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AZ 05-004
MERIDIAN PLANNING 8~ ZONING MEETING March 17, 2005
APPLICANT C5 Development, LLC ITEM NO. ~ 4
REQUEST Public Hearing: Annexation and Zoning of 9.08 acres to R-4 zone for
The Reserve Subdivision -west of North Locust Grove Road and south of Chinden
Boulevard
AGENCY
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:
COMMENTS
See attached staff report
~~~~~~
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4
~~~~
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No comment
1
See attached comments
No comment
OTHER:
Contacted:. ~ G'1/1/`. Date:Sfl~'~S Phone: ~~~ `- ,~~
Emailed: Staff Initials:
Materbls presenfied at public meeHnga shall become property of fhe Clfiy of Meridian.
~ ~
AZ OS-004
MERIDIAN PLANNING & ZONING MEETING Aprll 7, 2005
APPLICANT C5 Development, LLC ITEM NO. 4
REQUEST Continued Public Hearing from March 17, 2005: Annexation and Zoning of 9.08
acres to a R-4 zone for The Reserve Subdivision -west of North Locust Grove Road
and South of Chinden Boulevard
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:
Emailed: ~~
See previous item packet /minutes
See attached staff report
~~?~ ~ ~~
~~~
~~~ ~y ~s-
3-0
See attached comments
Materials pr®seMed at pubNc
~~
AZ 05-004
MERIDIAN PLANNING & ZONING MEETING May 19, 2005
APPLICANT C5 Development, LLC ITEM NO. Jr
REQUEST Continued Public Hearing from April 7, 2~5: Annexation and Zoning of 9.08
acres to a R-4 zone for The Reserve Subdivision - wes# of North Locust Grove Road
and South of Chinden Boulevard
AGENCY
CLTY 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:
COMMENTS
See previous item packet / minu#es
~ ~~~~
OTHER:
Contacted: Date: Phone:
Emailed: Staff Initials:
Matertala presented at publk meatinps shah become property of the City of Meridian.
MAYOR r
LEGAL DEPARTMENT
Tammy de Weerd .,,
: (208) 466-9272 •Fax 466-4405
CITY COUNCIL MEMBERS ,t.° , PUBLIC WORKS
Keith Bird crrY o~ .. _
~~° BUILDING DEPARTMENT
Christine Donnell
w ~;
~~ (208) 898-5500 •Fax 898-9551
Shaun Wardle PY)
'~
~~~~ ~
Charles M. Rountree V / ( PLANNING AND ZONING
II)RHO
~~ ~ DEPARTMENT
~,_ ,,1~j (208) 884-5533 • FAX 888-6854
nthSVl'~C. - ': f EIN E
', ~9~3
STAFF REPORT: Transmittal Date: ~~ March 31, 2005
Hearing Date: "T April 7, 2005
To: Mayor, City Council and Planning & Zoning Commission ~ ~-~~ ~ ~b_..T _.,.~
~`
From: Craig Hood, Associate City Planner ~H MAR ~ ~ ~QQ~
Bruce Freckleton, Development Services Manager ~ ~;i,;' ~)fi~ic~-i~;?~~;
~;.~tv t~Ierk Oilic~~
Re: Reserve Subdivision REVISED
• Annexation and Zoning of 9.08 Acres from RUT to R-4 (Low Density
Residential), by CS Development, LLC (File No. AZ-OS-004).
• Preliminary Plat for Twenty-Two (22) Building Lots and Seven (7)
Common/Other Lots on 9.01 Acres in a Proposed R-4 Zone, by CS
Development, LLC (File No. PP-OS-00~.
We have reviewed the above referenced submittals and offer the following comments and
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
This is a revised staff report for the Reserve Subdivision. Staff has updated the report to reflect
ACHD action. New information within the report has been written in bold letters and has been
italicized; parts of the report to remove have been I~-eugh:
The applicant, CS Development, LLC, has applied for Annexation and Zoning (AZ) and
Preliminary Plat (PP) approval of twenty-two (22) building lots and seven (7) common/other lots
on 9.08-acres. The site is located on the west side of Locust Grove Road, and on the east side of
Jericho Road (60-feet of frontage), approximately one-quarter of a mile south of Chinden
Boulevard. This site is currently vacant and has not been previously platted.
As noted above, the applicant is proposing to subdivide the subject site into twenty-two buildable
lots, each lot contains a minimum 8,000 square-feet. The twenty-two proposed building lots
range in size from 8,000 square-feet up to 20,000 square-feet. All housing types are proposed as
single-family residential. The applicant is proposing to develop this site in one phase.
The applicant has requested all of the property be zoned R-4 (Low Density Residential). The
gross density of the proposed subdivision is 2.4 dwelling units per acre. The proposed density is
AZ-OS-004/PP-OS-006 Reserve Sub
UPDATED AZ PP
Planning & Zoning Commission/Mayor & City Council
March 17, 2005 (P&Z Hearing Date)
Page 2
in accord with the proposed R-4 zoning district but does not directly correspond to the
Comprehensive Plan which designates this area as "Medium Density Residential". Therefore,
the applicant must receive approval fora "step" down in density for this development (from
medium to low). Please see Annexation & Zoning Analysis "A" below. The applicant is not
requesting any modifications to the dimensional standards of the requested R-4 zone (i.e. -
building setbacks, lot size, frontage, etc.), but is requesting a variance to the maximum cul-de-
sac length.
A new public street from Locust Grove Road, Hidden Path Street, is proposed to provide the
only access to the site. The applicant is not proposing to extend Hidden Path Street to connect
with Jericho Road to the west. The length of Hidden Path Street, from Fandango Street to the
west property line exceeds the 450-foot maximum length for a cul-de-sac (MCC 12-4-2-F). The
applicant has applied for a cul-de-sac length variance (VAR-OS-005) to be heard by the Meridian
City Council. Please see Preliminary Plat Analysis below for further information regarding the
design of Hidden Path Street.
The subject property is within the Urban Service Planning Area. The subject applications (AZ
and PP) were submitted concurrently to the Planning & Zoning Department for review. Staff
has provided a detailed analysis and recommended conditions of approval for the
requested annexation and zoning and preliminary plat applications below.
LOCATION
The property is located on the west side of Locust Grove Road and on the east side of Jericho
Road, approximately 1,400-feet south of Chinden Boulevard, in Section 30, Township 4 North,
Range 1 East.
SURROUNDING PROPERTIES
North: Single-family home on 1-acre; School, zoned R6 (Ada County)
South: Single-family home on 5-acres, zoned RUT (Ada County)
West: Recently approved Arcadia Subdivision with 3.3 dwellings/acre, zoned R-8
East: Single-family on 1-acre lots, Dunwoody Subdivision, zoned RUT (Ada County)
Recent developments to the north of this site include a school and five one-acre lots on Jericho
Road (Westborough Subdivision). Saguaro Canyon Subdivision and Arcadia Subdivision to the
west were also recently approved by the City in this area. These developments will utilize
Jericho Road for access. Combined, Saguaro Canyon and Arcadia have been approved for 466
lots. Currently there is no east-west connection between Locust Grove Road and Arcadia and
Saguaro Canyon Subdivisions to the west. As part of the recent approval for Arcadia
Subdivision, ACHD required 60-feet of right-of--way be provided to the subject site so that an
east-west connection could be made for the future residents in Saguaro Canyon and Arcadia. The
applicant is not proposing to extend this "quasi-stub" street (Jericho Road) into the site from
Arcadia Subdivision.
OWNERS OF RECORD
AZ-OS-004/PP-OS-006
The Reserve.AZ.PP.DOC
Planning & Zoning Commission/Mayor & City Council
March 17, 2005 (P&Z Hearing Date)
Page 3
The property owner of record is Jake Centers, and Jake Centers has signed the submitted
applications requesting annexation and preliminary plat approval.
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
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;
In Chapter VII of the Comprehensive Plan, `medium density' is defined as areas
including single-family homes at densities of three to ei t dwellin units per acre. The
applicant is requesting that all the subject site be zoned R-4 (Low Density Residential).
The R-4 district allows for a maximum of four (4) dwelling units per acre (MCC11-7-
2.C). Although the requested zoning designation, R-4, allows densities consistent with
the medium density Comprehensive Plan designation, the proposed residential density for
this site is only 2.4 gross dwelling units per acre.
The Comprehensive Plan does allow a one step increase or decrease in residential areas
without amending the Comprehensive Plan. Due to the existing mix of large lots in this
area today (Westbourough, Larkwood, Dunwoody), staff believes that approving a plat
with 8 dwelling units per acre would not be in the City's best interest. However, because
there is a school adjacent to the site, and there are urban type lots in Saguaro Canyon and
Arcadia to the west, stepping down density to less than 3 dwelling units per acre may not
be appropriate. Staff recommends that the Commission and Council rely on staff's
analysis, public testimony received and any comments submitted from any other agencies
or departments regarding whether the proposed zone and subsequent development is
harmonious with and in accordance with the Comprehensive Plan.
B. Is the area included in the zoning amendment intended to be rezoned in the future;
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 single-family residential uses are allowed within the requested zoning
district of R-4. The accompanying plat demonstrates the land will be developed with lot
sizes, housing types and other dimensional requirements that conform to the proposed
AZ-OS-004/PP-OS-006
The ReserveAZ.PP.DOC
•
Planning & Zoning Commission/Mayor & City Council
March 17, 2005 (P&Z Hearing Date)
Page 4
zoning designation. NOTE: As submitted, the applicant will need to obtain variance
approval from the City Council because the proposed plat includes adead-end street that
exceeds the maximum cul-de-sac length established by code (see Preliminary Plat
Analysis below).
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;
Staff finds that properties to the north and west have recently been approved for
development similar to the proposed subdivision, with single-family residences. Saguaro
Canyon Subdivision and Arcadia Subdivision to the west are both single-family
developments with residential densities between 3.1 dwelling units per acre (Saguaro)
and 3.3 dwelling units per acre (Arcadia).
Based on the North Meridian Traffic Plan, Locust Grove Road is anticipated to
eventually be a 3-lane roadway abutting this site. However, Locust Grove Road is not
currently included within ACHD's Five Year Work Program or in the currently adopted
20-year Capital Improvements Plan for roadway improvements.
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 requested zoning and proposed density is within the anticipated range
for a lower density urban project. Based on the Comprehensive Plan, staff believes that
the existing county parcels in the area (south and northeast) will redevelop with similar
densities in the near future. Staff also finds that the proposed zoning/uses can be designed
and constructed in a manner that will be harmonious with, and appropriate in appearance
with, the existing and intended character of the surrounding area.
The existing character of the area will, and is, currently changing, especially upon build-
out of the proposed project and other similar subdivisions in the general vicinity.
However, staff does not find that the proposed zoning/uses will adversely change the
essential character of area. Staff recommends that the Commission and Council rely on
staffs analysis, public testimony received and any comments submitted from any other
agencies or departments regarding whether this property should be annexed as proposed.
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
Staff does not anticipate that the proposed residential uses will be hazardous as long as
the conditions outlined in this report are complied with and construction traffic and house
construction is conducted in a manner consistent with City Code.
AZ-OS-004/PP-OS-006
The Reserve.AZ.PP.DOC
•
Planning & Zoning Commission/Mayor & City Council
March 17, 2005 (P&Z Hearing Date)
Page 5
The Commission and Council should rely on any public testimony (oral and written)
when determining whether or not the proposed zoning and subsequent uses will be
disturbing or hazardous to the existing or future neighboring uses.
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;
The applicant will be responsible for the extension of utilities to and through this
proposed development. Sizing and routing shall be coordinated with the Public Works
Department.
The applicant and/or future property owners will be required to pay park and highway
impact fees.
T~,:., ;~a... ~, a , a + ~~Qi~~4~T~~en-~e~do-e~4~arel~~, 29(~3-
On March l6, 2005, the ACHD Commission acted on the subject applications. The
ACHD is recommending approval of this development with site specific and standard
conditions (please see Agency Comments and Conditions at the end of this report).
On February 25, 2005, a joint agency/department comments meeting was held with
representatives of key service providers to this property. Based on the joint
agency/department meeting and other comments received from agencies/departments,
staff finds that the public services listed above can be made available to accommodate the
proposed development. The Commission and Council should reference any written
and/or verbal testimony submitted by any public service provider, regarding their ability
to adequately service this project.
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;
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police and school facilities and services.
Staff finds there will not be excessive additional requirements at public cost and that the
proposed zoning and subsequent development will not be detrimental to the community's
economic welfare.
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
AZ-OS-004/PP-OS-006 The Reserve.AZ.PP.DOC
• •
Planning & Zoning Commission/Mayor & City Council
March 17, 2005 (P&Z Hearing Date)
Page 6
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff finds that the proposed annexation and the development of single-family homes on
this site will not involve uses that will create nuisances that would be detrimental to the
general welfare of the surrounding area.
ACHD projects this development will generate 220 additional vehicle trips per day. Staff
recognizes the fact that traffic and noise will increase with the approval of this
subdivision; however, staff does not believe that the amount generated will be
detrimental to the general welfare of the public. Staff does not anticipate the proposed
annexation and subsequent uses will create excessive traffic, noise, smoke, fumes, glare,
or odors.
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;
The applicant is proposing to construct one public street into the site from Locust Grove
Road. ACHD is supportive of the proposed approach (Hidden Path Street) location on
Locust Grove Road. There is a 60-foot wide "quasi-stub" street (Jericho Road) provided
at the northwest corner of the site. The applicant is not proposing to extend the Jericho
Road "quasi-stub" into the development from the west. Staff believes that the extension
of Hidden Path Street to the west will allow better traffic circulation for this area. If the
Hidden Path Street is designed and constructed as approved by the ACHD and the City,
staff does not believe that the subdivision will create interference with traffic on the
surrounding public streets.
K. Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
There are some mature trees on this property. Any existing trees larger than 4" caliper
that are removed should be mitigated for, per the Landscape Ordinance. If the on-site
trees are protected and mitigated for, as required by the Meridian Parks Department,
staff finds that the proposed development will not result in the destruction, loss or
damage of any natural feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural
or scenic feature(s) of major importance of which staff is unaware.
L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592, 11-17-1992)?
Staff finds that all essential services are available or will be provided by the developer to
the subject property and will not require unreasonable expenditure of public funds. The
applicant is proposing to develop the land in general compliance with the City's
AZ-OS-004/PP-OS-006 The Reserve.AZ.PP.DOC
•
Planning & Zoning Commission/Mayor & City Council
March 17, 2005 (P&Z Hearing Date)
Page 7
Comprehensive Plan (if a step down in density is granted). Lands to the north and west of
the subject property have already been approved for development and this is a logical
expansion of the City limits. In accordance with the findings listed above, staff finds that
annexation/zonin~ of this property would be in the best interest of the City
ADDITIONAL ANEXATION AND ZONING COMMENTS
1. The legal description submitted with the application, prepared by Roylance and Associates,
P.A., (stamped by David Roylance, dated 1-11-OS) shows that the property is contiguous to
the existing corporate boundary of the City of Meridian.
2. Any future subdivision, uses and construction on this property should comply with the City
of Meridian ordinances in effect at the time.
PRELIMINARY PLAT ANALYSIS
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 of this title and at least the
following:
A. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. However, the proposed density, 2.4 dwelling units per acre (gross)
is below the minimum target density of 3 dwelling units per acre for this area. Please see
Annexation and Zoning Analysis "A".
B. The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
(See finding "G" under Annexation and Zoning Analysis for more detail.)
C. The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds 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 recommends the Commission and Council rely upon comments from the public
service providers (i.e.- police, fire, ACHD, etc.) to determine this finding. (See finding
"G" under Annexation and Zoning Analysis above, and the Agency Comments and
Conditions at the end of this report for more detail.)
E. The other health, safety or environmental problems that may be brought to the
Commission's attention.
AZ-OS-004iPP-OS-006 The Reserve.AZ.PP.DOC
Planning & Zoning Commission/Mayor & City Council
March 17, 2005 (P&Z Hearing Date)
Page 8
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
PRELIMINARY PLAT SPECIAL CONSIDERATIONS
Public Streets and Access:
Cul-de-sac Street (Hidden Path Street): The applicant is not proposing to extend Hidden
Path Street through the development to the west property line, where Arcadia Subdivision
provided a 60-foot wide public right-of--way (Jericho Road). Instead, the applicant is
proposing a cul-de-sac length that is approximately 500-feet long. MCC 12-4-2.F
requires cul-de-sacs to be no longer than 450-feet. The applicant has submitted a variance
request to exceed the maximum cul-de-sac limit established by MCC. NOTE: MCC 11-
18 (Variances) does not require official Commission action and will be heard by the City
Council on the same agenda as the subject AZ & PP applications.
Today, there is no east-west street connection between Locust Grove Road and the
Westborough, Saguaro Canyon, and Arcadia Subdivisions. Further, there are not many
other opportunities (the property owned by the Lees' appears to be the only other one) to
get a public east-west vehicular connection to Locust Grove Road if it is not provided
through the subject site. Therefore, staff recommends that Hidden Path Street be extended
to the west property line to tie in with the 60-feet ofright-of--way for Jericho Road. Staff
believes that if Hidden Path Street is connected to Jericho Road, traffic volumes will be
more evenly dispersed in all directions within this square-mile section. See Site Specific
Condition #2 below.
NOTE: If Hidden Path Street is extended to the west as staff recommends, a variance to
the maximum cul-de-sac length will not be required for this project.
NOTE 2: At the March 16, 2005, ACHD Commission meeting, the District required the
applicant to construct Hidden Path Street to Jericho Road (see ACHD Site Specific
Condition #6).
Interconnectivity:
Parcel No. 50530142050: The applicant is proposing to construct a stub street to the 5-
acre parcel to the south. Staff is supportive of a stub street to the south (Fandango Street).
Staff is also supportive of aligning Fandango Street with the micropath to the north.
Therefore, if the micropath shifts further to the east, the stub street to the south should
also shift to the east.
Parcel No. 50530141825: As proposed, the applicant is not proposing to provide access
to the 1-acre outparcel to the northeast. To limit access points to Locust Grove Road in
the future, and to provide neighborhood connectivity, ACHD staff is recommending that
Hidden Path Street be constructed abutting the 1-acre outparcel for a minimum of 100-
AZ-OS-004,~PP-OS-006 The Reserve.AZ.PP.DOC
•
Planning & Zoning Commission/Mayor & City Council
March 17, 2005 (P&Z Hearing Date)
Page 9
feet. This requirement will allow the 1-acre parcel to redevelop without constructing an
access to Locust Grove Road. Staff is supportive of requiring the applicant to provide at
least 35-feet of public street frontage for Parcel No. 50530141825. (This requirement will
allow for the future construction of a common driveway for up to four dwelling units on
the 1-acre parcel).
See Site Specific Condition #3 below.
2. Common Drives: MCC allows up to four (4) dwelling units to access a common
driveway. Common drives serving three or four dwelling units shall be a minimum of
twenty-four feet (24') in width. Common drives less than one hundred and fifty feet
(150') in length shall be constructed of at least six inches (6") ofwell-compacted, two-
inch (2") minus crushed gravel and two and one half inches (2.5") of asphaltic concrete
paving (MCC12-4-14). If the length of a common drive exceeds one-hundred and fifty
feet (150') in length then the common driveway shall be built to Ada County Highway
District standards for materials and loading.
MCC 11-9-1 allows street frontage for up to two lots sharing a common driveway to be
reduced to 15 feet each, and street frontage for three or four lots sharing a common
driveway to be reduced to 10-feet each. On the submitted preliminary plat, Lots 14 and
15, Block 1, each have 10-feet of frontage on Hidden Path Street. Based on the submitted
preliminary plat, Lots 13-16, Block 1, all should be required to take access via the
common driveway.
A note should be placed on the face of the final plat stating the purpose of the common
driveway easement and who is to be responsible for maintenance thereof (the adjacent lot
owners). Unless otherwise approved by the Meridian Fire Department, said common
drive should be constructed a minimum of 24-feet wide. Said common drive should be
constructed with crushed gravel and asphaltic concrete paving, as required by MCC 12-4-
14. See Site Specific Condition #4 below.
3. Landscaping/Open Space/Micro an ths: Staff is generally supportive of the proposed
landscaping, open space, and micropath design.
Open Space: MCC 12-13-16 requires 5% of open space to be set aside for subdivisions of
at least 5-acres in size. The applicant is proposing to set aside 0.74-acres (7%) of the site
for open space. Most of this open space is at the front entry into the development,
adjacent to Locust Grove Road. All areas being counted toward the open space
requirement shall be free of "wet ponds" or other such nuisances. All stormwater
detention facilities incorporated into the required open space are subject to Ordinance 12-
13-14 and shall be fully vegetated with grass and trees, as depicted on the submitted
landscape plan. Further, common open space means land exclusive of street right-of--way
and street buffers for Locust Grove Road (MCC 12-13-16-3). See Site Specific Condition
#5 below.
AZ-OS-004/PP-OS-006 The Reserve.AZ.PP.DOC
Planning & Zoning Commission/Mayor & City Council
March 17, 2005 (P&Z Hearing Date)
Page 10
Micro: In addition to the entry open space, the applicant is proposing to construct an
asphalt micropath to the school property to the north and concrete detached sidewalks
with planter strips adjacent to the public streets. Any pathways or micropaths within the
proposed subdivision shall be designed in accordance with MCC 12-13-15 "Micropath
Landscaping". Fences adjacent to a micropath landscape strip are recommended to be
"see through" as it provides better visibility from adjacent homes or buildings. If solid
fencing is used, it shall not exceed four feet (4') in height. The developer is responsible
for the construction of the fences adjacent to all micropaths. The fence restrictions shall
be included as a note on all final plats that include a micropath. See Site Specific
Condition #6 below.
Tree Miti ation: There are several large trees on this site that the applicant is proposing
to remove or relocate. Any tree over 4" in caliper that is removed from the property shall
be replaced by installing additional trees, being the equivalent number of caliper inches
of trees that were removed. Required landscaping trees will not be considered as
replacement trees for those trees that are removed (MCC 12-13-13-3). The applicant
should coordinate a tree protection/mitigation plan with Elroy Huff at the Meridian Park
Department. See Site Specific Condition #7 below.
4. Ditches, Laterals, and Canals• Per MCC 12-4-13, 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. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users
association approval cannot be obtained, plans will be reviewed and approved by the City
Engineer prior to final plat signature. In accordance with MCC 12-4-13, all irrigation,
ditches, laterals and canals, including the Ten Mile Feeder should be tiled. See Site
Specific Condition #8 below
5. Pressure Irri ation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be
required to utilize any existing surface or well water for the primary source. If a surface
or well source is not available, asingle-point connection to the culinary water system
shall be required. If a single-point connection is utilized, the developer will be
responsible for the payment of assessments for the common areas prior to signature on
the final plat by the City Engineer. An underground, pressurized irrigation system should
be installed to all landscape areas per the approved specifications and in accordance with
MCC 12-13-8 and MCC 9-1-28. See Site Specific Condition #9 below..
SITE SPECIFIC CONDITIONS OF APPROVAL (PRELIMINARY PLAT)
1. This Staff Report is based upon the preliminary plat prepared by Roylance and
Associated, P.A., dated 12-28-04, and is approved with the conditions listed herein. All
comments/conditions of the annexation and zoning (AZ-OS-004) application shall also be
considered conditions of the Preliminary Plat (PP-OS-006).
AZ-OS-004,~PP-OS-006
The Reserve.AZ.PP.DOC
Planning & Zoning Commission/Mayor & City Council
March 17, 2005 (P&Z Hearing Date)
Page 11
2. Construct Hidden Path Street to the west property line to tie in with the 60-feet of right-
of-way for Jericho Road.
3. Provide at least 35-feet of frontage on Hidden Path for Parcel No. S0530141825 and
extend Fandango Street to the south (Parcel No. 50530142050) as a public street stub.
4. The applicant shall utilize a common driveway for Lots 13-16, Block 1. The minimum
public street frontage for Lots 14 and 15, Block 1, shall be 10-feet, as proposed. In
accordance with Meridian City Code, the driveway must be constructed a minimum 24-
feet wide, with crushed gravel and asphaltic concrete paving. Per the Meridian Fire
Department, said common driveway shall have a minimum GVW of 70,000 lbs. No parking
signs shall be installed on any portion of the common driveway that doubles as a fire lane. A
note shall be placed on the face of the final plat stating the purpose of the common
driveway easement and who is to be responsible for maintenance thereof. All Common
driveways shall be straight or have a turning radius of 28' inside and 48' outside.
5. Set aside 0.74-acres (7%) of the site for useable common open space, as proposed. All
areas being counted toward the open space requirement shall be free of "wet ponds" or
other such nuisances. All stormwater detention facilities incorporated into the required
open space are subject to Ordinance 12-13-14 and shall be fully vegetated with grass and
trees, as depicted on the submitted landscape plan.
6. Construct a micropath to the school site to the north. If the proposed micropath to the
north moves to the east to align with the Public Works Department water easement, the
stub street to the south (Fandango Street) shall also be moved so that the two (micropath
and street) are in general alignment. Any micropath within the proposed subdivision shall
be designed in accordance with MCC 12-13-15 "Micropath Landscaping". Fences
adjacent to a micropath landscape strip are recommended to be "see through" as it
provides better visibility from adjacent homes or buildings. If solid fencing is used, it
shall not exceed four feet (4') in height. The developer is responsible for the construction
of the fences adjacent to all micropaths. This fence restriction shall be included as a note
on all final plats that include a micropath.
7. The submitted landscape plan prepared by Good Earth Landscape, dated 1-9-OS is
approved as submitted, with the following notes/modifications:
• Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be considered as replacement trees
for those trees that are removed (MCC 12-13-13-3). Coordinate a tree
protection/mitigation plan with Elroy Huff at the Meridian Parks Department.
• Depict a minimum 35-foot wide landscape buffer along Locust Grove Road. The 35-
foot wide landscape street buffer along Locust Grove Road shall be planted with trees
and shrubs, lawn, or other vegetative groundcover, with a minimum density of one
tree per thirty-five linear feet, as proposed. Said landscape buffer shall be located
beyond the required future street right-of--way, as proposed.
AZ-OS-004/PP-OS-006
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Planning & Zoning Commission/Mayor & City Council
March 17, 2005 (P&Z Hearing Date)
Page 12
The approved landscape plan is not to be altered without prior written approval of the
Planning & Zoning Department.
All irrigation ditches, laterals, and canals intersecting, crossing or lying adjacent and
contiguous to the area being subdivided shall be tiled per MCC 12-4-13. Plans will need
to be approved by the appropriate irrigation drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works
Department. If lateral users association approval can not be obtained, plans will be
reviewed and approved by the City Engineer prior to final plat signature.
9. Underground year-round pressurized irrigation must be provided to all lots within this
development (MCC 12-5-2.N). The City of Meridian requires that pressurized irrigation
systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant
shall be required to utilize any existing surface or well water for the primary source. If a
surface or well source is not available, asingle-point connection to the culinary 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 areas prior to signature on
the final plat by the City Engineer. If the system is to remain private, a draft copy of the
pressurized irrigation system O&M manual must be submitted prior to plan approval.
10. A detailed fencing plan shall be submitted upon application of the final plat. If permanent
fencing is not provided around the perimeter, temporary construction fencing to contain
debris must be installed prior to issuance of building permits. All fences shall taper down
to 3 feet maximum within 20 feet of all right-of--way. All fencing shall be installed in
accordance with MCC 12-4-10.
11. Please revise the preliminary plat to indicate the means and location of the storm drainage
facilities.
12. Maintenance of all common area lots shall be the responsibility of the Reserve
Homeowners' Association.
13. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-
10-8. The applicant shall provide 5-foot detached sidewalks adjacent to Locust Grove
Road. The applicant shall also provide 4-foot wide detached sidewalks adjacent to the
internal public streets (with a minimum 5-foot wide planter strip between the sidewalk
and the curb), as proposed.
14. Add a note to the face of the final plat stating: "Garage setbacks shall be measured from
the property line or the adjacent sidewalk, whichever is more restrictive."
15. Sanitary sewer service to this site is being proposed via an extension into the Arcadia
development to the west, which will be providing a temporary sewage lift station until
such time as the sewer is built through Saguaro Canyon. The applicant will be
responsible to construct sewer mains to and through this proposed development.
AZ-OS-004.~PP-OS-006 The Reserve.AZ.PP.DOC
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Planning & Zoning Commission/Mayor & City Council
March 17, 2005 (P&Z Hearing Date)
Page 13
Subdivision designer to coordinate main sizing and routing with the Public Works
Department. Applicant shall execute City of Meridian standard forms of easements, for
any mains that are required to provide service. Cover over sanitary sewer mains shall be
no less than 3-feet from finish grade to the top of the pipe. If cover is less than 3-feet
from the sub-grade to the top of pipe, alternate pipe materials shall be used per the
Meridian Public Works Department's Standard Specifications.
16. Domestic water service to this site shall be via extensions from N. Locust Grove and
from a connection to the existing main north of the project boundary. The applicant will
be responsible to construct water mains to and through this proposed development.
Subdivision designer to coordinate main sizing and routing with the Public Works
Department. Location of the northerly connection shall be somewhere in the vicinity of
Lots 10 &11, Block 1. The applicant shall create a 20-foot wide common area lot over
this water main connection. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
17. Direct lot access to Locust Grove Road is prohibited. A note shall be placed on the final
plat restricting access to Locust Grove Road.
18. No variances, exceptions or reductions to the City adopted dimensional standards or uses
are approved with this preliminary plat application. Unless otherwise approved, all
minimum lot sizes, structure setbacks, street frontage, and house size requirements of the
R-4 zone shall be maintained.
STANDARD CONDITIONS OF APPROVAL (PRELIMINARY PLAT)
1. All grading of the site shall be performed in conformance with MCC 11-12-3H.
2. Sidewalks shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to MCC 12-13-10-8.
3. A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
4. A detailed landscape and fencing plan, in compliance with the landscape and subdivision
ordinance and as noted in this report, shall be submitted for the subdivision with the final
plat application.
5. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
6. Two-hundred-fifty 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. Final design locations and quantity are determined after power designs are
completed by Idaho Power Company. The street light contractor shall obtain design and
permit from the Public Works Department prior commencing installations.
AZ-OS-004/PP-OS-006 The Reserve.AZ.PP.DOC
Planning & Zoning Commission/Mayor & City Council
March 17, 2005 (P&Z Hearing Date)
Page 14
7. Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be mitigated.
8. Submit any up-dated groundwater/soils monitoring data, as collected and analyzed by a
soils scientist, to the Public Works Department for review. Any drainage areas
(detention/retention basins) must be designed to ensure that water will percolate or
discharge with a period of time not to exceed 24-hours for all storms up to and including
a 100-year storm events. Side slopes within drainage areas shall not exceed 3:1. Any
portion of a drainage area not improved with sod/grass seed (or other approved
landscaping) shall not count towards the required open space area. The project engineer
should pay close attention to the results of field studies determining the groundwater, soil
type & and characteristics during the design and construction phases. The engineer shall
be required to certify that the street centerline elevations are set a minimum of 3-feet
above the highest established normal groundwater elevation. This is to ensure that the
bottom elevation of the crawl spaces of homes is at least 1-foot above groundwater.
9. The applicant shall coordinate mailbox locations with the Meridian Post Office
10. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
11. Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
12. Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
13. The applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to
signature on the final plat per Resolution 02-374.
14. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
15. Applicant shall be responsible for application and compliance with and NPDES
Permitting that maybe required by the Environmental Protection Agency.
16. Staffls failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for
compliance.
AZ-OS-004/PP-OS-006 The Reserve.AZ.PP.DOC
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Planning & Zoning Commission/Mayor & City Council
March 17, 2005 (P&Z Hearing Date)
Page 15
17. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC
12-2-4.
AGENCY COMMENTS AND CONDITIONS
MERIDIAN FIRE DEPARTMENT
1. One and two family dwellings will require afire-flow of 1,000 gallons per minute available
for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average
of 500' apart. International Fire Code Appendix C.
2. Acceptance of the water supply for fire protection will be by the Meridian Water
Department and water quality by the Meridian Water Department for bacteria testing.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 %" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on corners when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be placed 18" above finish grade.
4. The phasing plan may require that any roadway greater than 150' in length that is not
provided with an outlet shall be required to have an approved turn around.
5. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside
radius.
6. All common driveways shall be straight or have a turning radius of 28' inside and 48'
outside and shall have a clear driving surface which is 20' wide. Said common driveway
shall have a minimum GVW of 70,000 lbs. No parking signs shall be installed on any
common driveway that doubles as a fire lane. Coordinate the location of the required
signage with the Meridian Fire Department.
7. Dead-end fire apparatus access roads in that are 500'-750' in length. The roadways shall
be built to Ada County Highway Standards cross section requirements and shall have a
clear driving surface, available at all times, which is 26' wide. Streets with less than a
35' street width shall have no parking. Streets with less than 39' shall have parking only
on one side. These measurements shall be based on the face of curb dimension. Special
approval required over 750' IFC Table D103.4.
8. For all public streets containing landscape islands, paint the curb red and provide signage
"No Parking Fire Lane".
AZ-OS-004/PP-OS-006
The Reserve.AZ.PP.DOC
Planning & Zoning Commission/Mayor & City Council
March 17, 2005 (P&Z Hearing Date)
Page 16
9. Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
10. The roadways shall be built to Ada County Highway Standards cross section
requirements and shall have a clear driving surface, available at all times, which is 20'
wide. Streets with less than a 29' street width shall have no parking. Streets with less
than 33' shall have parking only on one side. These measurements shall be based on the
face of curb dimension.
11. The proposed 22-lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 64 residents at build out.
12. All portions of the buildings located on this project must be within 150' of a paved surface
as measured around the perimeter of the building.
MERIDIAN PARKS DEPARTMENT
1. Standard for Mitigation of trees: The standard established in the City of Meridian
Landscape Ordinance will be followed.
2. Standard Plan for Protection of Existing Trees during Construction: The standard
established in the City of Meridian Landscape Ordinance will be followed.
SANITARY SERVICES COMPANY
1. SSC will not provide trash pick-up services utilizing the common driveway. The
developer shall install a concrete pad at the end of the common drive no more than five
(5) feet behind the sidewalk. The pad shall be of sufficient area to accommodate the
receptacles of the residences that take access from the common driveway.
MERIDIAN POLICE DEPARTMENT
1. The Meridian Police Department has concerns regarding lighting of the proposed pathway
to the north. The applicant should coordinate, with the Public Works Department,
construction of a street light location to be as near as possible to the proposed micropath.
ADA COUNTYHIGHWAYDISTRICT
Site Specific Conditions of Approval
1. The applicant shall do one of the following:
a. Dedicate by donation a total of 35 feet of right-of-way along Locust Grove Road, and
construct a minimum S foot wide concrete sidewalk along Locust Grove Road, located
2 feet within the new right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5 foot wide
concrete sidewalk along Locust Grove Road, located a minimum of 28 feet from the
centerline of the right-of-way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum S foot wide
concrete sidewalk along Locust Grove Road, located at the back edge of the existing
AZ-OS-004/PP-OS-006 The Reserve.AZ.PP.DOC
• •
Planning & Zoning Commission/Mayor & City Council
March 17, 2005 (P&Z Hearing Date)
Page 17
right-of-way. Accomplish all necessary adjustments to properly accommodate existing
drainage and utilities.
2. Construct the new internal local street as a 33 foot street section with rolled curb,
gutter, 6 foot landscape strips, and 4 foot detached concrete sidewalks, as proposed.
The roadway is proposed to be constructed within SO feet of right-of-way, with the
outside 1.5 feet of the sidewalk in an easement to the District Provide written approval
from the fire department for the reduced street section.
3. Construct Hidden Path Street located directly on the north property line directly
abutting the 1.0-acre out parcel for a minimum of 100 feet This is intended to provide
access to the 1.0-acre out parcel upon re-development
4. Construct a stub street to the south property line (Fandango Street), located 530 feet
west of Locust Grove (measured centerline to centerline). Install a sign at the terminus
of the street stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE. "
S. Construct a pedestrian connection to the north property line to the school site, as
proposed.
6. Construct a public road connection from Hidden Path Street to Jericho Road.
Other than the access points that have specifically been approved with this application,
direct lot access to Locust Grove Road is prohibited and shall be noted on the final play
8. Coordinate the design of the proposed traffic circle with District Traffic Services staff
and provide written approval from the Meridian Fire Department Restrict the driveway
for Lots S, 7, c~ 22 of Block 1, and Lot 1 of Block 22 from being constructed adjacent to
the traffic circle. A note of this access restriction shall be stated on the final play
9. 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 of the 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 the District's Utility Coordinator at 387-6258 (with
file numbers) for details
AZ-OS-004/PP-OS-006 The Reserve.AZ.PP.DOC
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Planning & Zoning Commission/Mayor & City Council
March 17, 2005 (P&Z Hearing Date)
Page 18
S. 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.
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 #200, 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 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 awaiver/variance of said
requirements or other legal relief is granted pursuant to the law in effect at the time the
change in use is sough
RECOMMENDATION
Staff recommends approval of the proposed Annexation and Zoning (AZ-OS-004) and
Preliminary Plat (PP-OS-006) applications with the conditions listed herein.
AZ-OS-004iPP-OS-006 The Reserve.AZ.PP.DOC
•
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MAYOR i
~
~ LEGAL DEPARTMENT
Tammy de Weerd ~ ~
* (208) 466-9272 •Fax 466-4405
CITY COUNCIL MEMBERS t"x, `'7 ~~ ~
~ ~~~ ~~ ~~~t~~'~a~~`1~
~ PUBLIC WORKS
Keith Bird -
:^-^~-~ BUILDING DEPARTMENT
Christine Donnell
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• ` (208) 898-5500 •Fax 898-9551
Shaun Wardle eri~l~n
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Charles M. Rountree ~,
° PLANNING AND ZONI
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4-5533 • FAX 888-6854
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1903
STAFF REPORT: Transmittal Date: March 14, 2005
Hearing Date: March 17, 2005
To: Mayor, City Council and Planning & Zoning Commission
From: Craig Hood, Associate City Planner ~~
Bruce Freckleton, Development Services Manager
Re: Reserve Subdivision
• Annexation and Zoning of 9.08 Acres from RUT to R-4 (Low Density
Residential), by CS Development, LLC (File No. AZ-OS-004).
• Preliminary Plat for Twenty-Two (22) Building Lots and Seven (7)
Common/Other Lots on 9.01 Acres in a Proposed R-4 Zone, by CS
Development, LLC (File No. PP-OS-00~.
We have reviewed the above referenced submittals and offer the following comments and
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The applicant, CS Development, LLC, has applied for Annexation and Zoning (AZ) and
Preliminary Plat (PP) approval of twenty-two (22) building lots and seven (7) common/other lots
on 9.08-acres. The site is located on the west side of Locust Grove Road, and on the east side of
Jericho Road (60-feet of frontage), approximately one-quarter of a mile south of Chinden
Boulevard. This site is currently vacant and has not been previously platted.
As noted above, the applicant is proposing to subdivide the subject site into twenty-two buildable
lots, each lot contains a minimum 8,000 square-feet. The twenty-two proposed building lots
range in size from 8,000 square-feet up to 20,000 square-feet. All housing types are proposed as
single-family residential. The applicant is proposing to develop this site in one phase.
The applicant has requested all of the property be zoned R-4 (Low Density Residential). The
gross density of the proposed subdivision is 2.4 dwelling units per acre. The proposed density is
in accord with the proposed R-4 zoning district but does not directly correspond to the
Comprehensive Plan which designates this area as "Medium Density Residential" . Therefore,
the applicant must receive approval fora "step" down in density for this development (from
medium to low). Please see Annexation & Zoning Analysis "A" below. The applicant ~s not
AZ-OS-004iPP-OS-006
Reserve Sub.AZ.PP
•
Planning & Zoning Commission/Mayor & City Council
March 17, 2005 (P&Z Hearing Date)
Page 2
requesting any modifications to the dimensional standards of the requested R-4 zone (i.e. -
building setbacks, lot size, frontage, etc.), but is requesting a variance to the maximum cul-de-
sac length.
A new public street from Locust Grove Road, Hidden Path Street, is proposed to provide the
only access to the site. The applicant is not proposing to extend Hidden Path Street to connect
with Jericho Road to the west. The length of Hidden Path Street, from Fandango Street to the
west property line exceeds the 450-foot maximum length for a cul-de-sac (MCC 12-4-2-F). The
applicant has applied for a cul-de-sac length variance (VAR-OS-005) to be heard by the Meridian
City Council. Please see Preliminary Plat Analysis below for further information regarding the
design of Hidden Path Street.
The subject property is within the Urban Service Planning Area. The subject applications (AZ
and PP) were submitted concurrently to the Planning & Zoning Department for review. Staff
has provided a detailed analysis and recommended conditions of approval for the
requested annexation and zoning and preliminary plat applications below.
LOCATION
The property is located on the west side of Locust Grove Road and on the east side of Jericho
Road, approximately 1,400-feet south of Chinden Boulevard, in Section 30, Township 4 North,
Range 1 East.
SURROUNDING PROPERTIES
North: Single-family home on 1-acre; School, zoned R6 (Ada County)
South: Single-family home on 5-acres, zoned RUT (Ada County)
West: Recently approved Arcadia Subdivision with 3.3 dwellings/acre, zoned R-8
East: Single-family on 1-acre lots, Dunwoody Subdivision, zoned RUT (Ada County)
Recent developments to the north of this site include a school and five one-acre lots on Jericho
Road (Westborough Subdivision). Saguaro Canyon Subdivision and Arcadia Subdivision to the
west were also recently approved by the City in this area. These developments will utilize
Jericho Road for access. Combined, Saguaro Canyon and Arcadia have been approved for 466
lots. Currently there is no east-west connection between Locust Grove Road and Arcadia and
Saguaro Canyon Subdivisions to the west. As part of the recent approval for Arcadia
Subdivision, ACRD required 60-feet of right-of--way be provided to the subject site so that an
east-west connection could be made for the future residents in Saguaro Canyon and Arcadia. The
applicant is not proposing to extend this "quasi-stub" street (Jericho Road) into the site from
Arcadia Subdivision.
OWNERS OF RECORD
The property owner of record is Jake Centers, and Jake Centers has signed the submitted
applications requesting annexation and preliminary plat approval.
AZ-OS-004iPP-OS-006
The Reserve.AZ.PP.DOC
Planning & Zoning Commission/Mayor & City Council
March 17, 2005 (P&Z Hearing Date)
Page 3
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
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;
In Chapter VII of the Comprehensive Plan, `medium density' is defined as areas
including single-family homes at densities of three to ei t dwellin units per acre. The
applicant is requesting that all the subject site be zoned R-4 (Low Density Residential).
The R-4 district allows for a maximum of four (4) dwelling units per acre (MCC 11-7-
2.C). Although the requested zoning designation, R-4, allows densities consistent with
the medium density Comprehensive Plan designation, the proposed residential density for
this site is only 2.4 gross dwelling units per acre.
The Comprehensive Plan does allow a one step increase or decrease in residential areas
without amending the Comprehensive Plan. Due to the existing mix of large lots in this
area today (Westbourough, Larkwood, Dunwoody), staff believes that approving a plat
with 8 dwelling units per acre would not be in the City's best interest. However, because
there is a school adjacent to the site, and there are urban type lots in Saguaro Canyon and
Arcadia to the west, stepping down density to less than 3 dwelling units per acre may not
be appropriate. Staff recommends that the Commission and Council rely on staff s
analysis, public testimony received and any comments submitted from any other agencies
or departments regarding whether the proposed zone and subsequent development is
harmonious with and in accordance with the Comprehensive Plan.
B. Is the area included in the zoning amendment intended to be rezoned in the future;
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 single-family residential uses are allowed within the requested zoning
district of R-4. The accompanying plat demonstrates the land will be developed with lot
sizes, housing types and other dimensional requirements that conform to the proposed
zoning designation. NOTE: As submitted, the applicant will need to obtain variance
approval from the City Council because the proposed plat includes adead-end street that
AZ-OS-004iPP-OS-006 The Reserve.AZ.PP.DOC'
Planning & Zoning Commission/Mayor & City Council
March 17, 2005 (P&Z Hearing Date)
Page 4
exceeds the maximum cul-de-sac length established by code (see Preliminary Plat
Analysis below).
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;
Staff finds that properties to the north and west have recently been approved for
development similar to the proposed subdivision, with single-family residences. Saguaro
Canyon Subdivision and Arcadia Subdivision to the west are both single-family
developments with residential densities between 3.1 dwelling units per acre (Saguaro)
and 3.3 dwelling units per acre (Arcadia).
Based on the North Meridian Traffic Plan, Locust Grove Road is anticipated to
eventually be a 3-lane roadway abutting this site. However, Locust Grove Road is not
currently included within ACHD's Five Year Work Program or in the currently adopted
20-year Capital Improvements Plan for roadway improvements.
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 requested zoning and proposed density is within the anticipated range
for a lower density urban project. Based on the Comprehensive Plan, staff believes that
the existing county parcels in the area (south and northeast) will redevelop with similar
densities in the near future. Staff also finds that the proposed zoning/uses can be designed
and constructed in a manner that will be harmonious with, and appropriate in appearance
with, the existing and intended character of the surrounding area.
The existing character of the area will, and is, currently changing, especially upon build-
out of the proposed project and other similar subdivisions in the general vicinity.
However, staff does not find that the proposed zoning/uses will adversely change the
essential character of area. Staff recommends that the Commission and Council rely on
staffs analysis, public testimony received and any comments submitted from any other
agencies or departments regarding whether this property should be annexed as proposed.
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
Staff does not anticipate that the proposed residential uses will be hazardous as long as
the conditions outlined in this report are complied with and construction traffic and house
construction is conducted in a manner consistent with City Code.
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The Commission and Council should rely on any public testimony (oral and written)
when determining whether or not the proposed zoning and subsequent uses will be
disturbing or hazardous to the existing or future neighboring uses.
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;
The applicant will be responsible for the extension of utilities to and through this
proposed development. Sizing and routing shall be coordinated with the Public Works
Department.
The applicant and/or future property owners will be required to pay park and highway
impact fees.
This item is scheduled to be on the ACHD Commission agenda on March 16, 2005.
ACHD staff is recommending approval of this development with site-specific and
standard conditions. An update on the outcome of the ACRD public hearing will be
provided to the P & Z Commission and Council at the respective public hearings.
On February 25, 2005, a joint agency/department comments meeting was held with
representatives of key service providers to this property. Based on the joint
agency/department meeting and other comments received from agencies/departments,
staff finds that the public services listed above can be made available to accommodate the
proposed development. The Commission and Council should reference any written
and/or verbal testimony submitted by any public service provider, regarding their ability
to adequately service this project.
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;
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police and school facilities and services.
Staff finds there will not be excessive additional requirements at public cost and that the
proposed zoning and subsequent development will not be detrimental to the community's
economic welfare.
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;
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Staff finds that the proposed annexation and the development of single-family homes on
this site will not involve uses that will create nuisances that would be detrimental to the
general welfare of the surrounding area.
ACHD projects this development will generate 220 additional vehicle trips per day. Staff
recognizes the fact that traffic and noise will increase with the approval of this
subdivision; however, staff does not believe that the amount generated will be
detrimental to the general welfare of the public. Staff does not anticipate the proposed
annexation and subsequent uses will create excessive traffic, noise, smoke, fumes, glare,
or odors.
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;
The applicant is proposing to construct one public street into the site from Locust Grove
Road. ACHD is supportive of the proposed approach (Hidden Path Street) location on
Locust Grove Road. There is a 60-foot wide "quasi-stub" street (Jericho Road) provided
at the northwest corner of the site. The applicant is not proposing to extend the Jericho
Road "quasi-stub" into the development from the west. Staff believes that the extension
of Hidden Path Street to the west will allow better traffic circulation for this area. If the
Hidden Path Street is designed and constructed as approved by the ACHD and the City,
staff does not believe that the subdivision will create interference with traffic on the
surrounding public streets.
K. Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
There are some mature trees on this property. Any existing trees larger than 4" caliper
that are removed should be mitigated for, per the Landscape Ordinance. If the on-site
trees are protected and mitigated for, as required by the Meridian Parks Department,
staff finds that the proposed development will not result in the destruction, loss or
damage of any natural feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural
or scenic feature(s) of major importance of which staff is unaware.
L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592,11-17-1992)?
Staff finds that all essential services are available or will be provided by the developer to
the subject property and will not require unreasonable expenditure of public funds. The
applicant is proposing to develop the land in general compliance with the City's
Comprehensive Plan (if a step down in density is granted). Lands to the north and west of
the subject property have already been approved for development and this is a logical
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expansion of the City limits. In accordance with the findings listed above, staff finds that
annexation/zonin~ of this pr~erty would be in the best interest of the Cites
ADDITIONAL ANEXATION AND ZONING COMMENTS
1. The legal description submitted with the application, prepared by Roylance and Associates,
P.A., (stamped by David Roylance, dated 1-11-OS) shows that the property is contiguous to
the existing corporate boundary of the City of Meridian.
2. Any future subdivision, uses and construction on this property should comply with the City
of Meridian ordinances in effect at the time.
PRELIMINARY PLAT ANALYSIS
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 of this title and at least the
following:
A. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. However, the proposed density, 2.4 dwelling units per acre (gross)
is below the minimum target density of 3 dwelling units per acre for this area. Please see
Annexation and Zoning Analysis "A" above.
B. The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
(See finding "G" under Annexation and Zoning Analysis for more detail.)
C. The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds 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 recommends the Commission and Council rely upon comments from the public
service providers (i.e.- police, fire, ACHD, etc.) to determine this finding. (See finding
"G" under Annexation and Zoning Analysis above, and the Agency Comments and
Conditions at the end of this report for more detail.)
E. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's
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Page 8
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
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PRELIMINARY PLAT SPECIAL CONSIDERATIONS
1. Public Streets and Access:
Cul-de-sac Street (Hidden Path Streets The applicant is not proposing to extend Hidden
Path Street through the development to the west property line, where Arcadia Subdivision
provided a 60-foot wide public right-of--way (Jericho Road). Instead, the applicant is
proposing a cul-de-sac length that is approximately 500-feet long. MCC 12-4-2.F
requires cul-de-sacs to be no longer than 450-feet. The applicant has submitted a variance
request to exceed the maximum cul-de-sac limit established by MCC. NOTE: MCC 11-
18 (Variances) does not require official Commission action and will be heard by the City
Council on the same agenda as the subject AZ & PP applications.
Today, there is no east-west street connection between Locust Grove Road and the
Westborough, Saguaro Canyon, and Arcadia Subdivisions. Further, there are not many
other opportunities (the property owned by the Lees' appears to be the only other one) to
get a public east-west vehicular connection to Locust Grove Road if it is not provided
through the subject site. Therefore, staff recommends that Hidden Path Street be extended
to the west property line to tie in with the 60-feet ofright-of--way for Jericho Road. Staff
believes that if Hidden Path Street is connected to Jericho Road, traffic volumes will be
more evenly dispersed in all directions within this square-mile section. See Site Specific
Condition #2 below.
NOTE: If Hidden Path Street is extended to the west as staff recommends, a variance to
the maximum cul-de-sac length will not be required for this project.
Interconnectivity:
Parcel No. 50530142050: The applicant is proposing to construct a stub street to the 5-
acre parcel to the south. Staff is supportive of a stub street to the south (Fandango Street).
Staff is also supportive of aligning Fandango Street with the micropath to the north.
Therefore, if the micropath shifts further to the east, the stub street to the south should
also shift to the east.
Parcel No. 50530141825: As proposed, the applicant is not proposing to provide access
to the 1-acre outparcel to the northeast. To limit access points to Locust Grove Road in
the future, and to provide neighborhood connectivity, ACHD staff is recommending that
Hidden Path Street be constructed abutting the 1-acre outparcel for a minimum of 100-
feet. This requirement will allow the 1-acre parcel to redevelop without constructing an
access to Locust Grove Road. Staff is supportive of requiring the applicant to provide at
least 35-feet of public street frontage for Parcel No. 50530141825. (This requirement will
allow for the future construction of a common driveway for up to four dwelling units on
the 1-acre parcel).
See Site Specific Condition #3 below.
2. Common Drives: MCC allows up to four (4) dwelling units to access a common
driveway. Common drives serving three or four dwelling units shall be a minimum of
twenty-four feet (24') in width. Common drives less than one hundred and fifty feet
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(150') in length shall be constructed of at least six inches (6") ofwell-compacted, two-
inch (2") minus crushed gravel and two and one half inches (2.5") of asphaltic concrete
paving (MCC12-4-14). If the length of a common drive exceeds one-hundred and fifty
feet (150') in length then the common driveway shall be built to Ada County Highway
District standards for materials and loading.
MCC 11-9-1 allows street frontage for up to two lots sharing a common driveway to be
reduced to 15 feet each, and street frontage for three or four lots sharing a common
driveway to be reduced to 10-feet each. On the submitted preliminary plat, Lots 14 and
15, Block 1, each have 10-feet of frontage on Hidden Path Street. Based on the submitted
preliminary plat, Lots 13-16, Block 1, all should be required to take access via the
common driveway.
A note should be placed on the face of the final plat stating the purpose of the common
driveway easement and who is to be responsible for maintenance thereof (the adjacent lot
owners). Unless otherwise approved by the Meridian Fire Department, said common
drive should be constructed a minimum of 24-feet wide. Said common drive should be
constructed with crushed gravel and asphaltic concrete paving, as required by MCC 12-4-
14. See Site Specific Condition #4 below.
3. Landscaping/Open Snace/Micropaths: Staff is generally supportive of the proposed
landscaping, open space, and micropath design.
Open S ap ce: MCC 12-13-16 requires 5% of open space to be set aside for subdivisions of
at least 5-acres in size. The applicant is proposing to set aside 0.74-acres (7%) of the site
for open space. Most of this open space is at the front entry into the development,
adjacent to Locust Grove Road. All areas being counted toward the open space
requirement shall be free of "wet ponds" or other such nuisances. All stormwater
detention facilities incorporated into the required open space are subject to Ordinance 12-
13-14 and shall be fully vegetated with grass and trees, as depicted on the submitted
landscape plan. Further, common open space means land exclusive of street right-of--way
and street buffers for Locust Grove Road (MCC 12-13-16-3). See Site Specific Condition
#5 below.
Micro a~ths: In addition to the entry open space, the applicant is proposing to construct an
asphalt micropath to the school property to the north and concrete detached sidewalks
with planter strips adjacent to the public streets. Any pathways or micropaths within the
proposed subdivision shall be designed in accordance with MCC 12-13-15 "Micropath
Landscaping". Fences adjacent to a micropath landscape strip are recommended to be
"see through" as it provides better visibility from adjacent homes or buildings. If solid
fencing is used, it shall not exceed four feet (4') in height. The developer is responsible
for the construction of the fences adjacent to all micropaths. The fence restrictions shall
be included as a note on all final plats that include a micropath. See Site Specific
Condition #6 below.
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Tree Miti ation: There are several large trees on this site that the applicant is proposing
to remove or relocate. Any tree over 4" in caliper that is removed from the property shall
be replaced by installing additional trees, being the equivalent .number of caliper inches
of trees that were removed. Required landscaping trees will not be considered as
replacement trees for those trees that are removed (MCC 12-13-13-3). The applicant
should coordinate a tree protection mitigation plan with Elroy Huff at the Meridian Park
Department. See Site Specific Condition #7 below.
4. Ditches, Laterals, and Canals: Per MCC 12-4-13, 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. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users
association approval cannot be obtained, plans will be reviewed and approved by the City
Engineer prior to final plat signature. In accordance with MCC 12-4-13, all irrigation,
ditches, laterals and canals, including the Ten Mile Feeder should be tiled. See Site
Specific Condition #8 below
5. Pressure Irri ation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be
required to utilize any existing surface or well water for the primary source. If a surface
or well source is not available, asingle-point connection to the culinary water system
shall be required. If a single-point connection is utilized, the developer will be
responsible for the payment of assessments for the common areas prior to signature on
the final plat by the City Engineer. An underground, pressurized irrigation system should
be installed to all landscape areas per the approved specifications and in accordance with
MCC 12-13-8 and MCC 9-1-28. See Site Specific Condition #9 below.
SITE SPECIFIC CONDITIONS OF APPROVAL (PRELIMINARY PLATT
1. This Staff Report is based upon the preliminary plat prepared by Roylance and
Associated, P.A., dated 12-28-04, and is approved with the conditions listed herein. All
comments/conditions of the annexation and zoning (AZ-OS-004) application shall also be
considered conditions of the Preliminary Plat (PP-OS-006).
2. Construct Hidden Path Street to the west property line to tie in with the 60-feet of right-
of-way for Jericho Road.
3. Provide at least 35-feet of frontage on Hidden Path for Parcel No. 50530141825 and
extend Fandango Street to the south (Parcel No. 50530142050) as a public street stub.
4. The applicant shall utilize a common driveway for Lots 13-16, Block 1. The minimum
public street frontage for Lots 14 and 15, Block 1, shall be 10-feet, as proposed. In
accordance with Meridian City Code, the driveway must be constructed a minimum 24-
feet wide, with crushed gravel and asphaltic concrete paving. Per the Meridian Fire
Department, said common driveway shall have a minimum GVW of 70,000 lbs. No parking
signs shall be installed on any portion of the common driveway that doubles as a fire lane. A
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note shall be placed on the face of the final plat stating the purpose of the common
driveway easement and who is to be responsible for maintenance thereof. All Common
driveways shall be straight or have a fuming radius of 28' inside and 48' outside.
5. Set aside 0.74-acres (7%) of the site for useable common open space, as proposed. All
areas being counted toward the open space requirement shall be free of "wet ponds" or
other such nuisances. All stormwater detention facilities incorporated into the required
open space are subject to Ordinance 12-13-14 and shall be fully vegetated with grass and
trees, as depicted on the submitted landscape plan.
6. Construct a micropath to the school site to the north. If the proposed micropath to the
north moves to the east to align with the Public Works Department water easement, the
stub street to the south (Fandango Street) shall also be moved so that the two (micropath
and street) are in general alignment. Any micropath within the proposed subdivision shall
be designed in accordance with MCC 12-13-15 "Micropath Landscaping". Fences
adjacent to a micropath landscape strip are recommended to be "see through" as it
provides better visibility from adjacent homes or buildings. If solid fencing is used, it
shall not exceed four feet (4') in height. The developer is responsible for the construction
of the fences adjacent to all micropaths. This fence restriction shall be included as a note
on all final plats that include a micropath.
7. The submitted landscape plan prepared by Good Earth Landscape, dated 1-9-OS is
approved as submitted, with the following notes/modifications:
• Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be considered as replacement trees
for those trees that are removed (MCC 12-13-13-3). Coordinate a tree
protection/mitigationplsn with Elroy Huff at the Meridian Parks Department.
• Depict a minimum 35-foot wide landscape buffer along Locust Grove Road. The 35-
foot wide landscape street buffer along Locust Grove Road shall be planted with trees
and shrubs, lawn, or other vegetative groundcover, with a minimum density of one
tree per thirty-five linear feet, as proposed. Said landscape buffer shall be located
beyond the required future street right-of--way, as proposed.
The approved landscape plan is not to be altered without prior written approval of the
Planning & Zoning Department.
8. All irrigation ditches, laterals, and canals intersecting, crossing or lying adjacent and
contiguous to the area being subdivided shall be tiled per MCC 12-4-13. Plans will need
to be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works
Department. If lateral users association approval can not be obtained, plans will be
reviewed and approved by the City Engineer prior to final plat signature.
9. Underground year-round pressurized irrigation must be provided to all lots within this
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development (MCC 12-5-2.N). The City of Meridian requires that pressurized irrigation
systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant
shall be required to utilize any existing surface or well water for the primary source. If a
surface or well source is not available, asingle-point connection to the culinary 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 areas prior to signature on
the final plat by the City Engineer. If the system is to remain private, a draft copy of the
pressurized irrigation system O&M manual must be submitted prior to plan approval.
10. A detailed fencing plan shall be submitted upon application of the final plat. If permanent
fencing is not provided around the perimeter, temporary construction fencing to contain
debris must be installed prior to issuance of building permits. All fences shall taper down
to 3 feet maximum within 20 feet of all right-of--way. All fencing shall be installed in
accordance with MCC 12-4-10.
11. Please revise the preliminary plat to indicate the means and location of the storm drainage
facilities.
12. Maintenance of all common area lots shall be the responsibility of the Reserve
Homeowners' Association.
13. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-
10-8. The applicant shall provide 5-foot detached sidewalks adjacent to Locust Grove
Road. The applicant shall also provide 4-foot wide detached sidewalks adjacent to the
internal public streets (with a minimum 5-foot wide planter strip between the sidewalk
and the curb), as proposed.
14. Add a note to the face of the final plat stating: "Garage setbacks shall be measured from
the property line or the adjacent sidewalk, whichever is more restrictive."
15. Sanitary sewer service to this site is being proposed via an extension into the Arcadia
development to the west, which will be providing a temporary sewage lift station until
such time as the sewer is built through Saguaro Canyon. The applicant will be
responsible to construct sewer mains to and through this ,proposed development.
Subdivision designer to coordinate main sizing and routing with the Public Works
Department. Applicant shall execute City of Meridian standard forms of easements, for
any mains that are required to provide service. Cover over sanitary sewer mains shall be
no less than 3-feet from finish grade to the top of the pipe. If cover is less than 3-feet
from the sub-grade to the top of pipe, alternate pipe materials shall be used per the
Meridian Public Works Department's Standard Specifications.
16. Domestic water service to this site shall be via extensions from N. Locust Grove and
from a connection to the existing main north of the project boundary. The applicant will
be responsible to construct water mains to and through this proposed development.
Subdivision designer to coordinate main sizing and routing with the Public Works
Department. Location of the northerly connection shall be somewhere in the vicinity of
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Lots 10 &11, Block 1. The applicant shall create a 20-foot wide common area lot over
this water main connection. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
17. Direct lot access to Locust Grove Road is prohibited. A note shall be placed on the final
plat restricting access to Locust Grove Road.
18. No variances, exceptions or reductions to the City adopted dimensional standards or uses
are approved with this preliminary plat application. Unless otherwise approved, all
minimum lot sizes, structure setbacks, street frontage, and house size requirements of the
R-4 zone shall be maintained.
STANDARD CONDITIONS OF APPROVAL (PRELIMINARY PLAT)
1. All grading of the site shall be performed in conformance with MCC 11-12-3H.
2. Sidewalks shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to MCC 12-13-10-8.
3. A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
4. A detailed landscape and fencing plan, in compliance with the landscape and subdivision
ordinance and as noted in this report, shall be submitted for the subdivision with the final
plat application.
5. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
6. Two-hundred-fifty 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. Final design locations and quantity are determined after power designs are
completed by Idaho Power Company. The street light contractor shall obtain design and
permit from the Public Works Department prior commencing installations.
7. Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be mitigated.
8. Submit any up-dated groundwater/soils monitoring data, as collected and analyzed by a
soils scientist, to the Public Works Department for review. Any drainage areas
(detention/retention basins) must be designed to ensure that water will percolate or
discharge with a period of time not to exceed 24-hours for all storms up to and including
a 100-year storm events. Side slopes within drainage areas shall not exceed 3:1. Any
portion of a drainage area not improved with sod/grass seed (or other approved
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landscaping) shall not count towards the required open space area. The project engineer
should pay close attention to the results of field studies determining the groundwater, soil
type & and characteristics during the design and construction phases. The engineer shall
be required to certify that the street centerline elevations are set a minimum of 3-feet
above the highest established normal groundwater elevation. This is to ensure that the
bottom elevation of the crawl spaces of homes is at least 1-foot above groundwater.
9. The applicant shall coordinate mailbox locations with the Meridian Post Office.
10. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
11. Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
12. Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
13. The applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to
signature on the final plat per Resolution 02-374.
14. Applicant shall be responsible for application and compliance with any Section 404
Permitting that maybe required by the Army Corps of Engineers.
15. Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
16. Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for
compliance.
17. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC
12-2-4.
AGENCY COMMENTS AND CONDITIONS
MERIDIAN FIRE DEPARTMENT
1. One and two family dwellings will require afire-flow of 1,000 gallons per minute available
for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average
of 500' apart. International Fire Code Appendix C.
2. Acceptance of the water supply for fire protection will be by the Meridian Water
Department and water quality by the Meridian Water Department for bacteria testing.
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3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 %Z" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on corners when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be placed 18" above finish grade.
4. The phasing plan may require that any roadway greater than 150' in length that is not
provided with an outlet shall be required to have an approved turn around.
5. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside
radius.
6. All common driveways shall be straight or have a turning radius of 28' inside and 48'
outside and shall have a clear driving surface which is 20' wide. Said common driveway
shall have a minimum GVW of 70,000 lbs. No parking signs shall be installed on any
common driveway that doubles as a fire lane. Coordinate the location of the required
signage with the Meridian Fire Department.
7. Dead-end fire apparatus access roads in that are 500'-750' in length. The roadways shall
be built to Ada County Highway Standards cross section requirements and shall have a
clear driving surface, available at all times, which is 26' wide. Streets with less than a
35' street width shall have no parking. Streets with less than 39' shall have parking only
on one side. These measurements shall be based on the face of curb dimension. Special
approval required over 750' IFC Table D 103.4.
8. For all public streets containing landscape islands, paint the curb red and provide signage
"No Parking Fire Lane".
9. Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
10. The roadways shall be built to Ada County Highway Standards cross section
requirements and shall have a clear driving surface, available at all times, which is 20'
wide. Streets with less than a 29' street width shall have no parking. Streets with less
than 33' shall have parking only on one side. These measurements shall be based on the
face of curb dimension.
11. The proposed 22-lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 64 residents at build out.
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Planning & Zoning Commission/Mayor & City Council
March 17, 2005 (P&Z Hearing Date)
Page 17
12. All portions of the buildings located on this project must be within 150' of a paved surface
as measured around the perimeter of the building.
MERIDIAN PARKS DEPARTMENT
1. Standard for Mitigation of trees: The standard established in the City of Meridian
Landscape Ordinance will be followed.
2. Standard Plan for Protection of Existing Trees during Construction: The standard
established in the City of Meridian Landscape Ordinance will be followed.
SANITARY SERVICES COMPANY
1. SSC will not provide trash pick-up services utilizing the common driveway. The
developer shall install a concrete pad at the end of the common drive no more than five
(5) feet behind the sidewalk. The pad shall be of sufficient area to accommodate the
receptacles of the residences that take access from the common driveway.
MERIDIAN POLICE DEPARTMENT
1. The Meridian Police Deparhnent has concerns regarding lighting of the proposed pathway
to the north. The applicant should coordinate, with the Public Works Department,
construction of a street light location to be as near as possible to the proposed micropath.
RECOMMENDATION
Staff recommends approval of the proposed Annexation and Zoning (AZ-OS-004) and
Preliminary Plat (PP-OS-006) applications with the conditions listed herein.
AZ-06-004/PP-OS-006 The Reserve.AZ.PP.DOC