HomeMy WebLinkAboutStaff CommentsHUB OF TREASURE VALLEY LEGAL DEPARTMENT
MAYOR 'A Good Place to Live (y08) 2B8-2499 . Fax y8R-2501
Robert D. Come CITY OF MERIDIAN PDBLIC woRKs
CITY COUNCIL MEMBERS BUILDING DEPARTMENT
Tammydeweera 33 EAST IDAHO (zoa)a9a-ssoo Faxaa7-1z97
Kci[h Bib MERIDIAN, IDAHO 83642 PLANNING AND ZONING
Cherie McCandless (208) 888-1433 ~ FAX (208) 8874813 DEPARTMENT
City Clerk Office Fax (208) 8881218 (yob) 884-5533 ~ FAX aa8-6x54
William L.M. Nary
MEMORANDUM: February 20, 2002
To: Mayor, City Council and Planning & Zoning Commission ~~ ~~~
f
From: Wendy Kirkpatrick, Planner II 1 ~~ FEB ~ 4 2003
Bruce Freckleton, Senior Engineering Tech City Of Meridian
City Clerk Office
Re: Northbridge Subdivision
Annexation and Zoning of 5.0 Acres from RUT (Ada County) to R-2 (Rural
Low Density Residential District), by Centennial Development, LLC (File No.
AZ-02-032).
Preliminary Plat Approval of Five (5) Building Lots and Four (4) Other Lots
on 5.0 Acres in a Proposed R-2 Zone, by Centennial Development, LLC (File
No. PP-O2-035).
Miscellaneous Application for a P rivate Road,. by C entennial D evelopment,
LLC (File No. MI-02-013).
We have reviewed the above referenced submittals and 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 SUMMARY
The Applicant, Centennial Development, has applied for Annexation, Zoning, and Preliminary
Plat, and a Miscellaneous Application for approval of a private road, five (5) building lots and
four (4) other lots on a 5.0-acre parcel of land located at the southwest intersection of Ustick
Road and Meridian Road. The requested zoning designation for the property is R-2.
The "other" lots within the subdivision include a private road, a landscaping island, a
landscaping buffer, and anopen-space /drainage lot. The single-family lots within the
subdivision range from 29,335 square feet to approximately 31,563 square feet. The gross
density for the subdivision is approximately 1 unit per acre.
ACHD is recommending that the proposed private road be made a public road. It has not yet
been determined whether the drainage of the proposed road will meet public road standards.
Northbridge Sub. AZ.PP MI
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Planning & Zoning Commission/Mayor & City Council
February 20, 2003
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The applicant's engineer is working with ACHD to resolve these issues. ACHD's
Commission is meeting February 19, 2003 regarding the proposed application. A
determination from ACHD regarding the proposed road will be available by the Februazy 20,
2003 Meridian Planning and Zoning Commission hearing.
The legal description submitted with the application appears to meet the requirements of the City
of Meridian and State Tax Commission and places the parcel contiguous to existing city limits.
The subject property is within the Urban Service Planning Area and essential City services are or
can be made available to the subject property.
LOCATION roximatel 114 mile east of
The property is located on the south side of W. Ustick Road, app Y
Meridian Road.
SURROUNDING PROPERTIES ' P p Y ro ert to the north of Ustick
North: W.Ustick Road borders the subject ro ert to the north, p P Y
Road is zoned L-O.
South: Salisbury Lane Subdivision, zoned R4.
East: Rural residential, zoned RUT (Ada County).
West: Rural agricultural, zoned RUT (Ada County) and Strasser Fanns Subdivision, zoned R4.
Meridian Road borders Strasser Farms subdivision to the west.
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council aze required "to review the pazticular facts and
shall fmd adequate evident es answering the followimg questions t about the proposed zoning
amendment."
The following is the list of standazds found in 11-15-11 and analysis by staff:
A ComprehensivezPlang and,h f not,ohas there been
Comprehensive Plan amendment;
accordance with the
xn application for a
Staff fmds that the requested zoning designation, R-2, is harmonious with and in
accordance with the effective Comprehensive Plan and Generalized Land Use
Map, which designates the land to be "Medium Density Residential". Note No. 2
on Meridian's Comprehensive Plan map allows for residential development that is
one "step" higher or lower than the Comprehensive Map designation without a
Comprehensive Plan Amendment.
B, Is the area included in the zoning amendment intended to be rezoned in the
future;
Northbridge Sub.AZ.PP
A2.OZ-OR, PP-02-033, MI-01-01J
Planning & Zoning Commission/Mayor & City Council
Februazy 20, 2003
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Staff does not anticipate that the applicant intends to rezone the subject property
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 -for example, a
residential area turning into a commercial area by means of conditional use
permits;
Staff finds that the proposed subdivision will be allowed within the requested R-2
zone.
D. Has there been a change in the area or adjacent areas which may dictate that
the area should be rezoned. For example, have the streets been widened, new
railroad access been developed or planned or adjacent area being developed
in a fashion similar to the proposed rezone area;
Surrounding properties include rural residential properties and residential
subdivisions. Staff finds that the requested zoning designation of R-2 is
harmonious with the existing and planned adjacent developments.
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 uses (detached single family residential) will not
change the existing or intended character of the azea.
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony to determine
whether or not the proposed use will be disturbing or hazazdous to the existing or
future neighboring uses.
Staff does not anticipate that the proposed uses will be hazazdous or disturbing to
future or existing neighbors.
G, Will the area be served adequately by essential public facilities and services
such as highways, streets, police and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the
establishment of proposed zoning amendment shall be able to provide
adequately any of such services;
Staff finds that the property to be annexed will be served adequately by all
essential public facilities and services. Applicant shall be required to extend
AZ-0Z-Ol2. PP-02A]S, MI-02-01] NaNilxidge SuGAZ.PP
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February 20, 2003
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water and sanitary sewer mains to and through the proposed development, thereby
making them available to the adjacent properties.
Please review the Fire Department's comments concerning this subdivision.
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 there will not be additional requirements at public cost and that the
annexation and zoning will not be detrimental to the community's economic
welfaze.
I. Will the proposed uses not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed subdivision will not create excessive traffic, noise or
other nuisances that would be detrimental to the general welfaze of the
surrounding azea.
J. Will the area 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 subdivision's vehiculaz approach off of W. Ustick Road will
create n ew i nterference with t he a xisting t raffic on U stick R oad, h owever s taff
does not believe that the subdivision entrance will cause significant interference
on the surrounding public streets.
ACRD has recommended that the proposed private road be made a public road.
ACHD has met with the applicant's engineer but it has not been determined
whether drainage for the proposed road can be designed to meet public road
standazds. The application for Northbridge will be heazd by ACHD's
Commission February 19, 2003. ACHD should make a determination and submit
a revised staff report by the February 20, 2003 Planning and Zoning Commission
hearing date.
K. Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; and
Staff finds that no natural or scenic features of major importance will be lost or
damaged by approving the annexation and re-zone. Any existing trees lazger than
4" caliper that are removed shall be mitigated for, per the Landscape Ordinance.
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Planning & Zoning Commission/Mayor & City Council
Februazy 20, 2003
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L. Is the proposed zoning amendment in the best interest of the City of
Meridian. (Ord. 592,11-17-1992)"
Staff finds that the annexation of this property would be in the best interest of
the City.
ANEXATION AND ZONING COMMENTS
1. The legal description submitted with the application appears to meet the requirements of the
City of Meridian and State Tax Commission and places the parcel contiguous to existing
city limits
2. Any existing domestic wells and/or septic systems within this .project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services
are available from the Ciry of Meridian. Wells may be used for non-domestic purposes
such as landscape irrigation.
PRELIMINARY PLAT FINDINGS AND REQUIREMENTS
Sections 12-3-3 7.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds the subdivision to be in conformance with the Comprehensive Plan.
b. The availability of public services to accommodate the proposed development;
Public services aze available for the proposed subdivision.
c. The continuity of the proposed development with the capital improvement
program;
Staff fords that the subdivision will not require the expenditure of capital improvement
funds.
d. The public financial capability of supporting services for the proposed
development;
Staff fords that the development will not require major expenditures for providing
supporting services.
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February 20, 2003
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e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any other health, safety or environmental problems
associated with this subdivision that may be brought to the Council or Commission's
attention.
ADDITIONAL CONSIDERATIONS
Oxen Suace Fencine: The Landscape Ordinance requires that fencing adjacent to pathways
leading to open spaces to be limited to four feet in height, if sight obscuring, but does not address
the issue of fencing surrounding open spaces. The Planning and Zoning Commission and/or City
Council may desire to limit the height of fencing adjacent to common open space lots as well.
Northbridge Lane (Public vs. Private): The applicant has been working with the Ada County
Highway District on the design requirements of Northbridge Lane. It has been determined that
the road will not be able meet the districts design standazds for a public roadway because of high
groundwater in the area. In a memorandum from Andrea Tuning to ACHD Director Schweitzer
and the ACHD Commission she notes:
"The applicant has proposed to construct Northbridge Lane with 30 feet of pavement
with a 1 foot [(minimum 8-inch thick)] concrete ribbon, an adequately sized drainage Swale and
a 5 foot concrete sidewalk on the east side of the roadway. Staff believes that this proposal will
be acceptable if the applicant can obtain the Department of Environmental Quality's approval
for Best Management Practice of storm water treatment, the District could accept Northbridge
as a public roadway. "
It is important to note that the applicant's proposal will require the Commission to.•
• Modify policy to allow the alternative street section
• Waive the requirement for the separation of groundwater
• Will require a site specif c requirement regarding the maintenance of the drainage Swale.
If this roadway were to be approved as a private road, the City of Meridian would require that
the road be designed to public street standards (following ACHD's standazds), including DEQ's
BMP's for the drainage system, therefore there is no benefit to the applicant in proposing that the
road be private. Staff supports the Public Street with the alternative design section.
SITE SPECIFIC COMMENTS /PRELIMINARY PLAT
Water service to this site shall be via main line extensions from the existing mains
adjacent to the property. The applicant shall be required to extend water mains to and
through the proposed development, thereby making them available to the adjacent
properties
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February 20, 2003
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2. Although still under investigation, staff finds that sanitary sewer service will be available.
Applicant will need to procure a minimum 20-foot wide sanitary sewer easement across
the adjacent property.
3. Underground vear-round pressurized irrigation m ust be provided to all l ots within this
development. If the pressurized irrigation system within this development is to remain a
private Homeowners Association system, complete plans and specifications shall be
reviewed by the Public Works Department as part of the development plan review
process. A draft copy of the pressurized imgation system O&M manual must be
submitted prior to plan approval. The City of Meridian requires that pressurized
irrigation systems be supplied by a yeaz-round source of water. Applicant shall be
required to utilize any existing surface or well water for the primary source. If a surface
or w ell s ource i s n of a vailable, a s Ingle-point c onnection t o t he c ulinary water system
shall be required. If a single-point connection is utilized, the developer shall be
responsible for the payment of assessments for the common azeas prior to signature on
the final plat by the Meridian City Engineer.
4. Any tree over 4" in caliper that is removed from the property shall be replaced by
installing a dditional t rees, b eing t he a quivalent n umber o f c aliper i nches o f t rees t hat
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be removed.
5. Any drainage azeas (detention/retention basins) must be designed to ensure that water is
retained only during 100-yeaz storm events, and for a period of time not to exceed 24
hours. Side slopes within drainage areas shall not exceed 3:1.
5. A detailed landscape plan, in compliance with the landscape ordinance shall be submitted
for the subdivision with the Final Plat Application.
6. Create a stub street to the west off the end of the cul-de-sac for the future connection of
an extension of N. Uppa Springs Street.
7. Make Northbridge Lane a public roadway pursuant to MCC 12-4-2A.
8. Revise the preliminary plat to show the 5-foot wide sidewalk being proposed on the east
side of Northbridge Lane.
9. A revised preliminary p lot shall be submitted a t 1 east 10 days prior to the next public
hearing for this project if changes are required by ACHD.
GENERAL COMMENTS
1. If the proposed road is approved as a private road, please submit a maintenance
agreement for the proposed private road to document the parties responsible for upkeep
of the proposed road.
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Planning & Zoning Commission/Mayor & City Council
February 20, 2003
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2. Please submit a copy of the Ada County Street Name Committee's approval letter for the
subdivision name, and the lot and block numbering. Make any corrections necessary to
conform.
3. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
4. Two-hundred, and one-hundred-watt, high-pressure sodium streetlights will be required
at locations designated by the Public Works Department. All streetlights shall be installed
at subdivider's expense. Typical locations are at street intersections and/or fire hydrants.
5. 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.
Staff supports the Public Roadway Alternate Design Section of Northbridge Lane with 30-feet of
paving, 1-foot wide concrete ribbons on each side, with an adequately sized drainage Swale and
5-foot sidewalk on the east side of the roadway.
Staff recommends approval of the proposed annexation and preliminary plat, with the
aforementioned findings and conditions.
AZ02-OJ2, PP-02~0J5, M1ll-02~OI3 NaMbridge Sub.AZ.PP