HomeMy WebLinkAboutTrailway Park Sub CUP 03-021June 2, 2003 CUP 03-021
MERIDIAN PLANNING 8. ZONING MEETING June 5, 2003
APPLICANT Hiliview Development Corporation ITEM NO. 9
REQUEST Public Hearing -Request for a Conditional Use Permit for a Planned Development for single-famil~
residential use with reduced setbacks, lot sizes, lot frontages, and house s'¢es in a proposed R-8 (PD) zone
for proposed Trailway Park Subdivision - e/o North Meridian Road and s/o East Blue Heron Lane
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:
SErfLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: ,.,
COMMENTS
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SergtTAC1~d S~-a~' Co~'t~
See attached Comments
See attached Comments
See attached Comments
See attached Comments
Date:
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Maferiab ~senfed at public m~)tings shall become properly of fhe City of Meridian.
HUB OF TREASURE VALLEY
MAYOR A Good Place to Live LEGAL DEPARTMENT
(208) 288-2499 • Fax 288-2501
Robert D. Come CITY OF MERIDIAN PUBLIC WORKS
CITY COUNCIL, MEMBERS 33 EAST IDAHO BUILDING DEPARTMENT
Tammy deWeard (208) 898.5500 ~ Fax 887-1297
MERIDIAN, IDAHO 83642
Keith Bird (208) 888-4433 ~ FAX (208) SS7-4813 PLANNING AND ZONING
Cherie McCandless City Clerk Otl;ce Fax (208) 888-4218 DEPARTMENT
William LM. Nary (208) 884-5533 ~ FAX 8856854
STAFF REPORT: Hearing Date: dune 5, 2003
To: Mayor, City Council and Planning & Zoning Commission
r.i RECEIVED
From: Wendy Kirkpatrick, Planner II W~ JUN 0 2 2003
Bruce Freckleton, Senior Engineering Tech
City Of Meridian
Re: Trailway Park Subdivision City Clerk Office
• Annexation and Zoning of 39.14 Acres from RUT (Ada County) to R-8
(Medium Density Residential District), by Hillview Development Corporation
(File No. AZ-03-10).
• Preliminary Plat Approval of One Hundred and Sixty-one (161) Building Lots
and Twenty-five (25) Other Lots on 39.15 Acres in a Proposed R-8 Zone, by
Hillview Development Corporation (File No. PP-03-011).
Conditional Use Permit Approval for a Planned Development Consisting of
One-hundred and Forty-five (145) Single-family Detached Lots and Sixteen
(16) Single-family Attached Lota, for a total of (161) Building Lots, One
"Neighborhood" Park and Twenty-three (23) Common Lots on 39.15 Acres in
a Proposed R-8 Zone. The Proposed Planned Development Includes a Request
to Allow Reduced Lot Sizes, Reduced Frontage Requirements, Reduced
Setbacks, Reduced House Sizes and to Exceed Block Length Requirements,
by Hillview Development Corporation (File No. CUP-03-021).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY
The applicant, Hillview Development Corporation, has applied for the Annexation and Zoning,
Preliminary Plat and Conditional Use Permit approval of a Planned Development consisting of
161 buildable lots and 25 other lots on 39.15 acres of land located on E. Blue Heron Road, north
of Fairview Road and E. of North Meridian Road. The land is presemly zoned RUT, and the
applicants have requested that upon annexation, all of the property be zoned R-8.
AZ-03010, PP-03-0II. CUP-07.M1 T~aiM1V+Y Ped BUlMrieiort AZPP.CUP
Planning & Zoning CommissionlMayor & City Council
Transmittal Date: June 2, 2003
Page 2
The applicant's preliminary plat approval request is for 161 building lots (145 single-family
detached building lots and 16 single-family attached building lots) and 25 other lots. The "other"
lots include a 2.05 acre park, four drainage lots, open space/ landscaping lots, a pathway and
micro-paths. The proposed residential lot sizes range from the proposed minimum lot size of
4,000 square feet for an attached single-family home lot, up to 15,014 square feet for a single
family detached housing lot. The gross density of the proposed subdivision is 4.11 dwelling units
per acre and the net density of the subdivision is 5.3 dwelling units per acre. The project is a
single phase developmern.
The Planned Development application includes requests to allow reduced development standards
including reduced setbacks, reduced lot size, reduced frornages, reduced house sizes and to allow
blocks within the subdivision to exceed length maximums (1000'+). The following is a
comparison of the City's minimum requiremerns and the reduced requirements that have been
proposed by the applicant:
Setbacks- City Rec~uiremerns (R-8)
Frorn: 15' living area, 20' garage
Rear: 15'
Irnerior Side: 5'lper story
Interior Side: Zero-lot line on 1 side
attached
Proposed Setbacks (single family)
Front: 20' or 15' for non-front entry garage
Rear: 15'
Interior Side: 5' single story and two story
Buildings (detached & 1 side of attached)
Irnerior Side: Zero-lot-line on 1 side for
attached
Lot Size- Citv Re~uiremerns (R-8)
6,500 sq.ft.(detached)
4,000sq.ft. (attached)
Lot Frornage- Citv Reurrements (R-8)
65'rninimum (detached)
40' minimum (cul-de-sac)
House Size- Cit~Reauirements (R-8)
1,301 sq. ft. (detached)
800 s.f. (attached)
Proposed Lot Sizes
6,000 sq.ft. (detached)
4,000 sq.ft. (attached)
Proposed Frorrtaae
60' minimum (detached)
25' minimum (cul-de-sac)
Proposed Minimum Size
1,200 sq. ft. (detached)
800 s.f. (attached)
The applicarn has proposed the following amenities to fulfill the requiremem of the Planned
Development Ordinance to provide at least two amenities: 5.14 acres of common area (13% of
gross land area) and aten-foot-wide multiple use pathway along the Jackson Drain.
The legal description submitted with the application appears to meet the requirements of the City
of Meridian and State Tax Commission and places the parcel contiguous to existing city limits.
The subject property is within the Urban Service Planning Area and essential City services are or
can be made available to the subject property.
AZ-03010, PP-00-011, CUP-03021 7tnilwry Pmk SubdivuimlAZPP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: June 2, 2003
Page 3
CURRENT OWNERS OF RECORD
Raleigh and Dieuw Hawe and Hillview Development Corporation are the current property owners
and they have submitted an affidavit of legal interest to allow Hillview Development to apply for
the three subject applications.
LOCATION
The properly is located on E. Blue Heron Lane and E. James Court Drive, north of Fairview Road
and east of North Meridian Road.
SURROUNDING PROPERTIES
North: Fothergill Pointe Subdivision (Single-family residential), zoned R-8.
South: Mobile Home Park, zoned R-8.
East: Meridian Place Subdivision (Single-family residemial), zoned R-4 and The Willows
Subdivision (Single-family residential), zoned R-8.
West: 7.E. Pfost's Subdivision (Meat Packing plant), zoned Rl (Ada County) and Bridgewood
Park Subdivision (Single-family residential), zoned R-15.
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-IS-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particulaz 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;
Staff finds that the requested zoning designation, R-8, is harmonious with and in
accordance with the effective Comprehensive Plan (`02) and the Future Land Use
Map, which designates the land to be "Mixed Use -Neighborhood. "
The Comprehensive Plan also indicates that the subject property should have a
"Multi Use" pathway running north-south through subdivision along the Jackson
Drain. Page 54 of the Comprehensive plan addresses the issue of pathways and
states that they should be in compliance with the Parks and Recreation
Comprehensive Plan (not yet adopted) and that the pathway should be located "off
street".
AZ03010, PP-U1011, CUP-03021 Treila'aY Pmk SubdNision AZPP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: June 2, 2003
Page 4
The applicant has indicated that they will construct a 10' asphalt multi-use
pathway along the Jackson Drain. The Parks Department has indicated that they
will maintain the pathway if the applicant provides 5' of gravel on each side of the
pathway. If the applicant does not provide this configuration for the pathway the
Parks Departmern has recommended that the pathway be maintained by the
Homeowner's Association until the pathways to the north and south of the
subdivision are completed and can be connected..
B. )Ls the area included in the zoning amendment intended to be rezoned in the
future;
Staff does not arnicipate that the applicant irnends to rezone the subject property in
the future.
C. is the area included in the zoning amendment intended to be developed in the
fashion that would be allowed under the new zoning -for example, a
residential area turning into a commercial area by means of conditional use
permits;
Staff finds that the proposed single family residential subdivision would be
allowed within the requested R-8 zone, if accompanied with a Conditional Use
Permit for a Planned Development
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 to the north and east of the subject property has been
developed as residential subdivisions similar to the proposed subdivision. Staff
finds that the requested zoning designation of R-8 is harmonious with the recently
approved adjacent developments and should be rezoned as requested.
E. Will the proposed uses be designed, constructed, operated and maintained to
be harmonious and appropriate in appearance with the existing or intended
character of the general vicinity and that such use will not change the
essential character of the same area;
Staff finds that the proposed use (single family residential) will not change the
existing (single family) or intended character (single family and mixed use) of the
area.
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
AZO1010, PP-03-011, CUP-03921 Tmdwsy Ped~ SLbdivmion AZPP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: June 2, 2003
Page 5
The Commission and Council should rely on public testimony (oral and written) to
determine whether or not the proposed uses will be disturbing or hazazdous to the
existing or future neighboring uses.
Staff does not anticipate that the proposed residential uses will be hazardous or
disturbing to future or existing neighbors.
G. Will the area be served adequately by essential public facilities and services
such as highways, streets, police and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the
establishment of proposed zoning amendment shall be able to provide
adequately any of such services;
Staff finds that the property to be annexed will or can be served adequately by all
essential public facilities and services. Applicant shall be required to extend water
and sanitary sewer mains to and through the proposed development, thereby
making them available to the adjacent properties. The Fire Department has made
the following recommendations:
Prohibit pazking in the turnaround on block 8 or place building envelopes on the
plat prohibiting the placement of structures in the rear of lots # 23, 24, 25, 27, and
28. This is recommended due to the proposed configuration of the turnaround
which would make it impossible for fire trucks to reach the homes on lots #23, 24,
25, and 27 if cars were pazked in the turnaround. By requiring building envelopes
to restrict structures on the reaz of lots #23, 24, 25, and 27 the fire department
would be able to ensure that their firefighting equipment could reach the homes on
these lots in the event of a fire.
Please review ACRD, Police and the Fire Department's comments concerning this
subdivision for further information regazding public services and facilities
H. Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of
the community;
Staff finds that there will not be excessive additional requirements at public cost
for public services and facilities and that the annexation and zoning will not be
detrimental to the community's economic welfare.
L 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;
AZ03-010, PP-0}011, CUP-03021 - Tmilway Peck Subdivision AZPP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: June 2, 2003
Page 6
Staff finds that the proposed subdivision will not create excessive traffic, noise or
other nuisances that would be detrimernal to the general welfare of the surrounding
area.
Staff recognizes the fact that traffic and noise wi}1 increase significantly upon
build-out of the proposed subdivision; however staff does not feel that the amount
generated will be detrimernal to the public welfare of the city.
J. Will the area Gave vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public
streets;
Staff finds that the subdivision's vehicular approaches off Blue Heron Lane, E.
James Court, E. Willow Brook Drive, and E. Blue Heron Street will not cause
significant interference on the surrounding public streets.
Please review ACHD comments concerning vehicular approaches and traffic
generation.
K Will not result in the destruction, loss or damage of a natural or scenic feature
of major importance; and
The applicant is proposing to pipe a portion of the Jackson Drain which runs
through Trailway Park Subdivision's proposed park. Meridian's Comprehensive
Plan designates the Jackson Drain as a creek that needs to be improved and
protected. The Planning and Zoning Commission and City Council need to make a
determination about whether piping a portion of the Jackson Drain meets the
intent of this Comprehensive Plan Goal. Any existing trees larger than 4" caliper
that aze removed shall be mitigated for, per the Landscape Ordinance.
L. Ts the proposed zoning amendment in the best interest of the City of
Meridian. (Ord. 592,11-17-1992)?
Staff finds services are available to the site and that the inclusion of a pathway that
will become a part of Meridian's pathway system makes the annexation of this
property in the best interest of the City.
ANEXATION AND ZONING CONDTIONS OF APPROVAL
1. 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.
A7.03010, PP-03-0II, Q1P-03921 7reilway Ped[ Sul~v~o°AZPP'Ci1P
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: June 2, 2003
Page 7
2. A Development Agreement shall be required, the following shall be addressed in the
Development Agreement: pathway standards and fencing requirements for the Pathway and
micropaths.
PRELINIINARY PLAT FINDINGS AND REQUIREMENTS
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 the subdivision to be in conformance with the Comprehensive Plan.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
c. The continaity of the proposed development with the capital improvement
program;
Staff finds that the subdivision will not require the expenditure of capital improvement
funds.
d. The public financial capabr7r'ty of supporting services for the proposed
development;
Staff finds that the development will not require major expenditures for providing
supporting services.
e. The other health, safety or environmental problems that may be brought to the
Commissioa's attention.
Staff finds that there should not be any other health, safety or environmental problems
associated with this subdivision that may be brought to the Council or Commission's
attention.
ADDITIONAL CONSIDERATIONS
Interconnectivity: Staff recommends the inclusion of additional micropaths to increase
irnerconnectivity in the following locations:
1. Extend the proposed pathway to connect with the southeast comer of Lot 2, Block 6 and
E. Willow Brook Dr. This connection will improve the access to the pathway for residerns
of the eastern part of the subdivision.
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Planning & Zoning Commission/Mayor & City Council
Transmittal Date: Tune 2, 2003
Page 8
2. Provide a micropath through lots 11 and 19 of Block 5 to improve access to the proposed
pathway for residems.
Please see site specific conditions of approval #9 below.
Block Length: Blocks 3, 5, 6 and 8 all exceed the maximum block length of 1,000 feet (MCC 12-
4-5). The project is a planned development and therefore a variance is not required for the
proposed development. Staff does not object to the proposed block lengths, nevertheless the
Conunission and Council should deteraune if the block lengths aze appropriate for the proposed
development.
Reduced Lot Requiremerns: The lot dimensions within the proposed subdivision are less than
those required by the current Zoning Ordinance and would not be permitted without the
applicant's request for a Planned Development. Staff does not object to the requested reduced
dimensions of the lots.
STI'E SPECIFIC COMMENTS /PRELIMINARY PLAT
1. Sanitary sewer and water service to this site shall be via main line extensions from the
existing mains adjacent to the property. Applicant will be responsible for constructing the
sewer and water mains to and through this proposed development. Subdivision designer to
coordinate main sizing and routing with the Puhlic Works Department. Applicarn shall
retain and protect, or restore the gavel access road over the existing sanitary sewer main
that traverses across the southern boundary of the development. The back lot lines of lots
25 and 27, block 6 need to be adjusted to provide a minimum of 10-feet cleazance to the
existing sanitary sewer main.
2. The preliminary plat map indicates that there are at least two ditches within the boundaries
of the development, however no details or notations have been provided to indicate how
they are going to be dealt with. Please provide information.
3. The applicant has indicated that the pressurized irrigation system within this development,
will be owned and maintained by the Nampa & Meridian Irrigation District. The system is
going to be served by an existing NMm pumping facility in the Fothergill Point
Subdivision. The applicam has indicated that they will be upgrading the capacity of the
existing pumping facility to handle the Trailway Park Subdivision. Underground Yeaz_
round pressurized irrigation must be provided to all lots within this development. The City
of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. 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-poirn 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 Meridian City Engineer.
4. A detailed fencing plan shall be submitted upon application of the final plat. A solid fence
shall he required azound the perimeter of the subdivision unless the City agrees in writing
AZ03010, PP-03-0ll, CUP-03071 T~a+hwy Pmk S16diviaian AZPP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: June 2, 2003
Page 9
that such a fence is not required. fencing adjacent to the proposed pazk shall be 4' in
height (to increase the visibility of the park) and depicted in the fencing plan. A note
restricting the fencing adjacent to the park shall be added to the Final Plat.
5. A detailed landscape plan shall be submitted with the final plat application. The detailed
landscape plan shall include a 35' landscape buffer between land uses adjacent to west
side of Block 9. The property located directly west of Block 9 of the proposed subdivision
is used as a manufacturing plant (meat packing), Meridian's City Code requires that a 35'
buffer be created between a manufacturing facility and residential development.
6. Revise pathway to include 5' of gravel on each side of the pathway. The Meridian Pazks
Departmerrt's pathway standards recommend that pathways be constructed with 5' of
gravel on each side of the pathway. The Pazks Department is recommending that these
standards be applied to the pathway in the Trailway Subdivision. A significant reason for
the establishment of these pathway standards is pathway maintenance. The equipment
used to spray the gravel adjacent to the pathway is designed for a pathway with a 5' gravel
shoulder.
7. Add or revise the following preliminary plat notes:
•Add a note to the face of the plat that requires any re-subdivision of this plat to be in
compliance with the most recemly approved subdivision standards of the City of Meridian.
•Add a note to the face of the plat that restricts fencing adjacent to the pathways within the
subdivision to being no greater than four feet in height if solid sight-obscuring material is used
for fence construction.
8. Ten (10) copies of a revised plat shall be submitted to the City Clerk's Office at least ten
days prior to the next public hearing for this plat.
9. Micro-paths in the following locations:
Extend the proposed pathway to connect with the southeast corner of Lot 2, Block 6 and
E. Willow Brook Dr. This connection will improve the access to the pathway for residents
of the eastern part of the subdivision And provide a micropath through lots 11 and 19 of
Block 5 to improve access to the proposed pathway for residents.
10. Change ROW on James Court to 50' per the request of ACRD
11. Add a Note stating that common lots owned and maintained by the homeowner's
association.
12. Remove existing gravel road from the proposed park (Block 9, Lot 3) or integrate gavel
road into the proposed pathway.
13. Please submit all updated groundwater/soils monitoring data to the Public Works
Department for review. The original study report indicates that shallow groundwater may
be a factor, particularly in the northwest comer of the development. Any drainage azeas
AZ-0}010, PP-03-0ll, CUPd3-021 TnSw•y PUk S~bAVUionA2.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: June 2, 2003
Page 10
(detention/retention basins) must be designed to ensure that water is retained only during
100-year storm events, and for a period of time not to exceed 24 hours. Side slopes within
drainage azeas shall not exceed 3:1. 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.
GENERAI. CONIlI~NTS
1. Please submit a copy of the Ada County Street Name Committee's approval letter for the
subdivision name, and the lot and block numbering. Make any corrections necessary to
conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
4. All micro-paths within the proposed subdivision shall be designed in accordance with
MCC 12-13-15 "Micropath Landscaping".
5. A detailed landscape plan, in compliance with the landscape ordinance shall be submitted
for the subdivision with the final plat application.
6. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-
10-8.
100.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.
8. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
City Ordinance 12-4-13. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association (ditch owner's), with written
approval or non-approval submitted to the Public Works Department. If lateral users
association approval can't be obtained, plans will be reviewed and approved by the
meridian City Engineer prior to final plat signature.
AT.03-010,PP-03-011, CUP-03-021 'heilwaY Parl[ SbbmHeionAZ.PP'CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: June 2, 2003
Page 11
9. Any tree over 4" in caliper that is removed from the properly 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 removed.
10. Developer shall coordinate mailbox locations with the Meridian Post Office.
11. 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.
12. Compaction test results must be submitted to the Meridian Building Departmem for all
building pads receiving engineered backfill, where footing would sit atop fill material.
13. Applicant's engineer will be required to submit a signed, stamped statement certifying that
all street finish centerline elevations aze set a minimum of three feet above the highest
established normal groundwater elevation.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking landscaping and other features as may be required by this
ordinance;
Staff finds that the subject property is lazge enough to accommodate the requested use and
all other required features as noted above.
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The current Comprehensive Plan Land Use Map designates the property as "Mined Use -
ltegional. Staff finds that the proposed residential uses aze harmonious with and in
accordance with the Comprehensive Plan.
The project is being proposed as a conditional use for a planned development in order to
allow reduced lot sizes, reduced street frontages, and reduced setbacks. If the project is
approved as a Planned Development, it will meet the minimum requirements of the MCC.
C. That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character of
the general vicinity and that such use wi0 not adversely change the essential
character of the same area;
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Planning & Zoning Commission/Mayor & City Council
Transmittal Date: June 2, 2003
Page 12
Staff finds that the proposed residential subdivision use will be harmonious with the
intended and existing chazacter of the azea.
D. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity;
Staff does not anticipate that the proposed project will have an adverse impact on other
properties within the vicinity; however, the Commission and Council should consider any
testimony (written and oral) preserned at the public hearings before making this finding.
E. That the proposed use w~71 be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
Staff finds that the proposed developmern will be adequately served by the essential public
facilities and services listed above.
F. That the proposed use w~71 not create excessive additional requirements at public cost
for public facilities and services and will not be detrimental to the economic welfare
of the community;
Staff finds that the proposed use would not be detrimental to the economic welfaze of the
community, nor would it create the need for any new facilities or services to be paid for by
the public that would be considered excessive.
G. That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff finds that there will be an increase in traffic and noise in the general vicinity if the
subdivision is approved, but that approval of the subdivision will not lead to a major
increase in smoke, fumes, glare, odors or other disturbances that will be considered
detrimental to the welfare of the City and the subdivision's neighbors.
H. That the proposed use wgl have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
Staff finds that the proposed use will not create significant interference with any traffic on
the surrounding public streets.
Please review the ACRD report for this project for additional information regarding this
finding.
7yylweyped~ Su6divi®on AZPP.CUP
AZA3-0l0, PP-93-011, CUP-03-021
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: Tune 2, 2003
Page 13
L That the proposed use will oot result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
The applicant is proposing to pipe a portion of the Jackson Drain; Meridian's
Comprehensive Plan identifies the Jackson Drain as a creek that should be protected.
Staff does not find that any natural or scenic feature will be lost, damaged or destroyyed by
issuance of this conditional use. Existing trees greater than 4" caliper must be retaified or
mitigated for, if removed.
SITE SPECIFIC COMMENTS fCooditional Use Permitl
Applicant shall meet all of the requirements of the preliminary plat as a condition of the
Conditional Use Permit.
2. All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
The reductions to the frontage and minimum lot sizes; as well as the request to exceed
block length maximums are approved as submitted.
4. Add a "tot lot" to the proposed pazk (Block 9, Lot 13.)
RECOMMENDATION
Staff recommends approval of the proposed annexation/rezone, preliminary plat, and conditional
use permit with the aforementioned findings and conditions. If the Planning and Zoning
commission recommends that the applicant makes substarnial changes to the application staff
recommends that the hearing be continued to allow staff and the Planning and Zoning
Commission additional time to review changes made to the application.
AZ03-010, PP-03-0Il, QIP-03021 'IYVilwey Pek 9~bdivimm AZPP.CUP
MAYOR (,'HIP
ROBERT D. CORRIE KEN W. BOWERS
COUNCII. MEMBERS ~ DEPUTY CHAP - FIRE FRE4TxTION
WItLUM L.M. NARY
~.. JOSEPH SII.VA
KEITHBR2D ~.
TAMMY DE WEHRD crrr of _ DEPUTY CHEF-TRAINING
Crr6R>EMcCAxDI,ESS _
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RURAL FmE COMMISSIONERS er
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GCn - ~ 540 East Franklin Road
RICHARD GREENS T Ionrlo Meridian, ID 83642
TERRY LEIGHTON ~C~
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SrevE ELLIOrr " ~ r„,<.,~,.,<= v»'a i~3 Fax (208) 895-0390
MERIDIAN CITY/RURAL FIRE DEPARTMENT
~~ ~~~~
May 27, 2003 MAY 2 7 2003
i;ity Of Meridian
City Clerk Office
TO: Mayor, City Council and the Meridian Planning & Zoning Commission
FROM: Joseph Silva, Deputy Chie>y Fire Prevention
SUBJECT: Trailway Park Subdivision AZ 03-010, CUP 03-021
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
1. That afire-flow of 1,000 gallons per minute be available to service the entire project.
Fire hydrants shall be placed an average of 500' apart. 1997 UFC Appendix III-A
2. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins. UFC 901.4.2 &901.3
3. The location of the fire hydrants shall be approved by the Meridian Fire Departme~
and shall be submitted thru the Public Works Departments.
4. All radii shall be 28' inaide and 48' outside radius.
5. According to a report completed by Fire & Emergency Services Consulting Group in
February of 2000 our requests for service are projected to reach 2800 in the year 2005
and 3800 by the year 2010, this is up from 2069 responses in the year 2000.
6. Provide an approved ttnnaround for all streets greater than 150' in length that have no
outlet. This may bean issue during the phasing of the project.
.,,1~`'~'~~n~,.
Ada County Highway District
Sherry R. Huber, President 318 East 37th Street
Susan 5. Eastlake, 1st Vice Presitlent
Dave Bivens, 2nd Vice President
David E. Wynkoop, Commissioner
John S. Franden, Commissioner
Garden City ID 837146499
Phone (208) 387-6100
FAX (208) 387-6391
May 21, 2003 gECEI~ED
To: Raleigh and Dieuw Hawe MAY 2 3 2003
Hillview Development Corporation
530 East Blue Heron Lane City of Meridian
City Clerk Office
Subject: Trailway Park Subdivision
161-lot residential subdivision
Between Cherry Lane, Ustick Road, Meridian Road and Locust Grove Road
On May 21, 2003, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6177.
Andrea N. Tuning
Principal Develop nt Analyst
Right-of-way & Development Services
Planning Division
CC: Planning & Development project file
City of Meridian
Construction Services
Drainage
Utilities
Engineering Solutions
Becky McKay
150 East Aikens Street, Suite A
Eagle, Idaho 83616
..~A'fJrt~~
Ada County Highway District
Right-of=Way & Development Department
Planning Review Division
This application requires Commission action due to the size of the development. This item is scheduled to
be on the consent agenda on Wednesday May 21, 2003 at 6:30 pm. Tech Review for this item was held with
the applicant on Wednesday May 9, 2003. Please refer to the attachment for request for reconsideration
guidelines. Staff contact: Andrea N. Tuning, 208-387-6177-phone, 208-387-6393-fax,
atuning@achd. ada. id. us
Flle Numbers: Trailway Park Subdivision/ MPP03-011/MAZ03-010/MCUP03-021
Site address: East of North Meridian Road and South of Blue Heron Lane
OwnerlApplicant: Raleigh and Dieuw Hawe
Hillview Development Corporation
530 East Blue Heron Lane
Meridian, Idaho 83642
Representative: Engineering Solutions, LLP
Becky McKay
150 East Aikens Street, Suite A
Eagle, Idaho 83616
Application Information:
The applicant is proposing construct a 161-lot single-family residential subdivision on 39.15-acres. The site
is currently zoned RUT and is proposed to be rezoned to R-8. The site is located between Cherry Lane,
Ustick Road, Meridian Road and Locust Grove Road.
Acreage: 39.15-acres
Current Zoning: RUT
Proposed Zoning: R-8 (PD)
Proposed buildable lots: 161-lots
Proposed common lots: 25-lots
A. Findings of Fact
1. Trip Generation: This development is estimated to generate 1,530 additional vehicle trips per day
(10 existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
3. Traffic Impact Study: A traffic impact study was not required with this application.
The following is staff's analysis for the addition of the Trailway Park Subdivision in Meridian, Idaho:
This proposed development includes 161 buildable single-family home lots. This development is
projected to generate approximately 1,530 additional daily trips based on the ITE Trip Generation
Manual far this type of use. From this total, it is anticipated that 163 trips will occur during the PM
peak hour and 120 trips during the AM peak hour. The proposed layout includes iwo connections
on the west side of the subdivision, two on the north, and two on the east side. All six of these
connections will connect to previously stubbed public roads and will allow for better connectivity within
this square mile.
Based on the location and proposed roadway layout within the development, the majority of the trips
generated will access the subdivision via Meridian Road. Of those trips, approximately 700 vehicles
per day are projected to use James Court Drive. This roadway is currently classified as a collector.
The additional trips will not place this roadway above the planning threshold of 8,500 vehicles per day
for a collector roadway. James Court Drive currently operates as a T-intersection with Meridian
Road and is controlled by a stop sign. The pavement is wide enough to accommodate three lanes at
the intersection, which could be striped to accommodate a southbound left-tum lane onto Meridian
Road if future warrants are met. Approximately 500 trips per day are projected to use Blue Heron
Lane. The projected volumes for this roadway should not exceed the standards for a local road.
Approximately 120 vehicles will travel east on Blue Heron Street and 200 will take Willowbrook Drive.
Chief Joseph Elementary School can be accessed from this subdivision by using these roads. Both
of these routes could also be used to access either Locust Grove Road or Fairview Avenue by way of
either Chateau Drive or Jericho Road. Both of these roads are classified as collectors as they
approach the arterials. The intersection of Chateau Drive and Locust Grove Road is controlled by a
trafFic signal. A traffic signal located near the mid-mile of Fairview Avenue is currently being planned
with the Fairview Lakes Development.
Meridian Road is classified as a 3-lane minor arterial, which included curb, gutter, and sidewalk
between Cherry Lane and Ustick Road. The most recent counts for this roadway showed
approximately 12,000 vehicles per day north of Cherry Lane and 7,400 vehicles south of Ustick Road.
The COMPASS Planning Threshold for a 3-lane minor arterial at a LOS D is 17,000 vehicle trips per
day.
Fairview Avenue is classified as a principal arterial between Locust Grove and East 1 S` Street. This
roadway is renamed Cherry Lane west of 1 s` Street and is also classified as a principal arterial. The
roadway is currently a 5-lane roadway. The COMPASS Planning Thresholds for this roadway is
37,000 vehicles per day. Recent roadway counts include 28,361 vehicles west of Jericho Way,
21,692 east of Meridian Road, and 21,030 west of Meridian Road.
ACHD has recently conducted turning movement counts at the intersection of Meridian Road/Cherry
Lane. This intersection currently operates at a LOS E in both the AM and PM peak hours. The
Future LOS for this intersection may be difficult to predict with much accuracy. The year 2007
COMPASS Model projections for this area show many beneficial impacts resulting from the currently
scheduled roadway projects, primarily with improvements to Franklin Road between Eagle Road and
East 1ST Street. At the present time there are no improvements scheduled for this intersection. When
the parcel develops on the Northwest corner there may be an opportunity to acquire additional right-
of-way if additional lanes are needed.
The intersection of Meridian/Ustick Road curcently is a 4-way stop controlled intersection with
exclusive left-turn lanes on the north and south approaches. This intersection currently is estimated
to operate at a LOS C in the PM Peak Hour. This intersection is within the North Meridian Planning
Area and its rate of growth will be dependent on those developments within that area.
4. Site Information: Currently there is one existing single-family residential home located on the site.
5. Description of Adjacent Surrounding Area:
a. North: Fothergill Pointe Subdivision (Single-family residential)
b. South: Fairview Terrace Mobile Home Park
c. East: Meridian Place Subdivision and The Willows Subdivision (Single-family residential)
d. West: JE Pfosts Subdivision (Multi-family)
6. Impacted Roadways
Meridian Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Cherry Lane
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
James Court
None
Minor Arterial
North of Cherry Lane was 11,810 on 5-2-00
South of Ustick Road was 7,355 on 4-23-02
Currently better than "C°
35 MPH
None
Prinapal arterial
East of Meridian Road was 21,692 on 5-2-00
West of Meridian Road was 21,030 on 5-2-00
Curcently better than "C°
35 MPH
Frontage: 60-feet
Functional Street Classification: Collector
Traffic count: Not available
Speed limit: 25 MPH
Blue Heron Lane
Frontage: 35-feet
Functional Street Classification: Local
Traffic count: Not available
Speed limit: 25 MPH
3
Eureka Avenue
Frontage: 50-feet
Functional Street Classification: Local
Traffic count: Not available
Speed limit: 25 MPH
Caaecod Wav
Frontage:
Functional Street Classification:
Traffic count:
Speed limit:
Willowbrook Drive
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
50-feet
Local
Not available
25 MPH
50-feet
Local
Not available
Currently better than "C"
25 MPH
7. Roadway Improvements Adjacent To and Near the Site
James Court is improved with a 40-foot street section with vertical curb, gutter and 5-foot concrete
sidewalk abutting the site.
Blue Heron Lane is improved with 14-feet of pavement. There are currently improvements
surrounding the site, but the improvements do nat directly abut the proposed development.
Eureka Avenue is improved with a 36-foot street section with rolled curb, gutter and 5-foot sidewalk
abutting the site.
Capecod Way is improved with a 36-foot street section with rolled curb, gutter and 5-foot sidewalk
abutting the site.
Willowbrook Drive is improved with a 36-foot street section with rolled curb, gutter and 5-foot sidewalk
abutting the site.
8. Existing Right-of-Way
James Court currently has 60-feet of right-of-way (30-feet from centerline).
Blue Heron Lane currently has 35-feet of right-of-way abutting the site.
Eureka Avenue currently has a total of 50-feet of right-of--way (25-feet from centerline).
Capecod Way currently has a total of 50-feet of right-of-way (25-feet from centerline).
Willowbrook Drive currently has a total of 50-feet of right-of-way (25-feet from centerline).
9. Existing Access to the Site
The site currently takes access from a driveway that extends to the southeast from Blue Heron Lane.
10. Site History
The District has not previously reviewed an application for this site.
11. Capital Improvements Plan/Five Year Work Program
There are no projects within this are that are scheduled in the District's Five Year Work Program or
the Capital Improvements Plan.
4
B. Findings for Consideration
Street Sections
District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as
36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on housing.
The access restrictions for these street segments should be stated on the final plat. Unless otherwise
noted, parking should be prohibited on these street segments. Coordinate the signage program with
District staff.
„
District policy 7204.4.2 states, developments with any buildable lot that is less that 1.5-acres in size
will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and
sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this
width may be allowed, depending on traffic volumes forecast to be generated by the development.
Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-
feet or more in which case the sidewalk shall be a minimum of 4-feet in width.
Residential Collector (East James Courtl
The applicant is proposing to construct East James Court (from the West properly line to North
Eureka Place) as a 40-foot street section with vertical curb, gutter and 5-foot concrete sidewalk within
60-feet of right-of-way. This street section will continue the existing street section on East James
Court. This street section meets District policy and should be approved with this application.
The applicant is proposing to construct East James Court (from North Eureka Place to East Cougar
Drive) as a residential collector with a 36-foot street section with vertical curb, gutter and a detached
4-foot concrete sidewalk (within an easement) within 50-feet of right-of--way. This street section
meets District policy and should be approved with this application. This roadway should have no
front on housing and parking should be prohibited.
Local Streets
The applicant is proposing to construct the internal roadways as 36-foot street sections with curb,
gutter and sidewalk within 50-feet of right-of-way. The applicant is proposing to construct a 5-foot
attached on the majority of the internal roadways, but is proposing to construct a 4-foot detached
sidewalk on East Cougar Drive (from East Chateau Drive to East Blue Heron Street), James Court
(from North Eureka Avenue to East Cougar Drive) and East Chateau Drive (from East Cougar Drive
to North Grouse Avenue). This street section meets District policy and should be approved with this
application.
Blue Heron Lane- Modification of Policv
Blue Heron Lane currently stubs to the property's north properly line at the northern portion of the
site. Blue Heron Lane consists of 14-feet of pavement and is located between the Jackson Drain on
the north and south sides. District policy would require that the applicant construct Blue Heron Lane
(from the terminus of the existing pavement to the parcel's west property line) as 24-feet of pavement
and would require the applicant to construct Blue Heron Lane (from the west property line to Eureka
Avenue) as one-half of a 29-foot street section with curb, gutter and 5-foot concrete sidewalk and
provide a minimum of 24-feet of pavement within 50-feet of right-of--way. Staff recommends that the
applicant road trust for the improvements (one-half of a 29-foot street section with curb, gutter and 5-
foot concrete sidewalk, provide a minimum of 24-feet of pavement as well as the appropriate amount
of fill required to fill the Jackson Drain} on Blue Heron Lane (from the west property line to Eureka
Avenue) and dedicate 42-feet of right-of-way. Staff recommends that the applicant be required to
dedicate 42-feet of right-of-way as opposed to 50-feet due to the fact that the 29-foot street section
5
will fit within 42-feet of right-of-way and the narrow street section will minimize the impact to the
Jackson Drain (which parallels the roadway on the south).
2. Stub Streets
District policy 7203.5.1 and 7205.5 requires stub streets to provide intro-neighborhood circulation and
to provide access to adjoining parcels. District policy also requires temporary turnarounds with a
temporary easement provided to the District at the end of stub streets that serve more than one lot, or
are greater than 150-feet in length with a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to extend six (6) existing stub streets into the site.
The applicant is proposing to extend East James Court from the west property line approximately
430-feet north of the south property line. Staff is supportive of the extension of this stub street.
The applicant is proposing to extend East Willow Brook Drive from the east property line
approximately 100-feet north of the south property line. Staff is supportive of the extension of this
stub street.
The applicant is proposing to extend Blue Heron Street from the east property line approximately
100.feet south of the north property line. Staff is supportive of the extension of this stub street.
The applicant is proposing to extend Capecod Way from the north property line approximately 370-
feetwest of the east property line. Staff is supportive of the extension of this stub street.
The applicant is proposing to extend North Eureka Avenue from the North property line approximately
100-feet east of the west property line. Staff is supportive of the extension of this stub street.
The applicant is proposing to extend Blue Heron Lane from the west and north property lines. Staff is
supportive of the extension of this stub street.
3. Turnarounds
District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of
45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on
either side of any proposed center islands within the turnarounds. The medians should be
constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area.
The applicant is proposing to construct one cul-de-sac turnaround at the north end of Eureka Place.
The applicant should provide a minimum turning radius of 45-feet.
The applicant is proposing to construct one cul-de-sac turnaround with a center island located in the
southeast corner of Elbridge Street and Arrow Wood Way. The applicant should provide a minimum
turning radius of 45-feet and should provide a minimum of a 29-foot street section on either side of
the proposed center island and the island should be constructed a minimum of 4-feet wide to total a
minimum of a 100-square foot area.
4. Knuckles
District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island
within a knuckle to be constructed with the island being a minimum of 4-feet wide with a minimum
area of 100-square feet and designed to safely channel traffic. The roadway around the traffic island
6
should maintain a minimum of a 29-foot street section. The design should be reviewed and approved
by ACHD's Development staff.
The applicant is proposing to construct two knuckles within the subdivision. Staff is supportive of the
location of the proposed knuckles. The design should be reviewed and approved by ACHD's
Development staff.
5. IslandslMedians
District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public
right-of-way dedicated by this plat should be owned and maintained by a homeowners association.
Notes of this should be required on the final plat.
The applicant is proposing to construct a center island within a cul-de-sac. The island should be
owned and maintained by a homeowners association. Notes of this should be required on the final
plat.
6. Other Access
James Court (from the west property line to Cougar Drive) is dassified as a residential collector.
Direct lot access to this segment of James Court is prohibited.
C. Site Specific Conditions of Approval
Dedicate 42-feet of right-of--way on Blue Heron Lane and provide a public right's-of--way road trust
deposit for one-half of a 29-foot street section with curb, gutter and 5-foot concrete sidewalk, provide
24-feet of pavement as well as the appropriate amount of fill required to fill the Jackson Drain on Blue
Heron Lane (from the west property line to Eureka Avenue).
2. Construct East James Court (from the West property line to North Eureka Place) as a 40-foot street
section with vertical curb, gutter and 5-foot concrete sidewalk within 60-feet of right-of-way, as
proposed.
3. Construct East James Court (from North Eureka Place to East Cougar Drive) as a residential collector
with a 36-foot street section with vertical curb, gutter and a detached 4-foot concrete sidewalk (within
an easement) within 50-feet of right-of-way, as proposed. Front on housing and parking is prohibited
on this roadway.
4. Construct the intemal roadways as 36-foot street sections with curb, gutter and sidewalk within 50-
feet of right-of--way, as proposed. Construct a 5-foot attached on the majority of the internal
roadways, with the exception of a 4-foot detached sidewalk on East Cougar Drive (from East Chateau
Drive to East Blue Heron Street), James Court (from North Eureka Avenue to East Cougar Drive) and
East Chateau Drive (from East Cougar Drnre to North Grouse Avenue), as proposed.
5. ,Extend East James Court from the west property line approximately 430-feet north of the south
property line, as proposed.
6. Extend East Willow Brook Drive from the east property line approximately 100-feet north of the south
property line, as proposed.
7. Extend Blue Heron Street from the east property line approximately 100-feet south of the north
property line, as proposed.
7
8. Extend Capecod Way from the north property line approximately 370-feet west of the east property
line, as proposed.
9. Extend North Eureka Avenue from the North property line approximately 100-feet east of the west
property line, as proposed.
10. Extend Blue Heron Lane from the west and north property lines, as proposed.
11. Construct one cul-de-sac tumaround at the north end of Eureka Place, as proposed. Provide a
minimum turning radius of 45-feet.
12. Construct a cul-de-sac tumaround with a center island located in the southeast corner of Elbridge
Street and Arrow Wood Way, as proposed. Provide a minimum turning radius of 45-feet and provide
a minimum of a 29-foot street section on either side of the proposed center island. Construct the
island a minimum of 4-feet wide to total a minimum of a 100-square foot area.
13. Construct two knuckles within the subdivision, as proposed. The design shall be reviewed and
approved by ACHD's Development staff.
14. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be
owned and maintained by a homeowners association. Notes of this shall be required on the final plat.
15. Direct lot access to this segment of James Court (from the west property line to Cougar Drive) is
prohibited.
16. Comply with all Standard Conditions of Approval.
D. 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.
5. 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 ACRD 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.
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 axardance with
Ordinance #197, 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 ACRD right-of-way. The applicant shall contact ACRD 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 properly unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACRD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Request for reconsideration Guidelines
9
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported 6y oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff far further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
10
VICINITY MAP
11
MAYOR
Robert D. Cowie
CITY COUNCIL MEMBERS
Tammy de Weerd
William L. M. Nary
Cherie McCandless
Kei[h Bird
C.
i '~°j"~
CITY OF ~~ ~_-
eri~r~n -~
II IDAHO
LEGAL DEPARTMENT
(208) 466-9272 -FAX 46G-4405
PARKS & RECREATION
(208) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-550D • Fax 881-1297
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
PLANNING & ZON ING
(208) 884-5533 • Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by:
2003
Transmittal Date: Apri127, 2003 Hearing Date: June 5, 2003
File No.: CUP 03-021
Request: Conditional Use Permit for a PD for single-family residential use w/reduced setbacks, lot sizes,
lot frontages, house sizes in proposed R-8(PD) zone for proposed Trerlway Park Subdrvrsron
By: Hillview [
Location of Property or
David Zaremba, P/Z (No vaR, vac, FP)
Jerry Centers, P/Z (No VAR, VAC, FP)
Leslie Mathes, P2 (No VAR, VAC, FP)
Michael Rohm, P2 (No vAR, vac, FP)
Keith Borup, P/Z (No VAR, VAC, FP)
Robert Come, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
rty Planner
arks Department
Meridian School District (No FP)
Meridian Post Office (FPrPP Dory)
Ada County Highway District
Ada County Development Services
Central District Heahh
Nampa Meridian brig. District
Settlers Irrigation District
Idaho POWef Co. (FP/PP onty)
U.S. West (FP/PP onty)
intermountain Gas (FP/PP only)
Bureau of Reclamation (FP/PPonly)
Idaho Transportation Department (No FP)
Ada County (Annexation onty)
Ada County Land Records (FPiPP onty)
Meridian Development Corporation
Historical Preservation Commission
RECEIVED
MAY 161003
City Of Meridian
City Clerk Office
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433
City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813
RECEI~TEI)
ARR 2 5 2003
City of Meridian
City Clerk Offios
r~ia & 71~udta,~~ ~Ivu~y`at,<:a~ ?~ut.~uct
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 206-463-0092
23 Apri12003
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Will Berg, City Clerk
City of Meridian
33 East Idaho
- -
MEetididn, ID . 8362 - - - - - - - --- - - -
Re: CUP03-021
Conditional Use Permit - Trailway Park Subdivision
Dear Will:
Nampa & Meridian Irrigation District requires aland-use-change application. All storm
drainage must be retained on site. All laterals and waste ways must be protected. The
Developer must comply with Idaho Code #31-3905.
Nampa & Meridian's Jackson Drain courses through the center of the proposed project.
The easement of the Jackson Drain must be protected and any encroachment without
approved plans and a signed license agreement is unacceptable.
Nampa & Meridian Irrigation District has no comment on use w/reduced setbacks, lot
sizes, lot frontages, or house sizes in the zone proposed.
Thank you.
Sincerely,
~,~
B>11 H on, Asst. Water Superintendent
NAMPA & MERIDIAN IRRIGATION DISTRICT
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Water Superintendent
Rider 3
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APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23;000
BOISE PROJECT RIGHTS - 40,000
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ENGINEERING
aSGLUT10nNS~P
June 4, 2003
Planning & Zoning Commission
City of Meridian
33 East Idaho Avenue
Meridian, ID 83642
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DECEIVED
JUN ° 4 2003
City Of Meridian
City Clerk Office
Re: Trailway Park Subdivision
Annexation and Zoning (File No. AZ-03-10)
Preliminary Plat (File No. PP-03-011)
Conditional Use Permit for a Planned Development (File No. CUP-03-021)
Dear P&Z Commissioners:
The following is in response to staff's comments for the hearing on June 5, 2003. Comments to
which we are opposed are shown in bold.
ANNEXATION & ZONING ANALYSIS
A. We are restricted on the available area to build the pathway. The applicant
proposes to provide aten-foot-wide asphalt pathway with two feet of gravel on each
side instead of five. If the City Parks Department finds this unacceptable, the
homeowners' association will own and maintain the pathway.
G. The applicant objects to the Fare Department's request to prohibit parking in the
turnaround or place building envelopes prohibiting structures in the rear of Lots 23,
24, 25, 27 and 28, Block 6. The distance from N. Arrow Wood Way to the most
remote location of these lots is 320 feet. If the Fire Department insists on this
requirement, the island will be removed from the culdesac.
ANNEXATION AND ZONING CONDTIONS OF APPROVAL
1. The applicant will comply.
2. The applicant will comply.
ADDITIONAL CONSIDERATIONS
1. The applicant will comply.
C:\Documents and Set[ingslsmiths.MERIDIANCITYV.ocal SettingslTemporary Internet Files\OLKC\CommentsResponse.doc
Mayor and City Council/P&Z Commission
June 4, 2003
Page 2
2. The applicant opposes the requirement to provide a micropath through Lots 11 and
19 of Block 5. The block length is less than 1,000 feet, and sidewalks to be
constructed throughout the development will serve as the pedestrian walkways. We
believe this pedestrian path would be a duplication.
SITE SPECIFIC COMMENTS/PRELIMINARY PLAT
1. The applicant will coordinate with Public Works staff to provide the necessary
access to the sewer line. There is currently no existing access road over the sanitary
sewer main. The back lot lines of Lots 25 and 27, Block 6, reflect the sewer
easement of record.
2. Irrigation ditches will be piped where necessary to serve downstream properties. Those
imgation facilities that serve only this property will be abandoned.
3. The applicant will comply.
4. The applicant will comply. The applicant requests that no fencing be required where
adjacent developments already have fencing installed.
5. A detailed landscape plan will be submitted with the final plat application. We
respectfully request that the 35' landscape buffer be removed from the
requirements. The meat processing facility is not located on the adjacent parcel.
The adjacent parcel is zoned R 1 (Estate Residential). The meat processing facility
is located in an M-2 zone (General Industrial) on a separate parcel further west.
The existing ponds adjacent to this property serve as a significant buffer from the
meat processing operations. The ponds appear to be primarily groundwater, and
there are nesting ducks and geese using the area. It is reported that these ponds do
not contain any animal waste. An additional 35' buffer would not provide any
enhancement to this development. Amulti-family residential development is located
immediately adjacent to the same meat processing plant, and the uses have co-
existed with virtually no complaints from the residents of Aspen Hills Apartments.
,:;
t
C:\Documents and Settings\smiths.MERIDfANCCrY\LOCaI Settings\Temporary Internet Files\OLKC\CommenisResponse.doc
Mayor and City Council/P&Z Commission
June 4, 2003
Page 3
6. The applicant proposes to provide aten-foot-wide asphalt pathway with two feet of
gravel on each side instead of five. If the City Parks Department finds this
unacceptable, the homeowners' association will own and maintain the pathway.
7. The applicant will comply.
8. The applicant will comply.
9. The applicant agrees with the interconnection to E. Willowbrook Drive through Lot 2,
Block 6. The applicant asks that the requirement for a micropath through Lots 11
and 19 of Block 5 be removed from the conditions, as the length of the entire block is
less than 1,000 feet, and sidewalks are to be constructed throughout the
development whereby residents can access the pathway.
10. The applicant will comply.
11. The applicant will comply.
12. The applicant will comply.
13. The applicant will comply.
GENERAL COMMENTS
The applicant will comply.
2. The applicant will comply.
The applicant will comply.
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Mayor and City CounciVP&Z Commission
June 4, 2003
Page 4
4. The applicant will comply.
5. The applicant will comply.
6. The applicant will comply.
7. The applicant will comply.
8. The applicant will comply.
9. The applicant will comply.
10. The applicant will comply.
11. The applicant will comply.
12. The applicant will comply.
13. The applicant will comply.
SPfE SPECIFIC COMMENTS (Conditional Use Permitl
1. The applicant will comply.
2. The applicant will comply.
3. Approval of the reduced frontage, minimum lot sizes, and exceedance of block lengths is
noted. Reduced setbacks and minimum house sizes are also requested as part of the
conditional use application.
4. Since the applicant is already providing 15% common area, as well as a multi-use
pathway, we request that the tot lot requirement be eliminated to allow the
developer to design the open space to fit the intended market.
We believe this letter addresses all ofyour concerns. Please feel free to call me ifyou have
additional comments or questions.
Sincerely,
ENGINEERING SOLUTIONS, LLP
Becky McKay
BM:ss
cc: Hillview Development Corporation
C:tDocumenis and Settings\smiths.MERIDIANCITYIC.ocal Settings\Temporary Internet Files\OLKC\CommentsResponse.doc
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE June 5, 2003 ITEM #
PROJECT NUMBER
R~~E~D
JUN - 6 2003
CITY OF MER1D1.4~~'
9
CUP 03-021
PROJECT NAME Trailway Park Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
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