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STAFF REPORT:
P&Z Hearing Date: July 21, 2005
Transmittal Date: July 15, 2005
To: Mayor, City Council and Planning & Zoning Commission
From: Josh Wilson, Associate City Planner
Michael Cole, Development Servic oordinat ~U~ ~ ~ X005
Re: Sunstone Subdivision C~T~ OF MERIDIAN
CITY CLERK OFFICE
• Annexation and Zoning of 11.75 Acres from RUT (Ada County) to R-2 (Rural
Low Density Residential) by Benchmark Construction (File No. AZ-OS-029)
• Preliminary Plat Approval of Seventeen (17) Single-family Building Lots and
Three (3) Other/Common Lots on 11.75 Acres in a Proposed R-2 Zone by
Benchmark Construction. (File No. PP-OS-029)
We have reviewed the above referenced submittals and offer the following comments:
APPLICATIONS SUMMARY
The applicant, Benchmark Construction, has applied for Annexation and Zoning (AZ) and
Preliminary Plat (PP) approval of 17 single-family residential building lots and three
other/common lots on 11.75 acres (exclusive of right-of--way to be dedicated) in a proposed R-
2zone. The site is located on the west side of Black Cat Road, approximately one-third mile
south of Cherry Lane. The subject property is within the Urban Service Planning Area and the
current Area of Ciry Impact.
The gross density of the proposed development is 1.7 dwelling units per acre, and is in accord
with the proposed R-2 zoning district and the Future Land Use Map of the Comprehensive
Plan (see Annexation & Zoning Analysis "A" below). The seventeen proposed building lots
range in size from 23,154 square feet (.49 acres) up to 34,412 square feet (.79 acres), with an
average size of 24,233 square feet (.55 acres). All housing types are proposed as single-family
residential. The property contains two existing houses that will remain on the property,
located on Lot 3, Block 1 and Lot 3, Block 2. The existing houses are required by ACHD to
take vehicular access from the interior roads of the subdivision and eliminate any direct lot
access Black Cat Road.
AZ-OS-029, PP-OS-029, Sunstone.AZ.PP.doc
•
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: July 21, 2005
Page 2
No variances, exceptions or reductions to the City adopted dimensional standards or uses are
requested with the preliminary plat application. The proposed minimum lot size, frontage and
building setbacks are per the R-2 zone.
R-2 Zone•
Lot Size- City Minimum Requirement
18,000 sq. ft.
Shown on Preliminary
23,154 sq. ft.(minimum)
Lot Frontage -City Minimum Requirement
100-feet (non cul-de-sac)
Residential Ruildinu ~ptharkc _
Front 25-feet
Rear 15-feet
Interior Side* 7.5-feet
er stor
Street Side 20-feet
Shown on Preliminary Plat
107-feet (minimum, non cul-de-sac)
Staff recommends approval of the subject annexation/zoning (AZ-OS-029) and preliminary
plat (PP-OS-029) with the conditions listed herein.
LOCATION
The subject site is located on the west side of Black Cat Road, approximately one-third mile
south of Cherry Lane, in Section 9, Township 3 North, Range 1 West.
SURROUNDING PROPERTIES
North: Rural residences and agricultural land, zoned R-2 and RUT (Ada County).
South: Rural residence and agricultural land, zoned RUT (Ada County).
East: Black Cat Road and Castlebrook Subdivision, zoned R-4.
West: Agricultural land, zoned RUT (Ada County).
OWNER OF RECORD
The property owners of record are Robert Burt and the Sonderegger Family Trust, and they have
provided notarized consent for Benchmark Construction (Clayn Sonderegger) to submit the
subject applications.
ANNEXATION & ZONING ANALYSIS
Because the analysis below applies both to the proposed use and the proposed zoning, staff has
combined the analysis of use with the annexation and zoning findings.
According to Meridian City Code (MCC) 11-15-11, General Standards Applicable to Zoning
Amendments, both the Planning & Zoning 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. "
AZ-OS-029, PP-OS-029 Sunstone.AZ.PP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: July 21, 2005
Page 3
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;
Staff finds that the proposed zonin designation R-2 is harmonious with and in
accordance with the 2002 Comprehensive Plan and Future Land Use Map which
designates the land to be Low Density Residential There is a maximum density of three
dwelling units per acre in the Comprehensive Plan; the proposed gross density of
Sunstone Subdivision is 1.7 dwelling units per acre.
The following Comprehensive Plan policies support this proposal:
• Require that development projects have planned for the provision of all public
services (Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services
to the subject properties. The City of Meridian plans to provide municipal services to
the lands proposed to be annexed in the following manner:
• Sanitary sewer and water service will be extended to the project at the
developer's expense.
• The subject lands currently lie within the jurisdiction of the Meridian
Rural Fire District. Once annexed the lands will be under the jurisdiction
of the Meridian City Fire Department, who currently shares resource and
personnel with the Meridian Rural Fire Department. Fire and Emergency
Medical Services will be provided by Meridian City Fire Station #2. The
subject lands lie within 1.S miles of the recently opened Meridian City
Fire Station #3 and lie within the Meridian Fire Department's five-minute
response zone.
• The subject lands currently lie within the jurisdiction of the Ada County
Sheriff's Office. Once annexed the lands will be serviced by the Meridian
Police Department (MPD).
• The roadways adjacent to the subject lands are currently owned and
maintained by the Ada County Highway District (ACHD). This service
will not change.
• The subject lands are currently serviced by the Meridian School District
#2. This service will not change.
• The subject lands are currently serviced by the Meridian Library District.
This service will not change and the Meridian Library District should
suffer no revenue loss as a result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building
Department, the Meridian Public Works Department, the Meridian Water
AZ-OS-029, PP-OS-029 Sunstone.AZ.PP.doc
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: July 21, 2005
Page 4
Department, the Meridian Wastewater Department, the Meridian Planning and
Zoning Department, Meridian Utility Billing Services, and Sanitary Services
Company.
• Protect existing residential properties from incompatible land use development on
adjacent parcels (Chapter VII, Goal IV, Objective C, Action 1)
All of the properties adjacent to the subject site are designated for uses on the
Comprehensive Plan Future Land Use Map.
• Support a variety of residential categories (low-, medium-, and high-density single
family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities
(Chapter VII, Goal IV, Objective C, Action 10)
The subject property is designated Low-Density Residential on the Future Land Use
Map which identifies this area as an appropriate area for low-density residential
development. This proposal meets the Comprehensive Plan definition oflow-density,
with a gross density of 1.7 dwelling units per acre.
• Require street connections between subdivisions at regular intervals to enhance
connectivity and better traffic flow (Chapter VI, Goal II, Objective A, Action 6)
Two stub streets have been provided to undeveloped parcels to the south and west,
and ACHD has required a stub street to the north (see ACHD report for details).
Staff finds that the proposed R-2 zoning designation 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. There are several large, undeveloped county parcels to the west, north and south
of this land and additional annexation and rezone requests are anticipated on these parcels
in the future.
C. Is the area included in the zoning amendment intended to be developed in the
fashion that would be allowed under the new zoning -for example, a residential area
turning into a commercial area by means of conditional use permits;
Staff finds that the proposed single-family residential subdivision would be allowed
within the requested zoning district of R-2. The accompanying plat demonstrates the land
would be developed in lot sizes, housing types and other dimensional requirements that
conform to the proposed zoning designation.
AZ-OS-029, PP-OS-029 Sunstone.AZ.PP.doc
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: July 21, 2005
Page 5
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 the land directly east of the subject property was annexed and platted in
2002 as Castlebrook Subdivision, which is zoned R-4 and contains approximately 120
single family home sites. An application for El Gato Subdivision, which lies
approximately one-half mile south of the site, will be heard by the Planning and Zoning
Commission on August 4, 2005, containing lots similar, but smaller, in size to the lots
proposed with the subject application. The majority of Section 9, Township 3 North,
Range 1 East is designated for low density residential development similar to the
proposed project.
Black Cat Road is designated as a Minor Arterial on the Functional Street Classification
Map. This section of Black Cat Road abutting the site is not currently programmed within
ACHD's Five Year Work Program or Capital Improvement Program 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;
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. Staff
finds that the proposed R-2 zoning and subsequent single-family residential uses
proposed in the preliminary plat are consistent with the intended character of the vicinity,
as depicted on the Future Land Use Map. Staff also finds that the proposed zoning/uses
can be designed and constructed in a mariner that will be harmonious with and
appropriate in appearance with the existing and intended character of the surrounding
area. Although there will be an impact of the subject development on the existing
character of the area (agricultural), staff finds that the impact is consistent with the
intended character of the area; a mix of low and medium density residential.
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony (oral and written) to
determine whether or not the proposed zoning and subsequent uses will be disturbing or
hazardous to the existing or future neighboring uses.
Staff does not anticipate that the proposed residential uses will be hazardous as long as
landscaping, fencing and the other 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-029, PP-OS-029 Sunstone.AZ.PP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: July 21, 2005
Page 6
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 and/or future property owners will be required to pay park and highway
impact fees as well as construct on-site storm water drainage facilities.
Water service for this development will be from mains in Black Cat Road. The sewer
main is currently located in Black Cat Road, but is not eligible to be used until the
Black Cat Lift Station comes online and the pressure sewer line is connected to the
plant. Estimates have the lift station being operational in January of 2006. The
applicant shall be responsible for the extension of utilities to and through this proposed
development. Sizing and routing shall be coordinated with the Public Works Department.
On July 1, 2005, a joint agency/department comments meeting was held with
representatives of key service providers to this property. The detailed comments and
conditions from the Fire Department, Police Department, and other agencies/departments
are at the end of this report.
ACHD approved the subdivision at a staff level on Tuesday, July 12, 2005. Please refer
to the ACHD report and discussion under "Special Considerations" for the preliminary
plat below for further detail.
Based on the comments received from other 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, public street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police, school facilities and services. Staff
finds there will not be excessive additional requirements at public cost. Staff does not
anticipate that the annexation and zoning will 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;
AZ-OS-029, PP-OS-029 Sunstone.AZ.PP.doc
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: July 21, 2005
Page 7
Staff recognizes that traffic and noise will increase with the approval of a development on
this site; however, staff does not believe that the amount generated will be detrimental to
the general welfare of the public. Traffic congestion is an ongoing issue for Meridian, the
resolution of which is beyond the scope of this project. Staff does not anticipate that
annexation and development in accordance with current city code and the Comprehensive
Plan will create excessive 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 entrance into the site from Black
Cat Road (W. Grey Towers Street). If vehicular approaches (streets) are approved and
constructed in accordance with ACHD policy, staff does not believe that the subdivision
will create interference with traffic on the surrounding public streets. Please review the
ACHD report for this project for additional information regarding this finding.
K. Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
Staff is not aware of any natural or scenic features that may be lost, damaged or
destroyed with the approval of the subject applications. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed development may result in the destruction, loss
or damage of a natural or scenic feature(s) of importance of which staff is unaware.
Any existing trees larger than 4" caliper that are removed should be mitigated for, per
the Landscape Ordinance.
L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592, 11-17-1992)?
In accordance with the findings listed above, staff finds that the annexation/zoning of this
property, as proposed by the applicant, is in the best interest of the City.
ANEXATION & ZONING COMMENTS
1. 'The annexation legal description submitted with the application (dated 5-25-05, stamped by
Dennis Lewis, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
2. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
AZ-OS-029, PP-OS-029 Sunstone.AZ.PP.doc
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: July 21, 2005
Page 8
3. Any future subdivision, uses and construction on this property shall comply with the City of
Meridian ordinances in effect at the time.
PRELIMINARY PLAT ANALYSIS
Meridian City Code (MCC) 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;
See Annexation and Zoning Analysis "A" above.
B. The availability of public services to accommodate the proposed development;
Staff finds that public services are or will be available to accommodate the proposed
development. See Annexation and Zoning Analysis "G" above.
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 a development on this property will not require the expenditure of
capital improvement funds.
D. The public financial capability of supporting services for the proposed development;
The development will not require major expenditures for providing supporting services.
Staff recommends the Commission and Council rely upon comments submitted 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 finds that there should not be any health, safety or environmental problems
associated with this subdivision that should be brought to the Council or Commission's
attention; no hazardous natural features have been identified on the site. ACHD
considers road safety issues in their analysis. Staff finds the Commission and Council
should rely on any public testimony that may be presented to determine whether the
proposed use may cause health, safety or environmental problems.
SPECIAL CONSIDERATIONS-PRELIMINARY PLAT
1. Landscape Buffers: Black Road is classified as a minor arterial and requires a 25-foot
landscape buffer with 1 tree per 35 feet and a vegetated ground cover. The applicant is
proposing to retain an existing residence on Lot 3, Block 1 which encroaches into the
AZ-OS-029, PP-OS-029 Sunstone.AZ.PP.doc
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: July 21, 2005
Page 9
required buffer along Black Cat Road. The applicant also proposes to use the existing
driveway for access to Black Cat Road until the property redevelops. The applicant has
requested alternative compliance for this reduced landscape buffer and has proposed
landscaped parkways and increased landscaping around the entrance to the subdivision as
grounds for granting the alternative compliance request. Staff supports this request;
however, the applicant has not provided sufficient landscaping along Black Cat Road.
See Site Specific Condition #2 below.
2. Black Cat Road Access: The applicant received approval from ACHD to continue to use
the driveway to the existing house on Lot 3, Block 1 until such time that the house is
removed and the property is redeveloped. Staff does not support this proposal and the
City of Meridian has consistently required that existing driveways on arterial roadways
be abandoned and the existing home to remain take access from an interior subdivision
roadway. See Site Specific Condition #3 below.
3. Stub Streets: The applicant has proposed two stub streets, to the south and west, and was
required by ACHD to provide a third stub street to the north. Staff recommends that the
applicant be required to extend a stub street to the north, to promote orderly development
of the surrounding properties and improve interconnectivity with surrounding properties
in the future. See Site Specific Condition #4 below.
4. Setbacks on Lot 3, Block 1: The existing home on Lot 1, Block 1 will not meet City of
Meridian setbacks once ACHD expands their right-of--way along Black Cat Road, as
required as a part of their approval of the project. The applicant has submitted a Variance
application to the City of Meridian to reduce the required front setback to 13 feet from
the required 25 feet in the R-2 zone. See Site Specific Condition #19 below.
5. Setbacks on Lot 3, Block 2: The R-2 zone has a 7.5 feet per story building setback on
interior side lot lines. The existing house to remain on Lot 3, Block 2 appears to be a
single story house and therefore meets the required setback to the side lot line. If any
future remodeling of the house takes place, the 7.5 feet er stor setback per the R-2 zone
must be met.
6. Removal of Accessory Buildings• Any accessory buildings which do not comply with
Meridian City Code must be removed prior to approval of a Final Plat for the property.
This includes, but is not limited to, the existing buildings located on Lot 2, Block 1. See
Site Specific Condition #5.
7. Open Snace: The applicant has stated that the subdivision contains 5.02% of landscaped
open space, meeting the 5% minimum required by Meridian City Code. The majority of
this landscaping is passive in nature and provided in the proposed parkways between the
detached sidewalks and the street in the subdivision. The applicant has not proposed any
large landscaped common lots for active use by the residents, and none are required by
code.
AZ-OS-029, PP-OS-029 Sunstone.AZ.PP.doc
• •
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: July 21, 2005
Page 10
8. Sewer: The sewer main located in Black Cat Road has only recently been installed and
flows to the Black Cat Lift Station that is currently under construction. Until such time
as the lift station is operational, and the installation of the pressure line from the lift
station to the sewer plant is completed, this development is not sewerable. See Site
Specific Condition # 8 below.
SITE SPECIFIC CONDITIONS-PRELIMINARY PLAT
1. All conditions of the accompanying Annexation/Zoning (AZ-OS-029) application shall
also be considered conditions of the Preliminary Plat (PP-OS-029).
2. The applicant is granted Alternative Compliance for a reduction to 13 feet for the 25 foot
required street buffer along Black Cat Road, and shall do the following: Provide
additional landscaping on Lot 1, Block 1 and Lot 3, Block 1 along Black Cat Road which
extends to the northern boundary of the subdivision. The landscaping shall contain 1 tree
per 35 feet and be covered in a vegetative groundcover per MCC 12-13-10.
3. No Direct lot access to Black Cat Road will be allowed. The existing home on Lot 3,
Block 1 shall take vehicular access from an interior subdivision street.
4. The applicant shall provide stub streets to the south and west as shown on the preliminary
plat, and shall also provide a stub street to the northern property line per the ACHD
Conditions of Approval.
5. Any accessory buildings which do not comply with Meridian City Code must be removed
prior to approval of a Final Plat for the property. This includes, but is not limited to, the
existing buildings located on Lot 2, Block 1.
6. With the submittal of the final plat application, the applicant shall submit a copy of the
Ada County Street Name Committee's final approval letter for the street names,
subdivision name, and lot and block numbering. Make any other corrections necessary to
conform.
7. All irrigation ditches, laterals or canals, exclusive of natural waterways and the
Ridenbaugh Canal, intersecting, crossing or lying adjacent and contiguous to the area
being subdivided shall be tiled per City Ordinance 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't be obtained, alternative plans shall
be reviewed and approved by the Meridian City Engineer prior to final plat signature.
8. Sanitary sewer service is being proposed to this site via a trunk line located in Black Cat
Road. The trunk flows to the Black Cat Lift Station that is currently under construction.
There are also pressure sewer lines that need to be installed that will connect the lift
station to the sewer plant. The applicant shall be responsible for constructing the lateral
sewer to and through this proposed development. The subdivision designer shall
coordinate main size and routing with the Public Works Department.
AZ-OS-029, PP-OS-029 Sunstone.AZ.PP.doc
•
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: July 21, 2005
Page 11
Proceeding through the approval process is strictly the risk of the applicant. The City of
Meridian does not guarantee sewer service within the development time frames outlined
in Meridian City Ordinance.
9. Water service is being proposed to this site via existing mains in Black Cat Road. The
applicant shall be responsible for constructing the water main to and through this
proposed development, thereby making them available to adjacent properties. The
subdivision designer is responsible for coordinating main sizing and routing with the
Public Works Department. Applicant shall execute standard forms of easements for any
mains that required to provide service.
10. Underground year-round pressurized irrigation must be provided to all lots within this
development. The applicant has not indicated who will own and operate the pressurized
irrigation system. If the pressurized irrigation system within this development is to be a
private homeowners' association system, complete plans .and specifications shall be
reviewed by the Public Works Department as part of the development plan review
process. A draft copy of the pressurized irrigation system O&M manual shall be
submitted prior to plan approval. If it is to be owned and operated by an irrigation district
a signed license agreement shall be submitted to Public Works prior to a preconstruction
meeting.
11. The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water. 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.
12. A detailed geotechnical ground water report from a Professional Soils Scientist or Geo-
technical engineer shall be submitted to the Public Works Department. The consultant
shall use any means deemed necessary to formulate is opinion on the groundwater
elevations in this proposed development. The report shall be submitted to the Public
Works Department a minimum of 10-days prior to their City Council Hearing Date.
13. The applicant has indicated that storm drainage will be routed to underground seepage
beds, but has not indicated on the face of the plat where these facilities will be located.
The applicant shall revise the plat to indicate where these facilities will be located.
14. The easement notes shall be revised to dedicate an 11 '/2-easement adjacent to the right-
of-way. The need for the extra 1 %2-feet is due to the sidewalk not being fully contained
in the right-of--way, and encroaching into the required 10-foot wide free and clear
easement adjacent to right-of--ways.
15. The existing 40-foot wide easement for ingress/egress and utilities shall be vacated prior
to signature of the City Engineer on the final plat. Lot 2 Block 1 shall have no access to
AZ-OS-029, PP-OS-029 Sunstone.AZ.PP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: July 21, 2005
Page 12
N. Black Cat Road, and the sewer and water lines shall be installed in the ACRD right-
of-way as indicated on the conceptual design submitted by Roylance and Associates
dated 04/15/15.
16. If permanent perimeter fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit.
17. Maintenance of all common areas shall be the responsibility of the Sunstone
Homeowners' Association.
18. A six-foot "open vision" or four-foot solid fencing is required adjacent to the common
area/open space lots. Submit a detailed fencing plan with the final plat.
19. The applicant shall submit a Variance application for reduced setbacks on Lot 3, Block 1
that shall be heard concurrently at City Council with the subject Annexation and Zoning
and Preliminary Plat applications.
20. No variances, exceptions or reductions to the City adopted dimensional standards or uses
are approved with this preliminary plat application. All minimum lot sizes, structure
setbacks, street frontage, and house size requirements shall be maintained.
GENERAL REQUIREMENTS-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 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. 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
AZ-OS-029, PP-OS-029 Sunstone.AZ.PP.doc
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: July 21, 2005
Page 13
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be mitigated.
8. 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.
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
maybe 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. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above groundwater.
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. It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
15. The applicant shall be responsible for application and compliance with any DPDES
permitting that may be required by the Environmental Protection Agency.
16. The applicant shall be responsible for application and compliance with any Section 404
permitting that maybe required by the Army Corps of Engineers.
17. Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for
compliance.
18. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC
12-2-4.
AZ-OS-029, PP-OS-029 Sunstone.AZ.PP.doc
i +~
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: July 21, 2005
Page 14
Other A~encv/Department Comments & Conditions
SANITARY SERVICES COMPANY (SSC)
1. SSC has no comments related to this application.
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 Fire 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 %2" 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 place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
4. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside
radius.
5. Provide a 20' wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section D103.6 Signs.
6. 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.
7. To increase emergency access to the site a minimum of two points of access will be required
for any portion of the project, which serves more than 50 homes. The two entrances should
be separated by no less than % the diagonal measurement of the full development.
8. 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.
9. The proposed 17-lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 49 residents at build out.
AZ-OS-029, PP-OS-029 Sunstone.AZ.PP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: July 21, 2005
Page 15
10. 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.
11. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire
hydrants and mains shall be provided where required by the code official. For buildings
equipped throughout with an approved automatic sprinkler system installed in accordance
with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet
(183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system
installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement
shall be 600 feet (183 m).
12. This project has no fire department concerns.
MERIDIAN PARKS DEPARTMENT
1. Standard for Mitigation of trees: The standard established in the City of Meridian
Landscape Ordinance (MCC 12-13-13-6) will be followed.
2. Standard Plan for Protection of Existing Trees during Construction: The standard
established in the City of Meridian Landscape Ordinance (MCC 12-13-13) will be
followed.
MERIDIAN POLICE DEPARTMENT
1. No comments received.
RECOMMENDATION
Staff recommends approval of the submitted annexation/zoning (AZ-OS-029) and
preliminary plat (PP-0-029) applications, with the conditions listed herein.
AZ-OS-029, PP-OS-029 Sunstone.AZ.PP.doc
~ ~
AZ OS-029
MERIDIAN PLANNING 8~ ZONING MEETING July 21, 2005
APPLICANT Benchmark Construction ITEM NO. ~ 4
REQUEST Public Hearing -Annexation and Zoning of 1 1.75 acres to R-2 zone for
Sunstone Subdivision - 1 155 and 1 123 North Black Cat Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR: See attached staff report V~
CITY ATTORNEY ~~ v
~\
CITY POLICE DEPT: ~ v\\
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT: No comment
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT: See attached comments
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH: See attached comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See attached letter of concerned citizens
Contacted: Date:
Emailed: \(R4 Y~~ ~~n nn ~,n , ~ n t? r~, :1 i ~., ~ a tia'~
become property of the City of Meridian.
•
AZ 05-029
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Benchmark Construction
August 18, 2005
ITEM NO. ~ 6
REQUEST Continued Public Hearing from July 21, 2005 -Annexation and Zoning of
11.75 acres to R-2 zone for Sunstone Subdivision - 1155 and 1123 North Black Cat
Road
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:
OTHER: See letter of withdraw)
Contacted:
Emailed:
~~~\~ ~ q~IOV~-
U~~c~a""~r-
COMMENTS
Date: Phone:
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
•
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
i
DATE July 21, 2005 ITEM #
PROJECT NUMBER
14
AZ 05-029
PROJECT NAME Sunstone Subdivision