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HomeMy WebLinkAboutTrailway Park AZ 03-010June 2, 2003 AZ 03-010 MERIDIAN PLANNING & ZONING MEETING June 5, 2003 APPLICANT Hillview Development Corporation ITEM NO. 7 REQUEST Public Hearing -Request for annexation and zoning of 39.15 acres from RUT to R-8(PD) zones for proposed Trailway Park Subdivis'lon -east of Norfh Meridian Road and south of 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: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: 1, Contacted: D 1 X 1A COMMENTS sec a~-t~aG~ed s~4a~ Corr~rnerlt~, See attached Comments ~}Q,cow~ ~n c~J ~1'~~V~ ~ ~,rJ See attached Comments See attached Comments Phone: ~f~, Motedals pl~senfed of public mABMngs shall become property of the Cily of Meridian. HUB OF TREASIIRE VALLEY MAYOR A Good Place to Live LEGAL DEPARTMENT Rohert D. Come CITY OF MERIDIAN (208)2882499 Fax 288-2501 CTTY COUNCIL MEMBERS PUBLIC WORKS Tammy deWceld 33 EAST IDAHO BUII-DING DEPARTMENT Keith Bvd MERIDIAN, IDAHO 83642 (208) 898-5500 • Fax 887-1297 Cherie McCandless (208) 888-4433 • FAX (208) 887-4813 PLANNING AND ZONING William L.M. Nary City Clerk Office Fax (208) 888-4218 DEPARTMENT (208) 8845533 ~ FAX 888-6854 STAFF REPORT: Heazing Date: June 5, 2003 To: Mayor, City Council and Planning & Zoning Commission ~ ~ RECEIVED From: Wendy Kirkpatrick, Planner II W ~~N ~ 2 Z0~ 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 Residernial 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 Lots, for a total of (161) Building Lots, One "Neighborhood" Pazk and Twerny-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 (Fide No. CUP-03-02]). 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 Developmern 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 presently zoned RUT, and the applicarns have requested that upon annexation, all of the property be zoned R-8. AZ-03-010, PP-03-011, CUP-02-0SI TreilwaY Peck Snhlitdeuon. AZPP.CUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: Tune 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 pazk, 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 squaze feet for an attached single-family home lot, up to 15,014 squaze 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 development. The Planned Development application includes requests to allow reduced development standazds including reduced setbacks, reduced lot size, reduced frontages, 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 requirements and the reduced requirements that have been proposed by the applicant: Setbacks- City Requirements (R-8) Proaosed Setbacks (single family) Front: 15' living area, 20' gazage Front: 20' or 15' for non-front entry garage Reaz: 15' Reaz: 15' Interior Side: 5'/per story Interior Side: 5' single story and two story Buildings (detached & 1 side of attached) Interior Side: Zero-lot line on 1 side Interior Side: Zero-lot-line on 1 side for attached attached Lot Size- City Requirements fR~81 Proposed Lot Sizes 6,500 sq.ft. (detached) 6,000 sq.ft. (detached) 4,OOOsq.ft. (attached) 4,000 sq.ft. (attached) Lot Frontage- City Requirements (R-8) Prooosed Frontage 65'minimum (detached) 60' minimum (detached) 40' minimum (cul-de-sac) 25' minimum (cul-de-sac) Rouse Size- City Requirements (R-8) Proposed Minimum Size 1,301 sq. ft. (detached) 1,200 sq. ft. (detached) 800 s.f. (attached) 800 s.f. (attached) The applicant has proposed the following amenities to fulfill the requirement of the Planned Development Ordinance to provide at least two amenities: 5.14 acres of common azea (13% of gross land azea) and glen-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 aze or can be made available to the subject property. AL-03-010, PP-03-011, QlP-0}021 Tmilway Park Subdivi®on AZ.PP.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 irnerest to allow Hillview Development to apply for the three subject applications. LOCATION The property 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 residernial), zoned R-4 and The Willows Subdivision (Single-family residential), zoned R-8. West: J.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 11-15-11, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendmern 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". AZ-03-010, PP-03-0ll, CUP-03-071 Treilwey Pazk SiiEdivisimiAZPP.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 Department 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. Ts the area included in the zoning amendment intended to be rezoned in the future; Staff does not amicipate that the applicant intends to rezone the subject property in the future. C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning -for example, a residential area turning into a commercial area by means of conditional use .permits; Staff finds that the proposed 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 residenial) 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; AZ-03010, PP-03-011, CUP-03-011 Tisilwey Pazk Su6diwion AZ.PP.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 residemial uses will be hazazdous or disturbing to future or existing neighbors. G. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any of such services; Staff finds that the property to be annexed will 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 tumazound which would make it impossible for fire trucks to reach the homes on lots #23, 24, 25, and 27 if cars were parked in the turnaround. By requiring building envelopes to restrict structures on the rear 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 regarding 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; AL~03~O1Q PP-03-011, CUP43-021 Tceilwey Park Subdiwim 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 detrimental to the general welfare of the surrounding area. Staff recognizes the fact that traffic and noise will increase significantly upon build-out of the proposed subdivision; however staff does not feel that the amount generated will be detrimental to the public welfaze of the city. J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the subdivision's 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 ACRD comments concerning vehiculaz 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 lazger than 4" caliper that are removed shall 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)? 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 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-03-010, PP-03-011, CUP-03-0tl 'IYeilway Perk Subrtitd,ion A2PP.CUP 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. PRELIMINARY PLAT FINDINGS AND REOUIItEMENTS 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 continuity 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 capability 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 rosy be brought to the Commission's attention. Staff finds that there should not be any other heahh, safety or environmental problems associated with this subdivision that may be brought to the Council or Commission's attention. ADDTTIONAL CONSIDERATIONS Interconnectivity: Staff recommends the inclusion of additional micropaths to increase interconnectivity 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 residents of the eastern part of the subdivision. AZ03010, PP~i-011, CUP-03-021 T~eilwaYPark Sub~visionAZPP.CUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: June 2, 2003 Page 8 2. Provide a micropath through lots 11 and 19 of Block 5 to improve access to the proposed pathway for residents. 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 Commission and Council should determine if the block lengths are appropriate for the proposed development. Reduced Lot Requirements: The lot dimensions within the proposed subdivision aze 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. SITE SPECIFIC COMMENTS / PRELIlVIINARY 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 Public Works Department. Applicant shall retain and protect, or restore the gravel 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. 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 NMID pumping facility in the Fothergill Point Subdivision. The applicant has indicated that they will be upgrading the capacity of the existing pumping facility to handle the Trailway Pazk Subdivision. Underground year" 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-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 Meridian City Engineer. 4. A detailed fencing plan shall be submitted upon application of the final plat. A solid fence shall be required around the perimeter of the subdivision unless the City agrees in writing AZ-03-0Id, PP--03-0I I, CUP~03-021 TieilwsYPark Subdivision AZ.PP.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 park 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 Parks Department's pathway standards recommend that pathways be constructed with 5' of gravel on each side of the pathway. The Parks Department is recommending that these standards be applied to the pathway in the Trailway Subdivision. A significant reason for the establishment of these pathway standazds 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 recently 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 grave] road from the proposed park (Block 9, Lot 3) or integrate gravel 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 corner of the development. Any drainage areas AZ-03-0]q PP-03-0lt, CUP-03-021 T~sihrey Park Submvieion AZPP.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-yeaz storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas 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. GENERAL COMMENTS Please submit a copy of the Ada Coumy 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". 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. 7. 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 azea 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. AZO}OIO, PP-03-011, COP-03-021 Tnubny Park SubdiveionAZPP.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 property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be 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 Department 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 are set a minimum of three feet above the highest established normal groundwater elevation. STANDARDS FOR CONDTTIONAL 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 preserned 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 large 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 "Mixed Use - Regional. Staff finds that the proposed residential uses are 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 will not adversely change the essential character of the same area; AZ-03-0]0, PPS-0ll, COP-03-021 11ei1weY Pe& S1bdivieion A2PP.COP 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 character of the area. 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) presented at the public hearings before making this finding. E. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and fu•e 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 development will be adequately served by the essential public facilities and services listed above. F. That the proposed use 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 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 will 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. AZ-03-010, PP-03-011, CUP-03-071 Tntilway Pmk Suhdivwon AZPP.COP Planning & Zoning Commission/Mayor & City Council Transmittal Date: June 2, 2003 Page 13 L That the proposed use vn71 not 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 destroyed by issuance of this conditional use. Existing trees greater than 4" caliper must be retained or mitigated for, if removed. SITE SPECIFIC COMMENTS (Conditional Use Permit) 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. 3. 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.) Staff recommends approval of the proposed annexation/rezone, preliminary plat, and conditional use permit with the aforememioned findings and conditions. If the Planning and Zoning commission recommends that the applicant makes substantial 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. AZ-03010, PP-01011, CUP-03021 7YailwaY Pmk Subdivieum AZPP.CUP a ~~`~~ "~`~' .Ada County Highway District 31 Susan ~. easuaKe, Esc vice rresiaenc Dave Givens, 2nd Vice President David E. Wynkoop, Commissioner Jahn S. Franden, Commissioner Garden City ID 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: May 21, 2003 $ECEIVED To: Raleigh and Dieuw Hawe MAY 2 3 20Q3 Hillview Development Corporation 530 East Blue Heron Lane City of Meridian City Clerk Office Subject: Trailway Park Subdivision 161-lot residential subdivision Beiween 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) Right-of-way & De Planning Division Analyst ~ment Services 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 ~. ~~ Ada County Highway District & 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. ado. id. us File Numbers: Trailway Park Subdivision/ MPP03-011/MAZ03-010/MCUP03-021 Site address: East of North Meridian Road and South of Blue Heron Lane Owner/Applicant: 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 staffs 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 for 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 two 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-turn 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 fora 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 15` 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. ACRD 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 15` 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 currently 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 Principal arterial East of Meridian Road was 21,692 on 5-2-00 West of Meridian Road was 21,030 on 5-2-00 Currently 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 Eureka Avenue Frontage: 50-feet Functional Street Classification: Local Traffic count: Not available Speed limit: 25 MPH Capecod Wav Frontage: 50-feet Functional Street Classification: Local Traffic count: Not available Speed limit: 25 MPH Willowbrook Drive Frontage: 50-feet Functional Street Classification: Local Traffic count: Not available Level of Service: Currently better than "C" Speed limit: 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 curcently improvements surcounding the site, but the improvements do not 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. l~cisting 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 curcently 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 ormore in which case the sidewalk shall be a minimum of 4-feet in width. Resldentla! Collector (East James Court) The applicant is proposing to 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. 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. Loco! 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 property 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- feet west 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 tumaround 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 tumaround 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. Islands/Medians 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 classified 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 Drive 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 turnaround at the north end of Eureka Place, as proposed. Provide a minimum turning radius of 45-feet. 12. Construct a cul-de-sac turnaround 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 ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #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 ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless 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. ACHD requirements are intended to assure that the proposed useldevelopment 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 by 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 ACRD staff for further review. The Commission may set the date of the meeting at which the matter is to be retumed. 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 ACRD 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 Grover administrative costs, as established by the Commission. 10 VICINITY MAP 11 MAYOR ROBERT D. CORRIE COUNCII. MEbIDERS WE,LU,M L.M. NARY KErrx BmD TAMMY DE WEERD CREATE MCCANDLESS RURAL FIRE COMbIISSIONER3 RICHARD GREENS TERRY LEIGHTON STEVEELLIOTT May 27, 2003 TO: FROM: SUBJECT: CHRiF KEN W. BOWERS c.rtr oP ---.~ C~ri~ia-n ~ Mayor, City Council and the Meridian Planning & Zoning Commission Joseph Silva, Deputy Chief, Fire Prevention Trailway Park Subdivision AZ 03-010, CUP 03-021 The following will be the requiremerns 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 Departmem and shall be submitted thru the Public Works Departments. 4. All radii shall be 28' inside and 48' outside radius. 5. According to a report completed by Fire & Emergency Services Consulting Crroup 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. IDAI-IO T,~ C~ a"11 u'm Vr+~Y ~~, MERIDIAN CITY/RURAL FIRE DEPARTMENT DEPUTY CHHiF - FnIH PREVENTION JOSEPH SH,VA R~C~IVED DEPUFY CIID;F - TRAIIJING BH.L JOHNSON 540 East Franklin Road Meridian, ID 83642 (208)888-1234 Fax (208)895-0390 MAY 2 7.2003 i;ity Of Meridian City Clerk Office 6. Provide an approved turnaround for all streets greater than 150' in length that have no outlet. This may bean issue during the phasing of the project. MAYOR Robert D. Cowie CITY COUNCIL MEMBERS Tammy de Weerd William L. M. (Vary Cherie McCandless Keith Bird ~~~ ~ ~. -,~ - CITY OF 1'~~,_ -.r '_ ~, eri~i~n ~~ ~~~ ~~ `l _ IDAHO ~1~ LEGAL DEPARTMENT (208) 466-9272 • FAX 4GG-4405 PARKS & RECREATION (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 • Fax 887-] 297 PLANNING & ZONING (208) 684-5533 • 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: April 21, 2003 Hearing Date: June 5, 2003 File No.: AZ 03-010 Request: Annexation and Zoning of 39.75 acres from RUT to R-8(PD) zones for proposed Trailway Park Subdivision By: Hillview [ Location of Property or David Zaremba, P!Z (NO VAR, VAC, FP) Jerry Centers, P/Z (No vaR, vac, FP) Leslie Mathes, P/Z (No VAR, VAC, FP) Michael Rohm, P!Z (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 Your City Engineer City Planner _~~ Parks Department Meridian School District (No FP) Meridian Post Office (FP/PP only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho POWer Co. (FP/PP oMy) U.S. West (FP/PPonty) Intermountain Gas (FPiPP only) Bureau of Reclamation (FPiPP only) Idaho Transportation Department (No FP) Ada County (Annexa8ononly) Ada County Land Records (FPrPP Dory) Meridian Development Corporation Historical Preservation Commission D MAY 16 2003 City Of Meridian City Clerk Office 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433 City Clerk Of'tice Fax (20S) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813 ENGINEERING planning and engineedng cammunides torthe Ntma SOLUTIONSLtP ', ~~Z ~mn~r. ~cz~ ~ -p$ -03 June 4, 2003 RECEIVED Planning & Zoning Commission 1. City of Meridian JUN - 4 2003 33 East Idaho Avenue City Of Meridian Meridian, ID 83642 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 Fire 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 The applicant will comply. 2. The applicant will comply. ADDITIONAL CONSIDERATIONS 1. The applicant will comply. Ct\Documents and Settings\Smi[hs.MERIDIANCITY\Local Settings\Temporary Internet Files\OLKC\Commen[sResponse.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/PRELIMINARYPLAT 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 irrigation 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. ~~~ ~ PIIII~3~IN~~iE~~l~~y;, r;; ,~°~~~~~}(;E~~ ~~.. ...~: iAN i~°..~~A~1i.~~~il l~ry'f~1~H~U C:\Documents and Set[ings\Smiths.MERIDIANC[TY\L.ocal Setfings\Temporary Internet Files\OLKC\CommentsResponse.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 1. The applicant will comply. 2. The applicant will comply. 3. The applicant will comply. C:\Documents and Set[ingslsmi[hs.MERIDIANCITY\Local Settings\Temporary ln[eme[ Files\OLKC\Commen[sResponse.doc Mayor and City Council/P&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. SITE 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 Rt 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:\DOCUments and Se[tings\smiths.MERIDIANCITY\Local Settings\Temporary In[eme[Files\OLKC\CommenlsResponse.doc RECE~D DATE CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET June 5, 2003 ITEM # PROJECT NUMBER JUN - 6 2003 CITY OF D~RIDL~,N 7 AZ 03-010 PROJECT NAME Trailway Park Subdivision NAME (PLEASE FOR IAGAINSTINEUTRAL ,.~ _.