HomeMy WebLinkAboutMay 22, 2007 C/C Minutes
May 18, 2007
MERIDIAN CITY COUNCIL MEETING
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CUP 07-005
May 22,2007
APPLICANT J. E. Development ITEM NO. 15
REQUEST Public Hearing for Conditional Use Permit approval for multi-family residential
use in a proposed R-15 zone for Bell a brook - 300 S. Locust Grove Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE OEPT:
CITY BUILDING DEPT:
CITY WATER OEPT:
CITY SEWER DEPT:
CITY PARKS DEFT:
MERIDIAN SCHOOL DISTRICT:
ADA COUNTY HIGHWAY DISTRICT:
SANITARY SERVICE COMPANY
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
MERIDIAN POST OFFICE:
OTHER:
s.. attached P&Z Item Packet I Minutes
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c~fr~
s.. attached Comments
Contacted:
Emailed:
Date:
Staff Initials:
Phone:
MClterlals presented at public meetings shall become property of the City of Meridian.
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CITY OF MERIDIAN
CITY COUNCIL
PUBLIC HEARING SIGN-UP SHEET
May 22, 2007
ITEM #
14,15
DATE
PROJECT NUMBER
RZ 07-006, CUP 07-005
PROJECT NAME
BELLABROOK
PLEASE PRINT NAME FOR AGAINST NEUTRAL
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RECEIVED
MAY 2 2 2007
cJty of Meridian
citY Clak Office
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Right-of-Way & Development Services Department
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Project/File:
Bella brooklM P P-06-038/MAZ-06-040
Lead Agency:
Meridian City
Site address:
300 S. Locust Grove
Staff level
Approval:
July 25th 2006
Applicant:
Ross Erickson
13318 W. Woodspring Ct.
Boise, ID 83713
Owner:
Morgan & Marilyn Plant
300 Sa Locust Grove
Meridian, 10 83642
Representative:
Erickson Civil
1854 E. Lanark
Meridian, 10 83642
Staff Contact:
Andrew Mentzer
Phone: 387-6187
E-mail: amentzer@achd.ada.id.us
July 21st 2006
Tech Review:
Application Information:
Acreage: 4.38
Current Zoning: RUT
Proposed Zoning: R-8
Residential Lots: 20
A. Findinqs of Fact
Existing Condittons
1. Site Information: The site is currently occupied by a rural residential structure.
2. Description of Adjacent Surrounding Area:
Direction
North
Land U$e
Church
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South Snorting Bull Sub R-4
East Residential R1
West Residential R1
3. Existing Roadway Improvements & Right-of-Way
Locust Grove Road is currently improved with 4 travel lanes, a center turn
lane, paved shoulders, vertical curb, gutter and a 7 -foot attached concrete
sidewalk abutting the site. Locust Grove Road currently has 96-feet of right-
of-way.
4. Existing Access: There is currently one curb return approach accessing the site from Locust
Grove Road located approximately 90-feet south of the north property line.
5. Site History: ACHD has not previously reviewed this site for a development application.
Development Impacts
1.
Trip Generation:
This development is estimated to generate approximately 190 additional
vehicle trips per day (10 existing) based on the Institute of Transportation
Engineers Trip Generation Manual, single family dwelling land use
designation.
2.
Impact Fees:
There will be an impact fee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee
ordinance that is in effect at that time.
3.
Traffic Impact Study:
A traffic impact study was not required with this application.
4. Impacted Roadways:
Roadway Frontage Functional Traffic Count Level of Speed
Classification Service* Limit
Locust Grove 390' Minor Arterial 1 r 796 south of Better 35 MPH
Road Franklin on than ne"
09/14/2005
*Acceptable level of service for a 3 lane minor arterial is nOJJ (17,000 VTD).
5. Capital Improvements Plan/Five Year Work Program
There are currently no roadways, bridges or intersections in the general vicinity ot the project that
are currently in the Five Year Work Program or the Capital Improvements Plan. Additionally, ITD is
beginning construction of an overpass at Interstate 84 and Locust Grove this Fall.
B. FindinQs for Consideration
1. Locust Grove Road
Right-of-Way Policy: District policy requires 96-feet of right-of-way on arterial roadways (Figure
72-F1 B). This right-at-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot
concrete detached sidewalks and bike lanes.
Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot detached) concrete
sidewalk on all collector roadways and arterial roadways (7204.7.2).
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Applicant Proposal: The applicant has not proposed to dedicate any additional right-ot-way or
construct any improvements for Locust Grove Road.
Staff Recommendation: Due to the tact that Locust Grove Road is built out to a 5-lane arterial
standard, the applicant should not be required to construct any turther improvements, or dedicate
any additional right-of-way. Locust Grove Road was rebuilt in 2005, thereby restricting utility cuts
until March of 2010. Additionally, the slope abutting the right-of-way is located within a permanent
easement due to the fact that it supports the road. Any work done to this easement (landscaping or
otherwise) will require ACHD approval and any applicable license agreements.
2 I I nternal Streets
Right-of-Way Policy: District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way
on local streets. This right-ot-way allows tor the construction of a 2-lane roadway with curb, gutter
and 5-foot wide concrete sidewalks.
Street Section Policy: District policy 72-F1A, allows local residential public roads with a 33-toot
street section with parking on both sides ot the roadway, if the amount of vehicle trips per day on
the street does not exceed 1,000 and the appropriate fire department reviews and approves the
street section. The proposed density of development that will utilize the internal local residential
streets is anticipated to generate less than 1,000 vehicle trips per day.
Roadway Offset Policy: District policy 7204.11.6, requires local roadways to align or offset a
minimum ot 300-feet from an arterial roadway (measured centerline to centerline).
Island Policy: District policy 7202.7 and 7207.5 require islands to be constructed a minimum ot 4-
feet wide with a minimum area ot 1 OO-square teet and designed to safely channel traffic. The
roadway on either side of the traffic island should maintain a minimum of a 21-foot street section.
District policy also requires any proposed landscape islands/medians within the public right-ot-way
dedicated by this plat should be owned and maintained by a homeowners association. Notes ot
this should be required on the final plat. The design should be reviewed and approved by ACHD's
Development staff.
Applicant Proposal (Internal streets): The applicant is proposing to construct the internal streets
as 34-foot street sections (34-feet back-ta-back) with rolled curb, gutter, and 5-foot attached
concrete sidewalks within 42-feet of right-ot-way. A 1-toot sidewalk easement has been proposed
for the improvements located outside ot the right-ot-way. Additionally, the applicant has proposed a
center landscape island near the intersection of Locust Grove and E. Kalispell Drive (the site's entry
road). The applicant has proposed 21-foot street sections around the proposed island. E Kalispell
Drive aligns with the approach across Locust Grove. The applicant has proposed a knuckle without
an island at the southwest corner of the intersection of E. Bellalucca Street and S. Truss Avenue.
Staff Comment/Recommendation: The applicant should be required to construct the site's
internal streets as 34-foot street sections (34-feet back-to-back) with rolled curb, gutter, and 5-foot
attached concrete sidewalks within 42-feet of right-of-way, as proposed. The proposed island near
the intersection of Locust Grove and E. Kalispell Drive meets policy, and should be approved and
noted on the final plat. Any sidewalk improvements located outside of the right-of-way should have
an easement for public access. E. Kalispell Drive should align with the existing access on the west
side of Locust Grove Road, and the knuckle without an island at the southwest corner of the
intersection of E. Bellalucca Street and S. Truss Avenue should be approved, as proposed.
3. Tree Planters
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Tree Planter Policy: The District's Tree Planter Width Interim Policy prohibits all trees in planters
less than 6-feet in width. In addition to prohibiting trees in planters less than 6-feet in width, the
policy requires a minimum planter width of 6-feet for class II tress with the installation of root
barriers on both sides of the planter strip or a minimum planter width of a-feet without the
installation of a root barrier. The policy also requires Class I and Class III trees to provide a
minimum planter width of 1 Q-feet.
4. Stub Streets
Stub Street Policy: District policy 7203.5.1 states that the street design in a proposed development
shall cause no undue hardship to adjoining property. An adequate and convenient access to
adjoining property for use in future development may be required. If a street ends at the
development boundary, it shall meet the requirements of sub section 7205, "non-continuous
streets." District policy 7205.5 states that stub streets will be required to provide intra-neighborhood
circulation or to provide access to adjoining properties. Stub streets will conform with the
requirements described in Section 7204.5, 7204.6 and 7204~7, except a temporary cul-de-sac will
not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at
the terminus of the stub street stating that, IITHIS ROAD WILL BE EXTENDED IN THE FUTURE."
In addition, a stub street must meet the following conditions:
1. A stub street shall be designed to slope towards the street intersection and drain surface
water toward that intersection, unless a satisfactory storm drain system is installed.
2. The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Applicant Proposal: The applicant has proposed one stub street to the east with this application,
to be located approximately 175-feet south of the north property line (offsetting Bellalucca Street by
approximately 95-feet).
Staff Comment/Recommendation: The proposed stub street to the east does not meet District
offset policy; however the applicant has agreed to extend the right-of-way for S. Torino Avenue to
the east property line in lieu of constructing the stub. This will provide connectivity when the parcel
to the east redevelops, and give flexibility in meeting roadway offsets in the future. Notation of the
purpose of this right-of-way should be on the final plat. District Traffic Services will need to approve
the exact location of a road extended to the east in the future.
Note to the City of Meridian: It is the desire of ACHD to see a future connection to the parcel to
the east. District Traffic Services has reviewed the site plan, and indicated that right-of-way to the
property line will provide the opportunity to meet District policy in the future. Additionally, the
roadway offset for E~ Kalispell Drive should not be of concern due to the relatively low volume of
traffic generated by this development, as well as the fact that all lots have two ways to get to Locust
Grove Road (from S~ Truss Avenue and E. Kalispell Drive).
C. Site Specific Conditions of Awroval
1 · Construct the site's internal streets as 34-foot street sections with rolled curb, gutter, and 5-foot
concrete sidewalks within 42-feet of right-af-way; and provide an easement for any sidewalk
improvements located outside of the right-of-way.
2. Construct the center island on Kalispell Drive with a minimum 21-foot street section on either side,
in compliance with District policy requirements.
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3. Construct a knuckle without an island at the southwest corner of the intersection of E. Bellalucca
Street and S. Truss Avenue, as proposed.
4. Construct Kalispell Drive in alignment with the existing access on the west side of Locust Grove
Road, as proposed.
5. Close any unused access to Locust Grove Road not specifically approved with this application to
match existing improvements.
6. No cuts are allowed to Locust Grove Road until March, 2010.
7. Obtain District approval and any applicable license agreements for the use of the supporting slope
abutting the right-af-way on Locust Grove Road.
8. Extend the right-of-way for S. Torino Avenue to the east property line to provide future connectivity
to the adjacent parcel, noted on the final plat.
9. Comply with all Standard Conditions of Approval.
D. Standard Conditions of A(Wroval
1 · Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387 -6280 (with file
number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
7. 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.
8. 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.
9. 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.
10. Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
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11. 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 DIGLI NE (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.
12. 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.
13. 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. Conclusions of Law
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 transportation system within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
4. Development Process Checklist
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Belfabrook Subdivision
Meridian, Idaho