community. I. Will not involve uses, activities, processes, materials, equipment, and conditions that will be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that the proposed R-15 zoning designation of the property does not inherently allow uses that will generate activities, processes, materials, equipment, and conditions that are detrimental to the general welfare of the community. J. Will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the proposed R-15 zoning will not interfere with general traffic patterns on any public streets. The re-zone from L-O to R-15 will actually decrease the generation of traffic on the existing street. K. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance. Staff does not find that any natural or scenic feature will be lost, damaged or destroyed b y approval ofthis rezone. L. Is the proposed zoning amendment in the best interest of the City; PP-02-029; CUP-02'()45; RZ-02-??? Scottsdale Villas.PP.CUP.RZ Mayor and Council January 7,2003 Page 5 Staff finds that the proposed rezone would be in the best interest of the City by a llowing a property owner to make improvements to the properly that would otherwise not be allowed without the re-zone. PRELIMINARY PLAT FINDINGS AND REQUIREMENTS Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed' subdivision, the Commission/Council shall consider the objectives 0 f this title and at least the following: a. The conformance ofthe subdivision with the Comprehensive Development Plan; Staff finds that the proposed subdivision is in compliance with the Comprehensive Plan specifically the goal ("Encourage compatible uses to minimize conflicts and maximize use of land"), objective ("Encourage residential infill to utilize existing services") and actions found on pg 106 of the Comprehensive Plan. b. The availability of public services to accommodate the proposed development; Staff fmds public services (police, fire, water, sewer, etc...) are available to accommodate the proposed subdivision. Existing commercial sanitary sewer and water services will need to be abandoned in accordance with City standards, and new residential sanitary s ewer and water services will need to be extended into the proposed subdivision lots. c. The continuity of the proposed development with the capital improvement program; Staff finds that the subdivision will not conflict with the capital improvement plan. d. The public fmandal capability of supporting services for the proposed development; Staff fmds that the development will not require major expenditures for providing supporting services in other service sectors. e. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff finds that there is not any health, safety or environmental problems associated with this subdivision that should be brought to the Councilor Commission's attention. SITE SPECIFIC COMMENTS (Dreliminarv Dlat) I. Sanitary sewer and water service to this site shall be via existing main lines installed as part of the development of Scottsdale Subdivision (a commercial subdivision). Applicant will be responsible to abandon the existing commercial sewer and water services in accordance with PP-02-029; CUP-02-04S, RZ-02-??? Scottsdale Villas.PP.CUP.RZ Mayor and Council January 7, 2003 Page 6 City standards, and install new residential services to each lot. Subdivision designer to coordinate sizing and routing with the Public Works Department. 2. Portions of S.W. 8th Avenue and W. Alden Drive, within the Scottsdale Subdivision, are less than five-years old, and therefore are subject to the Ada County Highway District's "No cut Moratorium." 3. Any drainage areas (detension/retension basins) must be designed to ensure that water is retained only during 100-year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3: 1. 4. Add or revise the following note(s) on the face of the Plat (Final Plat): 13. Fencing adjacent to the common lots (Lot 4, Block 2 and Lot 7, Block 1) and the micro- path lots shall be no taller than 4' in height if solid fencing is used. GENERAL COMMENTS (preliminarv plat) 1. A letter of credit or cash surety in the amount of 110% will be required for all, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 2. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. The ditches to be piped should be shown on the site plans. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 3. Slopes within drainage areas are not to exceed a s lope ratio 0 f3:1. Submit compaction test results to the Meridian Building Department for all building pads within lots receiving engineered backfill. STANDARDS FOR CONDITIONAL USE PERMITS The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following and may approve a conditional use permit if they shall fmd evidence presented at the hearing(s) is adequate to establish (11-17-3): A. That the site is large enough to accommodate the proposed use and all yards, open spaces, parking, landscaping and other features as may be required by this ordinance; Staff finds that the subject property is large enough to accommodate the requested use and all other required features. B. That the proposed use and development plan will be harmonious with the Meridian PP-02-029; CUP-02-045; RZ.()2-??? Scottsdale Villas.PP.CUP,RZ Mayor and Council January 7, 2003 Page 7 Comprehensive Plan and in accordance with the requirements of this Ordinance; Staff finds (as noted above) the proposed development is in harmony with the Comprehensive Plan and that the project meets the requirements and objectives of the Zoning Ordinances. 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 ofthe same area; Staff finds the design concept to be compatible with the existing and intended character ofthe area (residential and office) and will not adversely change the essential character of 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 does not anticipate that the proposed development will have an adverse impact on the majority of the surrounding property; however, the Commission and Council should consider any testimony given at the public hearings before making this finding. E. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such services; Staff finds that the proposed use will be served adequately by all the essential public services and facilities listed above. F. That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the commnnity; Staff finds that the proposed use will not create additional requirements at public cost for public services and facilities. G. That the proposed use will not involve activities or processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that the proposed townhouse and attached single family house uses will not involve any activities or conditions that will be detrimental to any persons or property due to reasons noted above. H. That the proposed use will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; PP-02-029; CUP-02-045; RZ-02-??? Scottsdale Villas.PP.CUP.RZ Mayor and Council January 7,2003 Page 8 Staff finds that the vehicular approaches to the property are designed so as not to significantly interfere with existing street traffic. I. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. Staff does not find that any natural or scenic feature will be lost, damaged or destroyed by issuance of this conditional use. ADDITIONAL CONSIDERATIONS Reduced Setbacks and Develooment Standards: Staff supports the requested reduced twelve foot (12') rear setbacks for lots adjacent to common lots. Furthermore, staff does not object to the common driveway providing access for six (6) lots (two more than permitted by code) and the proposed two foot (2') reduction of street frontages for the homes taking access off of the common drive. Infill Development: The proposed project meets the MCC definition of an "infill" project and could be granted a bonus density of up to 25% and request a waiver of one of the required amenities (MCC 12- 6-B). The applicant has not asked for either special considerations, and has provided a proposal that will provide the normal two amenities as required by the Planned Development Ordinance despite the limited size ofthe project. 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. Landscaping shall be installed per the approved landscaping plan (Sheet No. L-S-l, prepared by Pinnacle Engineers, dated 11-15-02). All landscaping and micro-paths shall be completed prior to occupancy. 3. The conditional use permit shall be valid for 18 months from the date of approval, In accordance with MCC 11-17-4. 4. Rear setbacks adjacent to common lots shall be allowed to be reduced to 12'. 5. No parking shall be permitted on the shared driveway for Lotsl-6, Block 1. 6. The site plan (Sheet PP-2, prepared by Pinnacle Engineers, dated 11-15-02) is approved as submitted; minor modifications to the site plan as noted in MCC 11-17-lOc1 may be permitted upon approval of Zoning Administrator. PP-02-029; CUP-02-045; RZ-02-??? Scottsdale ViUas,PP .CUP.RZ Mayor and Council January 7, 2003 Page 9 RECOMMENDATION Staff recommends approval of the requested rezone, preliminary plat and conditional use permit for a planned development with the aforementioned conditions of approval. ... PP-02-029; CUP-02-045; RZ-02-??? Scottsdale Villas.PP.CUP.RZ PUBLIC HEARING SIGN-UP SHEET ~CEIVED FE B - 6 2003 CITY OF MERlDlAt~ February 6,2003 DATE PROJECT NUMBER CUP 02-045 PROJECT NAME Scottsdale Villas Subdivision NAME FOR AGAINST L I,,,,~ 'R-./. _ \<.( \ 1 ,/ ~, I . V -<-I ~. .A_ /.r_ ,. _ ~ . January 13. 2003 MERIDIAN PLANNING & ZONING MEETING APPLICANT Pinnacle Engineers, Inc. CUP 02-045 January 16, 2003 . ITEM NO. 12 REQUEST Public Hearing - Request for a Conditional Use Permit for a Planned Unit Development for 19 single-family attached units in an L-O zone for Scottsdale Viilas Subdivision - West Alden Drive, southwest comer of West Franklin Road and Southwest 7th Avenue AGENCY COMMENTS CITY CLERK: CITY ENGINI;ER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOl DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: See affached Staff Comments See affached Comments 1~ See affached Comments "No Comments" "No Comments at this lime" See affached Comments See attached Comments See affached Comments OTHER: Contacted: ~ ~ ) Date: ~ Phone:)( g 7 -771 ~ Materials presented CI! public meeflngs shclll become property of the City of Meridian. , MAYOR Robert D. Corrie HUB OF TREASURE VALLEY A Good Place to Live LEGAL DEPARTMENT (208) 288-2499 . Fax 288-2501 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500 . Fax 887.1297 CITY COUNCIL MEMBERS Tammy deWeerd Keith Bird Cherie McCandless William LM. Nary CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433, FAX (208) 887-4813 City Clerk Office Fax (208) 888-4218 PLANNING AND ZONING DEPARTMENT (208) 884.5533 . FAX 888.6854 MEMORANDUM: January 7, 2003 Re: Mayor, City Council and Planning & Zoning Commission Bruce Freckleton, Senior Engineering Tech ~ David McKinnon, Planner II bM Scottsdale Villas RECEIVED JAN 1 0 2003 To: From: City Of Meridian City Clerk Office . Request for Preliminary Plat Approval of Nineteen (19) Residential Building Lots and Two (2) Other Lots on 3.66-Acres of Land in a proposed R-15 Zone, by Pinnacle Engineers (File No. PP-02-029). . Conditional Use Permit Approval of a Planned Development for three (3) Townhouse Buildings, Consisting of Three (3) Dwelling Units Each, with reduced setbacks in a Proposed R-15 Zone, By Pinnacle Engineers (File No. CUP 02-045). . Request for Rezone of 3.66-Acres ofland from the L-O (Limited Office) zone to R- 15 (Medium High Density Residential District), By Pinnacle Engineers (File No RZ- 02-08 We have reviewed the aforementioned applications and now offer the following comments, as conditions of approval. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council; APPLICATION SUMMARIES The Applicant, Pinnacle Engineers, has requested approval of a preliminary plat made up of nineteen (19) new residential lots and two (2) other lots in a proposed R-15 zone, in addition to a request for a Conditional Use Permit to allow town-homes in a proposed R-15 zone and a rezone request for the land to be rezoned from L-O to R-15. The applicant intends to re-develop the land within the proposed subdivision from it's current state of vacant commercially platted lots, to an attached single family home and town-home subdivision. The development applications for the Conditional Use Permit and the preliminary plat were submitted by the applicant in time for the January Commission meetings and upon review of the applications the Planning and Zoning staff determined that an additional re-zone application would be required of the applicant. The noticing for the CUP and plat had already taken place when the re-zone application was submitted, and in an effort to keep the applications together the re-zone application has been placed on the first meeting in February. In an effort to avoid any confusion that this may cause, the report is being written to incorporate all three applications. The proposed development is being proposed as a senior community with residents typically 55 years of age and older. The proposed townhouses and attached single family dwellings are all single story Mayor and Council January 7, 2003 Page 2 structures and will include a two car garage for each unit. The northeastern most townhouse units will take access off a shared driveway. The applicant has requested that the rear setbacks adjacent to the common areas be reduced from 15 feet to 12 feet, street frontage for lots sharing a common driveway be reduced from 10 feet to S feet and to allow 6 homes to share a common drive rather than the maximum of four homes. The subdivision includes two walking paths that provide access to landscaped common lots on either side of the subdivision; the proposed paths and open space are the two required amenities for the Planned Development. The gross density of the subdivision is 5.19 units per acre. Water and sewer mains are located in the road, and commercial services have been installed to each of the existing lots. The right of way has already been improved to its full width and is further improved with attached sidewalks on both sides of the street. In May of 2000 the Meridian City Council approved a variance to the requirement to install a pressurized irrigation system within Scottsdale Subdivision. In 2002 the City Council denied an application on the west side of the property for four four-plex apartments. The basis for denial was that the two story apartments were "incompatible land uses" with the single story single family residential homes to the west. LOCATION & SURROUNDING USES The subject property is located within the Scottsdale Subdivision. The property is generally located on W. Alden Drive and S.W. Sth street, south ofW. Franklin Rd. and west of S.W. 7th Avenue. The following uses surround the subject property: North - Dreamland Daycare, zoned L-O South - Single-family residential, zoned R-4 East - Multi-family residential, zoned R-S West - Single-family residential, zoned R-4 OWNER OF RECORD Wolfe Commercial Enterprises, LLC is the owner of record for the lots within the proposed subdivision and they have submitted an affidavit of legal interest to allow Pinnacle Engineers to submit the applications for this development on their behalf. STANDARDS FOR ZONING AMENDMENT The Commission and Council shall review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall fmd adequate evidence answering the following questions about the proposed zoning amendment (11-15-11): A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive plan amendment; PP-02-o29; CUP-02-Q4S; RZ-02-n? Scottsdale VilIas.PP .CUP.RZ Mayor and Council January 7, 2003 Page 3 Staff finds that the adopted Comprehensive Plan's Future Land Use Map delineates the subject property as "Office". The requested R-15 zone appears to be in conflict with the land use designation, however the L-O zone in the City's zoning ordinance states that 'The L-O zone is designed to act as a buffer between other more intense non-residential uses and high density residential uses and is thus a transitional use" (MCCll-2-2), furthermore the Comprehensive Plan encourages residential infill to utilize existing services (pg 106). Staff supports the requested R-15 zoning designation as it will allow the transitional uses proposed by the developer to be approved as a conditional use. If the property were to remain L-O the proposed uses would be prohibited and a higher intensity use could be allowed at this location, reducing the efficacy of the land as a transitional property. In 1998, prior to the adoption of the new Comprehensive Plan, the property was rezoned from R-15 to L-O. B. Is the area included in the zoning amendment intended to be re-zoned in the future; Staff finds that the proposed re-zone and accompanying development plans comply with the requested zone and Staff does not anticipate that the property will be rezoned in the future. C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning; Staff finds that the applicant has submitted detailed development plans for the property, and that the development would be allowed with a conditional useperrnit in the proposed R-15 zone. D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned; The recent denial of the two story apartment use on the western side of the subject property indicates that single story attached housing will be more compatible and will offer a better transition between to the Multi-family apartments on the east and the single family units on the west. The R-15 zone would allow for this type of transition whereas an L-O zone would prohibit the lower intensity uses such as the one proposed by the applicant. E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed development is designed in a manner that will be harmonious with and appropriate in appearance with the existing neighborhood. The proposed uses are less dense than the uses to the east, denser than the property to the west and less intense than the office and daycare uses to the north. PP-02-029; CUP-02-045; RZ-02-??? Scottsdale Villas,PP.CUP.RZ Mayor and Council January 7,2003 Page 4 F. Will not be hazardous or disturbing to existing or future neighboring uses; Staff fmds that the re-zone to R-15 should not be disturbing to existing or future neighboring uses. Specific uses allowed (either permitted uses or conditional uses) within the R-15 zone may be disturbing to future or existing neighbors; however staff anticipates that the proposed development should not be disturbing to the area. The Commission and Council should carefully consider all public testimony, oral and written, before making this finding. G. Will b e served adequately bye ssential public facilities and services such ash ighways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such service; Staff finds that the proposed uses will be adequately served by all essential public services and facilities. H. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; Staff finds that the requested uses will not create excessive additional requirements at public costs for public facilities and services. Additionally, staff finds that the proposed rezone would not be detrimental to the economic welfare of the community. I. Will not involve uses, activities, processes, materials, equipment, and conditions that will be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that the proposed R-15 zoning designation of the property does not inherently allow uses that will generate activities, processes, materials, equipment, and conditions that are detrimental to the general welfare of the community. J. Will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the proposed R-15 zoning will not interfere with general traffic patterns on any public streets. The re-zone from L-O to R-15 will actually decrease the generation of traffic on the existing street. K. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance. Staff does not find t hat any natural 0 r scenic feature will bel ost, damaged 0 r destroyed by approval of this rezone. L. Is the proposed zoning amendment in the best interest of the City; PP-02-029; CUP-02-04S; RZ-02.??? Scottsdale Villas.PP.CUP.RZ Mayor and Council January 7, 2003 Page 5 Staff finds that the proposed rezone would be in the best interest of the City by allowing a property owner to make improvements to the property that would otherwise not be allowed without the re-zone. PRELIMINARY PLAT FINDINGS AND REOUIREMENTS Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives 0 f this title and at least the following: a. The conformance of the subdivision with the Comprehensive Development Plan; Staff fmds that the proposed subdivision is in compliance with the Comprehensive Plan specifically the goal ("Encourage compatible uses to minimize conflicts and maximize use of land''), objective ("Encourage residential infill to utilize existing services") and actions found on pg 106 of the Comprehensive Plan. b. The availability of public services to accommodate the proposed development; Staff fmds public services (police, fire, water, sewer, etc...) are available to accommodate the proposed subdivision. Existing commercial sanitary sewer and water services will need to be abandoned in accordance with City standards, and new residential sanitary s ewer and water services will need to be extended into the proposed subdivision lots. c. The continuity of the proposed development with the capital improvement program; Staff finds that the subdivision will not conflict with the capital improvement plan. d. The public fmancial capability of supporting services for the proposed development; Staff fmds that the development will not require major expenditures for providing supporting services in other service sectors. e. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff finds that there is not any health, safety or environmental problems associated with this subdivision that should be brought to the Council or Commission's attention. SITE SPECIFIC COMMENTS (preliminarv plat) I. Sanitary sewer and water service to this site shall be via existing main lines installed as part of the development of Scottsdale Subdivision (a commercial subdivision). Applicant will be responsible to abandon the existing commercial sewer and water services in accordance with PP-02-029; CUP-02-045; RZ-Q2.1?? Scottsdale VilIas.PP.CUP.RZ Mayor and Council January 7, 2003 Page 6 City standards, and install new residential services to each lot. Subdivision designer to coordinate sizing and routing with the Public Works Department. 2. Portions of S.W. 8th Avenue and W. Alden Drive; within the Scottsdale Subdivision, are less than five-years old, and therefore are subject to the Ada County Highway District's "No cut Moratorium." 3. Any drainage areas (detension/retension basins) must be designed to ensure that water is retained only during IOO-year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3: I. 4. Add or revise the following note(s) on the face of the Plat (Final Plat): 13. Fencing adjacent to the common lots (Lot 4, Block 2 and Lot 7, Block 1) and the micro- path lots shall be no taller than 4' in height if so lid fencing is used. GENERAL COMMENTS (Dreliminarv Dlat) I. A letter of credit or cash surety in the amount of 110% will be required for all, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 2. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. The ditches to be piped should be shown on the site plans. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 3. Slopes within drainage areas are not to exceed a s lope ratio 0 f3:1. Submit compaction test results to the Meridian Building Department for all building pads within lots receiving engineered backfill. STANDARDS FOR CONDITIONAL USE PERMITS The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following and may approve a conditional use permit if they shall fmd evidence presented at the hearing(s) is adeqnate to establish (11-17-3): A. That the site is large enough to accommodate the proposed use and all yards, open spaces, parking, landscaping and other features as may be required by this ordinance; Staff finds that the subject property is large enough to accommodate the requested use and all other required features. B. That the proposed use and development plan will be harmonious with the Meridian PP-02-029; CUP-02-o45; RZ.02-??? Scottsdale Vill.,.PP.CUP.RZ Mayor and Council January 7,2003 Page 7 Comprehensive Plan and in accordance with the requirements of this Ordinance; Staff finds (as noted above) the proposed development is in harmony with the Comprehensive Plan and that the project meets the requirements and objectives of the Zoning Ordinances. 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 fmds the design concept to be compatible with the existing and intended character ofthe area (residential and office) and will not adversely change the essential character of 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 does not anticipate that the proposed development will have an adverse impact on the majority ofthe surrounding property; however, the Commission and Council should consider any testimony given at the public hearings before making this finding. E. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such services; Staff finds that the proposed use will be served adequately by all the essential public services and facilities listed above. F. That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; Staff finds that the proposed use will not create additional requirements at public cost for public services and facilities. G. That the proposed use will not involve activities or processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or general welfare by reason of excessive production of traffie, noise, smoke, fumes, glare or odors; Staff finds that the proposed townhouse and attached single family house uses will not involve any activities or conditions that will be detrimental to any persons or property due to reasons noted above. H. That the proposed use will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; PP.o2.o29; CUP-02-045; RZ.o2-??'I Scottsdale Viltas.PP .CUP.RZ Mayor and Council January 7, 2003 Page 8 Staff finds that the vehicular approaches to the property are designed so as not to significantly interfere with existing street traffic. I. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. Staff does not find that any natural or scenic feature will be lost, damaged or destroyed by issuance of this conditional use. ADDITIONAL CONSIDERATIONS Reduced Setbacks and Development Standards: Staff supports the requested reduced twelve foot (12') rear setbacks for lots adjacent to common lots. Furthermore, staff does not object to the common driveway providing access for six (6) lots (two more than permitted by code) and the proposed two foot (2 ') reduction of street frontages (or the homes taking access off of the common drive. Infill Development: The proposed project meets the MCC definition of an "infill" project and could be granted a bonus density of up to 25% and request a waiver of one of the required amenities (MCC 12- 6-B). The applicant has not asked for either special considerations, and has provided a proposal that will provide the normal two amenities as required by the Planned Development Ordinance despite the limited size of the project. 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. Landscaping shall be installed per the approved landscaping plan (Sheet No. L-S-1, prepared by Pinnacle Engineers, dated 11-15-02). All landscaping and micro-paths shall be completed prior to occupancy. 3. The conditional use permit shall be valid for 18 months from the date of approval, III accordance with MCC 11-17-4. 4. Rear setbacks adjacent to common lots shall be allowed to be reduced to 12'. 5. No parking shall be permitted on the shared driveway for Lotsl-6, Block 1. 6. The site plan (Sheet PP-2, prepared by Pinnacle Engineers, dated 11-15-02) is approved as submitted; minor modifications to the site plan as noted in MCC 11-17-10cl may be permitted . upon approval of Zoning Administrator. PP.Q2.Q29; CUP.Q2-045; RZ-02-??? Scottsdale Villas.PP.CUP.RZ Mayor and Council January 7, 2003 Page 9 RECOMMENDATION Staff recommends approval of the requested rezone, preliminary plat and conditional use permit for a planned development with the aforementioned conditions of approval. PP-02-029; CUP-()2-045; RZ-02.?'I'I Scottsdale Villas.PP.CUP,RZ M-\YOR ROBERT D. CORRIE CmJNCn. MEr...1BERS WILLIAM L.M. NARY KErrn BIRD TAMMY DE WEERD CHBRlE MCCANDLESS RURAL FIRE COt-.1l>.nSSIONERs RICHARD GREENE TERRY LEIGHTON STE.....'E ELLIOIT lilr~;:"J~ '. CITYOP ~ - __ '"'. ~rldit4n ..;; '\ ~~ IDAHO ~ ~ ..~~"" T"I;.~VI"'. ,,_~~"'i.- ~lIIl:f 1903 CHIEF KENW. BoWERS DEPUTY CHIEF - FIRE PREVENTION JOSEPH Slt V A DEpUTY CHIEF - TRAINTNG BlLL JOHNSON 540 East Franklin Road Meridian, ill 83642 (208) 888-\234 Fax (208) 895-0390 MERIDIAN CITY/RURAL FIRE DEPARTMENT ..','.,"" ~,,,...,,.-,-,,,, __OM ",' ......_,...._.,'''''''.'"'_''""..'''''",."......"..____...'''''''.....,_.......--._....."_,~.,..,,.''>.,..._""""..______"""~.."~.".,,.,'-<....',"'"".h___~,,"""'.~I'.' __,.___ _ _________, ,_ _, ..______ ______""'...n..__ ________ __ ___ .. _,__ "...__.., __ _____..___. __._.____~__"".__'",._. __,__ ..__~_____._ _._..,..,..... ...____.".. ,.... _'___0""_ ,,_ ,.,',.,.._....""__",".,,,..,.,....,,....,'_^."_,...'d',~-,'" _ ,,_, ,._,~,.. ,__.."... ,_____,,____,,_.___, m.__""_____ NoveIlIberl4,2002 RECEIVED JAN - 8 2003 Citv OfM 'di ('1.,01 en an vIty Clerk Office TO: Mayor, City Council & Meridian Planning & Zoning Conunission FROM: Joseph Silva, Deputy Chief, Fire Prevention SUBJECT: Scottsdale Villas Subdivision CUP 02-045, PP 02-029 The following will be the requireIlIents and/or concerns to provide IIIiniIlIUIlI levels of fire protection for the proposed project: 1. That a fire-flow of 1,000 gallons per minute shall be available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix ill-A 2. Operational fire hydrants and teIIIporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3 3. Acceptance of the water supply for fire protection will be by the Meridian Water DepartIIIent. 4. Final Approval of the fire hydrant locations shall be by the Meridian Fire DepartIlIent. 5. All internal roads shall have a IniniIlIUIlI radius of28' inside and 48' outside radius. 6. The roadways shall be built to Ada County Highway Standards. UFC 902.2.1 7. An approved tem.poraryturn-around is required for any dead-ends over 150'. 8. Approved fire departIlIent access roads shall be provided for all buildings or portions of buildings to within 150' of any point on the exterior wall of the first story. ~.,._.__... \ : ;/ ~.. ' ~ - .' ,YOR obe .0. Corrie i CITY OU IL MEMBERS amm deWeerd lia . M. Nary CIi cCandless Keith Bird ......;.';.. ~(.i. . ..~~ cM'e~dl:n~ \ "DAHO } ~ } " ~. ". .!'lt7'''I'''''\'RI'V.''I~ 1,1903 LEGAL DEPARTMENT (108) :S8.l499 . Fax Z88.250 I PARKS & RECREATION {l08 888.3579 . F:1x ~98.550 1 PUBLIC WORKS (208) 898.5500 .Fax 887.1297 BUILDING DEPARTMENT (208) 887..!211. Fax 887.[297 PLANNING AND ZONING (208) 88-1-.5533 . Fax 888-6854 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 Alln: 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 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 David Zaremba, P/Z (No VAR. VAC, PP) Jerry Centers, P/Z (No VAR. VAC. FP) Leslie Mathes, PIZ (No VAR. VAC. FP) Michael Rohm, P/Z (No VAR, VAC, FP) Keith Borup, PIZ (No VAR. VAC, FP) Robert Corrie, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird. C/C _ Cherie McCandless, C/C V Water Department Sewer Department Sanitary Service (No VAR, VAC. FP) Building Department. Your Concise Remarks: Fire Department ~ / Police Department City Attomey City Engineer City Planner Parks Department RECEIVED DEe 1 2 2002 Meridian School District (No PP) 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 (FPIPP only) Intermountain Gas (FP/PP only) Bureau of Reclamation (FP/PP only) Idaho Transportation Department (No FP) Ada County (AnnoxaUon only) 7/"'5 j 'L / / t6& --n.,~f II? City of Meridi!ln City Clerk OffIce lfj;-;J-L #}bVlct4rr LJf't"+ef2 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 .- " ~"- , -,~~i.', - AC~ Ada County Highway District David E. Wynkoop. President Dave Bivens. 1st Vice President Judy Peavey-Derr, 2nd Vice President Susan S. Eastlake. Commissioner Sherry R. Huber, Commissioner 318 East 37th Street Garden City 1083714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-maii: tellus@ACHD.ada.id.us December 16, 2002 To: Wolfe Commercial Enterprises LLC 1409 E. 1st Street Meridian, Idaho 83682 RECEIVED DEe 1 3 2002 City of Meridian City Clerk Office Subject: MPP02-029/MCUP02-045 Scottsdale Villas Subdivision South of Franklin Road, along both sides of SW 8th Avenue and Alden Street p~--_------On December 17. 2002, the~AdaCoul1ty Highway District acted on your application for the above referenced project. The attached staff level report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact staff at 208-387-6171. Sincerely ~~~-Lm Right-of-way & Development Services Planning Division CC: Planning & Development Chron/project file City of Meridian Construction Services Drainage Utilities Pinnacle Engineers Clint Boyle 12552 W. Executive Drive, Suite B Boise, Idaho 83713 .. .",,;;" i.'," . A~~ Ada County Highway District Right-ai-Way & Development Department Planning Review Division This application does not require Commission action and is approved at the staff level as of December 17, 2002. Tech Revfew for this item was held with the representative per e-mail and telephone on December 13, 2002. Please refer to Attachment for appeal guidelines. Staff contact: Joyce Newton, 208-387-6171, jnewton@achd.ada.id.us File Number(s): Scottsdale Villas Subdivision/MPP02-D29/MCUP02-045 Site address: Owner: South of Franklin Road, along both sides of SW 8'h Avenue and Alden Street Wolfe Commercial Enterprises LLC 1409 E. 1st Street Meridian, Idaho 83682 Applicant: Pinnacle Engineers 12552 W. Executive Drive, Suite B Boise, Idaho 83713 Clint Boyle Representative: Application.lnformation The Ada County Highway District (ACHD) staff has received the above referenced application requesting preliminary plat and conditional use approval to plat and construct a 21-lot multi-family residential subdivision. The site is iocated south of Franklin Road along both sides of SW 8th Avenue and Alden Street Acreage: Current Zoning: Proposed buildable lots: Proposed common lots: Existing square footage: 3.66 L-O 19 2 The site is currently vacant The Ada County Highway District (ACHD) staff has received the above referenced application requesting preliminary plat approval to re-plat a portion of Scottsdale Subdivision. As noted in the letter of intent, this is a re-subdivision and will not result in any changes to the existing roadways approved within the original subdivision application. Vicinity Map Scottsdale Villas SUbdivision MPP02.02!I/MC1JP02.D4S SW Bth Street, Alden Drivl> 1 I II ~ ~___i W+E s A. Findings of Fact 1. Trip Generation: This development is estimated to generate 190 additional vehicle trips per day (0 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: The impact fee rate from the fee tables for this use is $781 per unit, based on the impact fee ordinance in effect at this time. 3. Traffic Impact Study: This proposed development is estimated to generate iess than 1,OOO-trips per day therefore a traffic impact study was not required with this appiication. 4. Site Information: The site is currently vacant. 5. Description of Adjacent Surrounding Area: a. North: CommerciallDaycare/Farm Bureau Insurance b. South:~c-==_cc==-==Sfugle-faffiily/multi-farni1y residential (Fenway Park Subdivision) c. East: Single-family/multi-farnily residential (Franklin Square Subdivision) d. West: Single-family/multi-farnily residential (Franklin Square Subdivision) Impacted Roadway(s) SW alhAvenue: Frontage: Functional Street Classification: Traffic count: Speed limit: Nearest intersection: Approximately 358-feet Local/Local Commercial No current count available 25-mph Franklin Road 6. Alden Drive: Frontage: Functional Street Classification: Traffic count: Speed limit: Nearest intersection: Approximately 191-feet LocaULocal Commercial No current count available 25-mph SW 7th Avenue stop sign controlled 7. Roadway Improvements Adjacent To and Near the Site SW 8th Avenue and Alden Drive are improved with a 41-foot street section with curb, gutter, and 5- foot wide concrete sidewalk. 8. Existing Right-of-Way SW 8th Avenue and Alden Drive are improved with 60-feet of existing right-of-way (30-feet from centerline). 9. Existing Access to the Site There are 3-existing driveways on SW 8th Street and Alden Drive. 2 10. Site History ACHD Commission approved Scottsdale Subdivision on January 13, 1999. Scottsdale Subdivision was an 8-10t commercial subdivision on 4.29-acres. The applicant requested rezone approval from R- 15 to L-O. The site is located on the south side ofFrankJin Road, approximately Y, mile east of Linder Road. This development was estimated to generate 600 additional vehicle trips per day based on the Institute of Transportation Engineers Trip Generation manual. Plat Note # 15. Portions of Lots 4 and 5, Block 2 of Scottsdale Subdivision as delineated on the plat are covered by a Storm Drainage Easement in favor of the Ada County Highway District for heavy maintenance of drainage facilities. Said Easement shall remain free of all encroachments and obstructions (including fences and trees) which may adversely affect drainage or operation and maintenance of storm water facilities. ACHD staff then reviewed a conditional use application (MCUP02-00013) for a portion of the site on May 3, 2002 for approval to construct four multi-family units (4-plexes). The site was on the west side SW 8th Avenue and Alden Drive. 11. Five Year Work Program This location is not prograrnmemntoihe District's current Five-Year Work Program (FY 03-07) for reconstruction or any roadway improvements. B. Findings for Consideration 1. Right-of-Way District policy requires 54-feet of right-of-way on industrial/commercial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 3-lane roadway with curb, gutter and a 5-foot wide detached concrete sidewalks. The right-of-way was dedicated with Scottsdale Subdivision; the applicant should not be required to dedicate any additional with this application. 2. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all local streets, except those in rural developments with net densities of one dwelling unit per acre or less (7204.4.7). The sidewalk improvements were constructed with Scottsdale Subdivision; the applicant should not be required construct any additional improvements with this application. District policy 7203.6 requires the applicant of a proposed development to make improvements to existing damaged sidewalk; curb and gutter construction or replacement; replacement of unused driveways with standard curb, gutter and sidewalk; installation of pedestrian ramps; pavement repairs; signs; traffic control devises; and other similar items in order to correct deficiencies or replace deteriorated facilities. 3. Street Sections District policy 7202.8 and 72-F1B, requires roadways abutting commercial developments to be constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of right-of-way. 3 sw ffh Avenue and Alden Drive were improved with the Scottsdale Subdivision; therefore the applicant should not be required to provide any additional street improvements with this application. 4. Driveways District policy F2-F4 (1) and 72-F4 (2), requires driveways located on commercial/industrial roadways to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to near edge). There are three existing curb cuts location on SW ff' Avenue and Alden Drive. The applicant is proposing to close the following: 1. Driveway # 1 is located on SW ff' Avenue (east side) approximately 145-feet south of Franklin Road. This driveway is a shared driveway with the lot to the north. 2. Driveway # 2 is located on SW Ef' Avenue (east side) approximately 360-feet south of Franklin Road. 3. Driveway # 3 is located on Alden Drive (west side) approximately 520-feet south of Franklin Road. The applicant is proposing to construct the following driveways: 1. Driveway # 1 is located on SW ffh Avenue (east side) approximately 26D-feet south of Franklin Road. This driveway is a shared driveway for Lots 1,2,3,4,5 and 6; and is 3D-feet in width with no turnaround at the terminus. 2. Driveway # 2 is located on SW ff' Avenue (east side) approximately 13D-feet south of Driveway # 1; and is 4D-feet in width. 3. Driveway # 3 is located on Alden Drive (east side) approximately 115-feet south of driveway # 2; and is 40-feet in width. 4. Driveway # 4 is located on Alden Drive (west side) approximately 325-feet south of Franklin Road; and is 2D-feet in width. 5. Driveway # 5 on SW Ef' Avenue (west side) is located approximately 20-feet south of driveway #4; the applicant is proposing to utilize the existing driveway. only widen the driveway to a width of 4D-feet. I 6. Driveway # 6 is located on Alden Drive (west side) approximately aD-feet south of driveway # 5; and is 4D-feet in width. 7. Driveway # 7 is located on Alden Drive (west side) approximately 65-feet south of driveway # 6; and is 4D-feet in width. a. Driveway # a is located on Alden Drive (west side) approximately 50-feet south of driveway # 7; and is 40-feet in width. District policy 7207.9.3 restricts commercial driveways with daily traffic voiumes over 1,000 vehicles to a maximum width of 35-feet. Most commercial driveways will be constructed as curb-cut type 4 facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. . Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to pave the driveway its full width and at least 3D-feet into the site beyond the edge of pavement of the roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge. C. Site Specific Conditions of Approval 1. Construct driveways on SW 8'" Avenue and Alden Drive to offset a minimum of 50-feet from any controlled and/or uncontrolled intersection. All driveways are to be constructed as curb cut driveways. 2. Pave the driveways to their full-required width (maximum of 35-feet) and to a point 30-feet beyond the edge of pavement of SW 8th Avenue and Alden Drive. 3. Said Easement (See Plat Note # 15 of Scottsdale Subdivision) shall be placed on the plat of Scottsdale Villas Subdivision as delineated on the plat are covered by a Storm Drainage Easement in favor of the Ada County Highway District for heavy maintenance of drainage facilities. Said Easement shall remain free of all encroachments and obstructions (including fences and trees) which may adversely affect drainage or operation and maintenance of storm water facilities. Said Easement shall be placed on the plat of Scottsdale Villas Subdivision. 4_ Replace unused curb cuts on SW 8'" Avenue and Alden Drive with standard curb, gutter and 5-foot wide concrete sidewalk to match the existing improvements. 5. Comply with all Standard Conditions of Approval. D. 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 damC!ged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement iess 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, fSPWC 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. 5 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. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLlNE (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. E. ConGlusions-of-baw - 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 6 Request for Reconsideration Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary of Highway Systems, which must be filed within ten (10) working days from the date of the ~~d~c:ision tb~~! is-thesllllject otthe,.llIJQ!lal~:I.he :rl~ticeof apPElalshaU refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that do~_no~ comply withlbe provisions of this subsection. c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply, and any modifications to the decision being appeaied will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the ROWDS Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. Appeal Guidelines 7 Scottsdale Villas Subdivision Vicinity Map " l f---'t' ':iU-:~-:',=H=HITi~"'1 ~ti iil Uiil=-CITT"'I=m i 1.~ "i II ~-lL.LJ!lri..",cT1:::::iIt; j . ) iI~ r~ aH II i IIlLlU Ii llJ.J Lea end ~ ~~~ I II i 'II Ii: ~~II'~.J,HD-UDI~ pzon,ngsounda"es ---\ tJBi I..... , I I ~'Y-{'r ,.... Tlll ! [ I UJ, i I i UJ-1JUl:d i Parcels i '/--(--=:;', '" I ~~,ilf!,~,11~,i ! ',1M, . ',51 i iT!, i,J ii,,'! ib,., EB"iq~~, , [lIE" " I;tgi L-~-f ~i !~!F ~:: ilh111=H ~=cL1 ; " ;ibirJ c81.ll1 l,jrn1 I 'Ii-R, ' IJ,-Rj , j 'I- U' , UTI, I ii,' rom; ',rTTTl, ',', I. ',I: II, i; i _ i~,' ' '" )- I '--- I I I liJ' I I ilUJ--- I I .1.1 U I !! II i i "\ I i U !.' Ii j Il--LJil~'- - = , I -j) i__ ~t:::=t-. r '! 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'I i ~~ I I I J L:c" J . . I~ UII f I I ; : I,! I, I' I " I fir I III I I I i I This map is lor general planning purposes only. Pinnacle Engineer claims no reponsibility for the accuracy of the information shown. Drawn: ce 11/1212002 ~c0260 18 s ,. ,c. Scottsdale Villas SUbdiviion . Parcel Ma I TAYLOR ./ -~'-. Leqend : Parcels I I ...-, '-'. '-" ::", I . , . , " -_._--~.... .. , "--',",., I, ,. .\', i " '........ ! :J: """"..15 1'P"" . i -,-..._._.."__,,._j._.-i.,____.._,.__,J_____~__J.___..:__. i"" ' _..___._____ ~__.-~..-'.--.,. '--"-'T' __..__~-RANKblN-:_..__ I ._..,--'~'""'-'-- ;I'~ ~. i, . i : .c. iR~sr~looD-_~~~:t~' I . l~; 'I ~/~~'-~~~~'-i-- -~-.__.~~--~ '" "~, I ' 'I' 'ffiJ. I !.,.... '. ,-.----, . ' ',_" I ! I---L . i:! "'.\; '. I , i ,\ i : I lei i!1 _ 'I' I~\\~ _ II! )' '-'" . ~ I" '. , ,------l ----1 ::1:' i \ ~\ '1'" 101. f r--- ! i . \ \.\, ; I f.'1 i \ jt~. J 3=; ,...... I-M." i ' ,,\ ' ---, 1 :,- I zr--'!I 'J CREST WOOD \, \ _ i I I \.... \, \, I z' .' 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Dlawn: CB 11/12'2002 #0026018 1 inch equals 300 feet !, '~~ g~~T1.~J CENTRAL DISTRICT HEALTH DEPARTMENT _HEALTH Environmental Health Division DEPARTMENT Rezone # Conditional Use # Preliminary / Final/Short Plat (' J,t P 60.- -04 C- -=2.P b;L-D6L~ Return to: o Boise DEagle o Garden City ,AUMeridian o Kuna OACZ RFJStar 01. 02. 03. 04. 05. We have No Objections to this Proposal. We recommend Denial of this Proposal. "Er' e,pn" U I"" - :] ~'.:t.'1. City of Merjd18u City Clerk Of'i",' Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. We will require more data conceming soil conditions on this Proposal before we can comment. Before we can comment conceming individual sewage disposal, we will require more data concerning the depth of: o high seasonal ground water 0 waste flow characteristics o or bedrock from original grade 0 other o 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. . This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. After wri~ ap~roval from appropriate entitles are submitted, we can approve this proposal for: ~al sewage ~~~munily sewage system 0 community water well o interim sewage tral water o individual sewage 0 individual water The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division '!!5J1vironmental Quality: ~ntral sewage 0 community sewage system 0 community water o sewage dry lines peentral water Run-off is not to create a mosquito breeding problem. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. 07. ~: ~ ~o. 011. 013. p. \ '\H09JOOIkC We will require plans be submitted for a plan review for any: o food establishment 0 swimming pools or spas o beverage establishment 0 grocery store 0tU#"-- t;;nr' /4-7Y"'.4cU,f;ZJ J:r;;pr-_t/__n.?'2 ~"J~ R"t".m-",__~h--J Reviewed By: o child care center Date: .LLJ2.2J~ A--#~ . Review Sheet '"~ CENTRAL \iit8t6kr~ MAIN OFFICE' 707 N. ARMSTRONG Pl' WISE. ID 83704-0825: (208) 375-5211 . fAX 327-8500 To pre\'elll alld treat disease and disability; to promote ',eall"y lifestyles; alld to protect alld promote the Ilea/fir and quality of Oft,. ellvinmmellt. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-treated through a grassy swale prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Storm water Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000. Serving Valley, Elmore, Boise, and Ada Counties Ado I Boise County Office 707 N. Armsrong PI. Bcise. ID 8370A Enviro. Health: 327.7499 Family Planning: 327-7400 Immunizations: 327.7450 Senior Nutrition: 327.7460 WIC 327-7488 FAX: 327-8500 Ado.WIC Satellite Oflice 1606 ~obert Sf. Boise. lD 53705 Ph. 334-3355 fAX 334-3355 Elmore County Office 520 E. 8th Street N. Mountain Home, ID 83647 Enviro. Health: 587.9225 Family Health: 587-4A07 WlC: 587-4409 fAX 587-3521 Vollev County Office 703 N. 1 st Street P,O, 80)( 1448 McColl, ID. 83638 Ph. 634-7194 FAX: 6JA-2174 ~&~1~'Z)~ 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 December 2, 2002 Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 Will Berg, City Clerk City of Meridiim 33 East IdalIo -Meridian)O 83642 R~Q~IY"ED DEe - 3 2002 Re: CUP 02-045 / PP 02-029 Scottsdale Villas Subdivision City Of Meridian City Clerk Office Dear Commissioners: If all storm drainage is retained on site the above-mentioned proposed project will not impact the Nampa & Meridian Irrigation District and no further Teview is necessary. However, If any storm drainage leaves the site the District will requiTe a Land Use Change / Site application is filed. The developer will need to contact Ms. Donna Moore, Ass!. Secretary-Treasurer at 466-7861 for further information. Sincerely, (j~pJ/~ Bill Henson, Ass!. Water Superintendent NAMPA & MERIDIAN IRRIGATION DISTRICT BH!dll Cc: File - Shop File - Office Water Superintendent '.~-.. : APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS. 23,000 BOISE PROJEQ RIGHTS - 40,000 PUBLIC HEARING SIGN-UP SHEET R'E'~ JAN 16 tM3) <<mYJ.<>>'MERI~ PROJECT NUMBER January 16, 2003 CUP 02-045 DATE PROJECT NAME Scottsdale Villas Subdivision NAME FOR AGAINST ~1 ~\l L c;:: ~ ~ / ~~~S. )( /~~I'I A. . I -r.:_n 'h\ \ J\')nl /W )( 1 N.\,../j '\ "R~.1 ft ')( \ ~ \.1 '" ,1\\ \ \ '\ \ . . . (Jfl&ui cteeJ t