HomeMy WebLinkAboutScottsdale Villas Sub CUP
BEFORE THE PLANNING AND ZONING COMMISSION
) Case No. CUP-02-045
)
) RECOMMENDATION TO CITY
) COUNCIL
~ RECEIVED
fE3 2 4 2003
CITY OF MERIDIAN
CITY CI I=RI( nFFrrF
1. The property is located south of Franklin Road along S.W. 8th Street and Alden Street,
Meridian.
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
USE PERMIT FOR SCOTTSDALE
VILLAS SUBDIVISION IN A
PROPOSED R-t5 ZONE
PINNACLE ENGINEERS, INC.,
Applicant
2. The owner of record of the subject property is Wolfe Commercial Enterprises, LLC, 1409
E. 1st Street, Meridian, Idaho 83642.
3. Applicant is Clint Boyle, Pinnacle Engineers, 12552 W. Executive Drive, Ste. B, Boise,
Idaho 83713.
4. The subject property is currently zoned L-O. There is, however, an application for rezone
from L-O to R-15 zone before the City Council. The zoning district ofR-15 (Medium
High Density Residential) is defined within the City of Meridian Zoning and
Development Ordinance, Section 11-7-2.
5. The Applicant requests the Conditional Use Permit for a Planned Development in an
R-15 zone. The R-15 zoning designation within the City of Meridian Zoning and
Development Ordinance requires a Conditional Use Permit be obtained for most uses
including those requested by the Applicant. (Meridian City Zoning and Development
Ordinance, Section 11-8-1).
6. 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).
7. The use proposed which is the subject of this will, in fact, constitute a conditional use as
determined by City policy.
8. The Planning and Zoning Commission recognized the concerns of Wendell Bigham,
expressed in his letter dated December 4, 2002.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
SCOTTSDALE VILLAS SUBDIVISION BY PINNACLE ENGINEERS - CUP-02 -045 - Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the City of Meridian that they approve the requested Conditional Use Permit as requested by
the Applicant for the property described in the application, subj ect to the following:
A. Adopt the Special Recommendations ofthe Planning and Zoning Commission as follows:
1. Eight foot (8') street frontage are allowed on lots accessing common driveway,
forty foot (40') street frontage allowed on other lots.
2. Ten foot (10') street side setbacks are allowed for dwelling areas.
3. At their discretion, the Building Department may allow up to seven building
permits prior to the final plat recording.
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
SITE SPECIFIC COMMENTS (Conditional Use Permit)
1. Applicant shall meet all of the requirements of the preliminary plat as a condition
of the Conditional Use Permit.
2. 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,
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 ll-17-l0c1
may be permitted upon approval of Zoning Administrator.
C. Adopt the Recommendations of Ada County Highway District as follows:
Site Specific Conditions of Approval
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
SCOTTSDALE VILLAS SUBDMSION BY PINNACLE ENGINEERS - CUP-02 -045 - Page 2
1. Construct driveways on SW 8th 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 ofSW 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 8th 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.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the
site shall be borne by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may be
damaged during the construction ofthe proposed development. Contact Construction
Services at 387-6280 (with file number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District. Contact Construction Services at 387-6280 (with file
numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway
District Policy Manual, ISPWC Standards and approved supplements, Construction
Services procedures and all applicable ACHD Ordinances unless specifically waived
herein. An engineer registered in the State of Idaho shall prepare and certify all
improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of
building permit (or other required permits), which incorporates any required design
changes.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
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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 DIGLINE (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 ofthis approval shall be valid unless they
are in writing and signed by the applicant or the applicant's authorized representative and
an authorized representative ofthe 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.
D. Adopt the Recommendations of the Meridian Fire Department as follows:
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 III-A
2. Operational fire hydrants and temporary 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
Department.
4. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
5. All internal roads shall have a minimum radius of28' inside and 48' outside radius.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
SCOTTSDALE VILLAS SUBDIVISION BY PINNACLE ENGINEERS - CUP-02 -045 - Page 4
6. The roadways shall be built to Ada County Highway Standards. UFC 902.2.1
7. An approved temporary turn-around is required for any dead-ends over 150'.
8. Approved fire department 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.
D. Adopt the Recommendations of Central District Health Department as follows:
1. This proposal can be approved for central sewage and central water after written
approval from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of Environmental
Quality.
3. Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
6. The Engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
E. Adopt the Recommendations ofNampa & Meridian Irrigation District as follows:
1. Applicant shall apply for a land use change/site application if storm drainage is
not retained on-site.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
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