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Home My WebLink AboutTimberfalls Sub VAR 03-011HUB OF TREASURE VALLEY MAYOR A Good Place to Live LEGAL DEPARTMENT Robert D. Come CITY OF MERIDIAN (208) 288-2499 • Fax 288-2501 CITY COUNCII, MEMBERS PUBLIC WGRx3 33 EAST IDAHO BUILDINGDEPARTMENT Tatum aeweem Y (208) 898-5500 ~ Fax 887-1297 xeiv, Bua MERIDIAN, IDAHO 83642 Cherie McCandless (208) 888-4433 ~ FAX (208) 887A813 PLANNING AND ZOMNG CiTy Clerk Office Fax (208) 888-4218 DEPARTMENT William L.M. Nary (208) 8845533 ~ FAX 888fi854 MEMORANDUM: RECEIVED Apri122, 2003 APR 17 (Hearing Date) To: Mayor and City Council ZUQ3 City Of Meridian. From: Sonya Allen, Planner I City Clerk Office Re: Timberfalls Subdivision -Variance Request for a Variance from Meridian City Code (MCC) 12-4-5 (Block Lengths), to allow Block 1 to be shorter than the 500-foot minimum block length and Block 2 to exceed the 1000-foot maximum block length, within the proposed Timberfalls Subdivision, by Dan Wood (File No. VAR-03-011). The Planning and Zoning stc~'has reviewed the applicant's submittal, and we offer the following comments and recommendations: APPLICATION SUMMARY The applicant, Dan Wood, has requested a variance from section 12-4-5 of the Meridian City Code (MCC), which prohibits residential block lengths from exceeding 1,000 feet and from being shorter than 500 feet in length. Block 1 of the proposed Timberfalls Subdivision is shorter than the 500-foot minimum block length. Block 2 excels the 1,000-foot maximum block length. The applicant has stated in their application that the hardship that exists with this property that would enable the applicant from complying with the requirements of the ordinance is a result of the design of the development with relationship to existing natural topographic constraints, and previously approved developments on adjacelrt property. Block 2 is located along Ustick Road and is bordered by an existing stub street from the Granite Creek Subdivision to the east and main entrance into Timberfalls. With the future park area designed in a central location and because of the existing stub street location, the breaking up of this block with a street is not practical with this design Block 1 has the same constraint that is a result of the existing stub street from Bedford Place Subdivision to the west and the proposed entrance road to Timberfalls. As a resuh, Block 1 cannot meet the current minimum 500 feet requirement. Staff indicated in the annexation and preliminary plat staff report that staff supports the shorter block lengths shown, as they improve the interconnectivity of the development. vnxass~ i >~nvfins ~n.vAx Mayor and Council Apri122, 2003 Page 2 LOCATION The property is located approximately '/z mile east of N. Meridian Road, on the south side of E. Ustick Road. North: Weaver Acres Subdivision and Patrick Subdivision, zoned Rl (Ada County) West: Bedford Place Subdivision, zoned R-8 East: Granite Creek Subdivision, zoned R-8 South: Finch Creek Subdivision, zoned R-8 OWNER OF RECORD The property owner of record is Wanda L. Stewart and she has provided notarized consent for submission of this application. REQUIRED FINDINGS According to Ordinance 11-18-1, Variances, the Council may authorize in specific cases a variance from the terms of either the Zoning or Subdivision Ordinance. Specifically, the Ordinance lists the following Findings (MCC11-18-3), all of which must be determined before granting a variance: A. That there are such special circumstances or conditions affecting the property that the. strict application of the provisions of this Title would clearly be impracticable or unreasonable; The existing subdivisions, Bedford Place Subdivision to the west, Granite Creek Subdivision to the east, and Finch Creek Subdivision to the south, lock in the locations of the stub streets along the west, east, and south property lines. The South Slough exists along the southern boundary of the project. The applicant has provided a total of three (3) stub streets to the properties surrounding the proposed Timberfalls Subdivision (1 to the west, 1 to the east, and 1 to the south). Staff finds that requiring additional stubs and/or connections would not be reasonable or practical. Staff also finds that the smaller block lengths will provide enhanced internal circulation and connectivity within the subdivision. Requiring the applicant to increase block lengths would not benefit the city or future residents. B. That strict compliance with the requirements of this Title would result in extraordinary hardship to the owner, subdivider or developer because of unusual topography, the nature or condition of adjacent development, other physical conditions or other conditions that make strict compliance with this Title unreasonable under the circumstances, or that the conditions and VAA-03-Oll 7timbafelle S16.VAR Mayor and Council April 22, 2003 Page 3 requirements of this Title will result in inhibiting the achievements or the objectives of this Title; As noted above, staff finds that strict compliance with the City's Ordinances would not be of benefit to the City, the surrounding property owners or the applicant. Based on the nature and location of stub streets within the adjacent development, and the location of the South Slough, staff finds that strict compliance to the MCC 12-4-5 would be unreasonable and would not result in inhibiting the objectives of the MCC. C. That the granting of the specified variance will not be detrimental to the public's welfare or injurious to other property in the area in which the property is situated; Staff anticipates that the variance will not be detrimental to the public's welfare or injurious to other properties in the area. The City Council should listen to any public testimony offered concerning whether or not the surrounding property owners feel that the requested variance will negatively affect their properties. D. That such variance will not have the effect of altering the interest and purpose of this Title and the Meridian Comprehensive Plan. Staff finds that the issuance of the variance(s) to the 1,000-foot maximum block length and the 500-foot minimum block length within the proposed Timberfalls Subdivision do not have the effect of altering the purpose and interest of the Zoning Ordinance. Staff bases this finding on the provision of additional internal micropath connections, which provide increased interconnectivity within the subdivision and existing circumstances created by previously approved stub street locations, the South Slough location and compliance with ACRD requirements. STAFF RECOMMENDATION Staff recommends approval of this variance request. VAA-03-011 Tvnbu~Os SLb.VAR MAYOR RoEERxD. CoRR>E CHAR KEN W. BowERs Couxcu. MElvtaaRS ~ DEPUTY CH@R - FucE PREVENTION WEa.tau L.M. NARY JOSEPH SE,Va KErrHBmD ~ DEPUTY CH>ER - TRAINIxG TAIvIIvIY DE WEERD CfIV OF _ CHERIE MCCANDLESS ~~ 1~ T~ BII.L JOHNSON Rvxar. FmE COMbIISSIONERS ~'! tonrio ~ 540 East Fx~klin Road RICHARD CiREENE r Meridiaq ID 83642 TERRY LEIGHTON C (20$) $8$-1234 STEVE ELLIOTT - T ~ ~~ ~~ Fax (208) 895-0390 'MERIDIAN CITY/RURAL FIRE DEPARTMENT RECEIVED April 14, 2003 APR 1 5 2003 City Of Meridian City Clerk Office TO: Mayor, City Council & Meridian Planning & Zoning Commission FROM: Joseph Silva, Deputy Chief, Fire Prevention SUBJECT: Timberfalls Subdivision VAR 03-011 The following will be the requirements and/or concerns to provide minimum levels of fire protection for the proposed project: 1. The Meridian Fire Department has no objection to the request for a variance to alter the block length requirements for this project. MAYOR Rohan D. Corrie CITI' COUNCIL MEMBERS Tammy deWccrd William L. M. Nary' Chcric McCandless KCllh Bird ,,. ~~eri~icn ~ ~,, ,...' b ,,. -,~ ~ I,M1,' :V - - _- mina LEGAL DEPARTMENT (lOSI '288-?499 • Fax _88-'_iUl PARKS & RECREATION (208 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 •Fax 887-I?97 BUILDING DEPARTMENT 1'08) 887-2'I I • Fax 387-1297 PLANNING AND 20NING (208) 883-Si33 • Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENT ON D M WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian City Council please submit your comments and recommendations to Meridian City Hall Attn: Will Berg, City Clerk, by: April 15, 2003 Transmittal Date: March 28, 2003 Hearing Date: April 22, 2003 File No.: VAR 03-011 Request: Variance request to Section 12.45 of the Meridian Subdivision Ordinance requiring blocks to be not less than 400 feet and not more than 1,000 feet in length for Timberfalls Subdivision By: Dan Wood Location of Property or Project: south of East Ustick Road and west of North Locust Grove Road David Zaremba, P/Z (NO vAR, vAt FPJ Jerry Centers, P/Z (NO VAR, VAC FP) Leslie Mathes, P/Z (NO vAR, vac, FPJ Michael Rohm, P/Z (xu vAR vnC FPJ Keith Borup, P/Z (NO VAR, VAC, fPJ Robert Come, Mayor Bill Nary, C/C Tammy deWeerd, C/C elth Bird, C/C Building Department Fire Department Police Department City Attorney City Engineer City Planner Parks Department Cherie McCandless, C/C Water Department Sewer Department Sanitary Service (NO VAR, vAC. Fn Meridian School District (NO FP) Mendlan Post Office (FP/PP ONyJ Ada County Highway District Ada County Development Services Central District Health Nampa Meridian brig. District Settlers Irrigation District Idaho Power Co. (FP/PPO~aJ U.S. West (FwPP adyJ Intermountain Gas(w~PPw~ Bureau of Reclamation (FP/PP ON)~ Idaho Transportation Department (NOFPJ Ada County (AZ wq Ada County Assess- Land Records (FWPP OMB Meridian Development Corporation APR - 3 2003 City o4 Meridian City Clerk Office 33 EAST IDAHO • MERIDIAN, IDAHO 83642 I?O8) 888-4433 • Fax (?087 887-3813 City Clzrk 01'lice Fax (208) 888-4218 Human Raourccs Fax (?OSi 581-8T_3 Historical Preservation Commission RECEIVED MAYOR Robert D Cortie CITY COU VCIL MEMBERS Tummy deWeerd William L. M. Nary Ghene McCandless hc'I Ib Blyd t'.J _ . ;~- ! k ~, i Y .1= eri~icn !n ~i-i~ i ~~~.~ ~'~ ~. _ - - ~9ns LEGAL UEPA RTMENT ('_08) 268-2A99 •Fux 288-2501 PARKS & RECREATION ("08 B88 3579 •Fax 898-5501 PLBLIC WORKS (208) 898-5500 •Fax 88;-I _'9? BUILDING DEPARTMENT (208) 887-?211 •Fux $87-1'_97 PLANNING AND ZONING (208) 8845531 •Fux 888-GF51 TRANSMITTALS TO AGENCIES FOR COMMENT ON D E P WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian City Council please submit your comments and recommendations to Meridian City Hall Attn: Will Berg, City Clerk, by: April 15, 2003 Transmittal Date: March 28, 2003 Hearing Date: April 22, 2003 File No.: VAR 03-011 Request: Variance request to Section 12-45 of the Meridian Subdivision Ordinance requiring blocks to be not less than 400 feet and not more than 1,000 feet in length for Timbertalls Subdivision By: Dan Wood Location of Property or Project: south of East Ustick Road and west of North Locust Grove Road DavidZaremba,P/Z IROVart,vAC,Fa~ Jerry Centers, P/Z (NO VAR, VAC, F!>J Leslie Mathes, P/Z (NO VAR, VAC, FP) Michael Rohm, P/Z Ina vaR, vaq Fat Keith Bonlp, P/Z IRU vaR, vac, FPJ Robert Corrie, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C P Sanitary Service ma vAR, vac, F~ Building Department Fire Department Meridian School District R,aFF~ Meridian Post Office IFamaoMy~ Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. 1Fwaa omy~ U.S. West (FP/PP OrNy) Intermountain GaslFaiaaom~ Bureau of Reclamation rFa~aaoaai Idaho Transportation Department (Me FP) Ada County 1AZO~y~ Ada County Assess. Land Records (FP/PP Onry) Meridian Development Corporation Police Department Historical Preservation City attorney Your Concise Remarks: Oi'YU'Yb~ City Engineer City Planner Parks Department '~~/~ ,T RECEIVED ~~~ o~~ ._,:_~_~~~~.~ APR - 3 ~'~ ~,T~~kT,~~ ~y, -,,,..-A_~, ~' 2003 ~ ~ ~ ~.~ ~. ~~_~ ~. ~Y~ ~~~ m City of Meridian City Clerk Office 33 EAST IDAHO • MERIDIAN, IDAHO 83642 1208) 888-4433 •Fax (208) 887-4813 City Clerk OtTice Fax (208) 588-4218 Human Resources Fax (208) 884-8723 ater Department Sewer De artment CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT •• DisTRrcT Return to: C HEALTH Environmental Health Divisi CENED ^Boise DEPARTMENT ^ Eagle Rezone # -Ct.~l~;-r-~nll S Cub APR - 4 20Qa Garden City Conditional Use # City of Meridian Meridian ~~,~ 6}e-,, Aff-0na ~Kuna Preliminary /Final /Short Plat ^ACZ ~/A2~An1n~ - Dt~nJ c~~t~ y~ 2 0~3 _o // ^~ `~,1. We have No Objections to this Proposal. /^ 2. We recommend Denial of this Proposal. ^ 3. Speci#ic knowledge as to the exact type of use must be provided before we can comment on this Proposal. ^ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ^ 5. Before we can comment canceming individual sewage disposal, we will require more data concerning the depth of: ^ high seasonal ground water ^ waste flow characteristics ^ or bedrockfrom original grade ^ other ^ 6. .This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. ^ 8. After written approval from appropriate entities are submitted, we can approve this proposal for: ^ central sewage ^ community sewage system ^ community water well ^ interim sewage ^ central water ^ individual sewage ^ individual water ^ 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: ^ central sewage ^ community sewage system ^ community water ^ sewage dry lines ^ central water ^ 1 D. Run-off is not to create a mosquito breeding problem. ^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ^ 13. We will require plans be submitted for a plan review for any: ^footlestablishment ^swimmingpoolsorspas ^childcarecenter ^beverageestablishment ^grocerystore ^ 14. Date: / / D~ Reviewed By: c Review Sheet coHOwaai~ RECEIVED ASR ~ ~+ 20D'3 City of Meridian City Clerk Office 72a.~~za 8c 7~Ze~ ~Inzcgatia~ Dur,~zict 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 10 Apri12003 Will Berg, City Clerk City of Meridian - - - - --33-B~si Idaho - - - - -- - ---- 1Vleridian, ID 83642 Re: VAR 03-011 Variance Request- Timberfalls Subdivision Dear Commissioners: Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 Nampa & Meridian Irrigation District has no comment on the above referenced variance request. Sincerely, /~~~ Bill Henson, Asst. Water Superintendent NAMPA & MERIDIAN IRRIGATION DISTRICT BH/mal C~: File -Shop File -Office Water Superintendent APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 RECEDED ' APR 1 4 2003 City of Meridian City Clerk Office '~a~,r~ut ~t ~~iidca~ ~nzl~ ~i.'a..t~'uct 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 Phones: Area Code 208 April 9, 2(13 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 Roy Johnson JohlTSOn Engineering - •-9225-Chinden Blvd--Step -.---- - -°---- - - ° - Boise, ID 83714 Re: Timberfalls Subdivision Land Use Change Dear Roy: The Nampa & Meridian lrrigatiori District has reviewed the above-mentioned Project. The Preliminary Plat shows the Storm water runoff will be retained on site. The information is incomplete. Please resubmit complete plans on the Drainage and Pressurized Irrigation. Thank you, Bill Henson, Asst. Water Superintendent NAMPA & MERIDIAN IRRIGATION DISTRICT BH/mal Cc: File -Shop File -Office File -Rider 3 john Sharp amity of Meridian Board of Directors Water Superintendent APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 ~, 8015E PROJECT RIGHTS ~ 40,000 MAYOR RoFert D. Cowie CITY COWCIL MEMBERS Tammy deWeerd William L. M. Nary Cheric McCandless Keith Bird q:~ h ~' `a :: ~ ~~ ~ +ib *~ i~_ i, eri~icn -~~ I ,,r -__. ~i . ii90d LEGAL DEPARTMENT (308j 388-2499 •Fax 284 2501 PARKS & RECREATION (208 858-3579 • Fae 898-5501 PUBLIC WORKS (208) 898-5500 •Fax 887-1297 BUILDING DEPARTMENT 1208) 887-?211 • Pux 887-1'_97 PLANNING AND "LONING (208) 884-5533 • Fux 88ft-fi854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON D WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian City Council please submit your comments and recommendations to Meridian City Hall Attn: Will Berg, City Clerk, by: Transmittal Date: March File No.: VAR 03-011 15, 2003 2003 Hearing Date: Request: Variance request to Section 72-4-5 of the Meridian Subdivision Ordinance requiring blocks to be not less than 400 feet and not more than 1,000 feet in length for Timberfalls Subdivision By: Dan Wood Location of Property or Project: south of East Ustick Road and west of North Locust Grove Road David Zaremba, P/Z rxnvutvaGFP7 Jerry Centers, P/Z (NO vaR, vAG ~n Leslie Mathes, P/Z (NO VAR, VAC, FP) Michael Rohm, P/Z (NO VAR, VAG FPJ Keith Borup, P/Z (NO VAR, VAC, FP) Robert Corrie, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C Water Department Sewer Department Sanitary Service rNO vAR, vaG FF1 Building Department Fire Department Police Department City Attorney City Engineer City Planner -Parks Department Meridian School District w~FP7 Meridian Post Office rFPmPOmy7 Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FPrPPe<ay7 U.S. West rFPmPO~ni Intermountain Gas (FP/PP OM}9 Bureau of Reclamation (FP~PP On~yf Idaho Transportation Department ~FPI Ada County (AZwNy~ Ada County Assess. Land Records rFP/PP OMy) Meridian Development Corporation Your Concise Remarks: Historical Preservation Commission RECEIVED APR ° 1 2003 City of Meridian City Clerk Office 33 EAST IDAHO • MERIDIAN, IDAHO 8;642 12-081 888-4433 •Fax (208) 88'7-4813 City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 884-8723