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Highgate Sub PP 03-023
'~ ~ 3 -023 c-~-es~- MERIDIAN PLANNING & ZONING MEETING September 4, 2003 APPLICANT Harris Homes, LLC ITEM NO. 6 REQUEST Public Hearing -- Request for Preliminary Plat approval of 74 building lots and 10 other lots on 15.038 acres in a proposed R-8 zone for proposed Highgate Subdivision - 2700 North Meridian Road AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS COMMENTS See attached Comments See aftached Comments "Ok with the Meridian Water Department" No Comment See attached Comments See attached Comments No Comment See attached Comments See attached Comments rwy~f.~ ~ ~ ~ ~ ~~~ See attached Comments OTHER: See attached lette of property posting Contacted: ~ Date: Emailed: Staff Initials: Materials presented at public meetings shall become property of the ~' v of ~~~; CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE September 4, 2003 ITEM # 6 PROJECT NUMBER PP 03-023 PROJECT NAME Highgate Subdivision NAME (PLEASE PRINT) FOR AGAINST NEUTRAL 1 , r q-n ~ x C~ HUB OF TREASURE VALLEY MAYOR A Good Place to Live LEGAL DEPAfi OMENT Robert D Came (208) 466-9272 Fax 466-0405 . CITY OF MERIDIAN P ULi ,vGRi« G,,Y000NCiLMEMBER c U 33 EAST IDAHO f R ?~~I)$D$ Tammy aeWeera RS7 izm s o Fa ( xeith Bird MERIDIAN, H)AHO 83642 Cherie McCandless (208) 888-4433 ~ FAX (208) 887-4813 PLANMNG ANL7 "ZONING City Clerk Office Pax (208) 888-4218 DEPARTMENT William L.M. Nary (208) 884-5533 ~ FAX 888-6854 STAFF REPORT: P&Z Hearing Date: September 4, 2003 Transmittal Date: September 2, 2003 To: Mayor, City Council and Planning & Zoning Commission RECEIVED From: Bruce Frecldeton, Senior Engineering Tech' Steve Siddoway; Planner II G~~--- ~<.P+~ ~ 2 20~ Re: Highgate Subdivision City Of Meridian City Clerk Office • Annexation and Zoning of 15.038 Acres from RUT (Ada County) to R-8 (Medium Density Residential), by Harris Homes, LLC (File No. AZ-03-019). • Preliminary Plat Approval of 74 Residential Lots and LO "Other" Lots on 15.038 Acres of Land, by Hams Homes, LLC (File No. PP-03-023). • A Conditional Use Permit for a Single Family Residential Planned Development with a Mix of Attached and Detached housing in a Proposed R-8 Zone. The Proposed Planned Development Includes a Request for Reduced Lot Sizes, Reduced Frontage Requirements, Reduced Setbacks, Reduced Minimum House Size and to Exceed Block Length Requirements, by Hams Homes, LLC (File No. CUP 03-039) We have reviewed the aforementioned applications and now 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. APPLICATIONS SUMMARY The Applicant, Harris Homes, has requested the annexation and zoning of 15 acres of land on the east side of Meridian Road, approximately''/4 mile south of Ustick Road. The land is presently zoned RUT and contains three single family dwellings and vacant land. The South Slough runs along the south and east sides of the subject property. The Onweiler Lateral runs along the north boundary. The site also has several large existing trees on site. The requested zoning designation is R-8, which complies with the Comprehensive Plan and is compatible with surrounding annexed properties. The Applicant's preliminary plat approval request is for 74 Residential Lots and 10 "Other" Lots. The "other" lots include common open space, street buffers, micropaths, and storm water lots. The proposed residential gross density of the subdivision as stated in the application is 4.63 dwelling units per acre; net density is 8.08 dwelling units per acre. Proposed lot sizes range from 4,050 s.f. to 8,936 s.f. The proposed subdivision is separated into two distinct areas. The section closest to Meridian Road is proposed for single-family attached dwellings, with lot sizes ranging generally between 4,000 AZ-03-019; PP-03-023; CUP-03-039 Highgate AZ.CUP.PP Mayor, Council, and P&Z Commission Hearing Date: September 4, 2003 Page 2 s.f. and 4,500 s.f. The section around the central loop road is proposed for single-family detached dwellings, with lot sizes generally around 5,000 s.f. The Applicant has also requested approval of a Conditional Use Permit for a Planned Development to allow reduced development standards including reduced lot sizes, reduced frontage requirements, reduced setbacks, reduced minimum house size, and to exceed block length requirements. As amenities, the applicant is proposing a tot lot playground on Lot 15 Block 3 and a pathway on Lot 29, Block 4, following the Onweiler Lateral. The application also states that they are providing 10% open space. However, after subtracting out the street buffers along Meridian Road (which cannot be counted toward the open space calculation) the project has approximately 8.5% open space. Upon resolution of the issues noted under Special Considerations; staff recommends approval of the project with the conditions contained in this report. CURRENT OWNERS OF RECORD The Moyle Family Trust is the current property owners and they have submitted notarized consent for the applicant to submit the three subject applications. LOCATION The subject_property is located within Section 6, Township 3 North, Range 1 East, on the east side of Meridian Road, approximately % mile south of Ustick Road. North: Recently approved Silhouette Subdivision, zoned R-8; and rural residential property, zoned RUT and Rl (Ada County). South: Rural residential property, zoned .RUT and Rl (Ada County); and Fothergill Pointe Subdivision, zoned R-8. East: Bedford Place Subdivision, zoned R-8. West: Lansbury Lane Subdivision and proposed Clearbrook Estates Subdivision, zoned R-4. ANNEXATION & ZONING ANALYSIS According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment." The following is the list of standards found in 11-15-1 l 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; AZ-03-019; PP-03-023; CUP-03-039 Highgate AZ.CUPPP Mayor, Council, and P&Z Commission Hearing Date: September 4, 2003 Page 3 Staff finds that the requested residential zoning designation, R-8, is harmonious with and in accordance with the adopted Comprehensive Plan Future Land Use Map, which designates the land to be Medium Density Residential. The Medium Density Residential designation allows for R-4 and R-8 zoning. All the surrounding annexed properties on the east side of Meridian Road are also zoned R-8. B. Is the area included in the zoning amendment intended to be rezoned in the future; Staff does not anticipate that the land to be annexed will be rezoned in the future; nor has the applicant indicated a desire to rezone this property in the future. C. Is the area included in the zoning amendment intended to b e developed in the fashion that would be allowed under the new zoning -for example, a residential area turning into commercial area by means of conditional use permits; Staff finds that the property will be developed in a manner that does not match. the standard requirements for the R-8 zone. However, the zoning request is accompanied by a planned development request to allow reduced development standards including reduced lot sizes, reduced frontage requirements, reduced setbacks, and reduced minimum house size and to exceed block length requirements. If the planned development is approved, the area will be developed consistent to the revised standards. 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 surrounding area is developing with single-family residential. projects. Most of the land surrounding the subject property that has been aimexed is zoned R-8. Other surrounding properties are still in Ada County and are zoned RUT and Rl. The density of the proposed project is higher than some of the adjacent subdivisions, which were developed under the R-8 standards without modification. It is very similar to the density and type o f development found in the adjacent Silhouette Subdivision, which was recently approved and should have construction beginning soon. 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 uses (single family and single family attached residential) match the intended character of the vicinity, as noted on the Future Land Use Map. Staff finds that the proposed residential structures can be designed and constructed in a manner that will be harmonious with and appropriate in appearance with the existing and intended character of the surrounding area. The approval of Silhouette Subdivision AZ-03-019; PP-03-023; CUP-03-039 Highgate AZ.CUP.PP Mayor, Council, and P&Z Commission Hearing Date: September 4, 2003 Page 4 to t he n orthwest o f t he subject p roperty altered the e ssential c haracter o f t he a rea t o include smaller lots and attached units. F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony to determine whether or not the proposed use will be disturbing or hazardous to the neighboring uses. Staff does not anticipate that the proposed uses will be hazardous 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 6e able to provide adequately any of such services; The Commission and Council will need to reference any written or verbal testimony submitted by the Meridian Police and Fire Departments regarding their ability to adequately service this project. ACHD approved the proposed project on August 6, 2003. Water and sanitary sewer service to the project will be readily available from Meridian Road. H. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; If approved, the developer will finance the extension of sewer, water, local street infrastructure, utilities and irrigation services to serve the project. The primary public costs to serve the future residents will be fire, police and school facilities and services. Staff finds there will not be excessive additional requirements at public cost and that the annexation and zoning will not be detrimental to the community's economic welfare. I. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that the proposed residential uses will not be detrimental to surrounding property values if the quality of products constructed match the e levations submitted with the accompanying CUP application. Staff also finds that the proposed use will create additional traffic on adjacent arterial roads. The ACHD report estimates that the proposed development will generate 720 additional vehicle trips per day. Staff does not anticipate the proposed use will create excessive noise, smoke, fumes, glare, or odors. J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; AZ-03-019; PPA3-023; CUP-03-039 Highgate AZ.CUP.PP Mayor, Council, and P&Z Commission Hearing Date: September 4, 2003 Page 5 Ordinance 12-4-2.E.1 states that "streets shall intersect at ninety degrees (90°) or as closely t hereto a s p ossible, a nd i n n o c ase s hall streets i ntersect a t l ess t han s eventy degrees (70°). Staff finds that the revised plat dated August 11, 2003 has modified the intersection of Claire Street with Meridian Road to be nearly 90°; the prior version was 78°. ACRD has approved the new intersection angle. Staff finds that the applicant has connected to the existing stub street in Bedford Place Subdivision (Baldwin Street) and the approved stub location in Silhouette Subdivision (Richter Avenue). Staff further finds that no stub should be required in alignment with Hawlc Street, as it would require a bridge over the South Slough and an unreasonable cost for the scale of the proposed development. K. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and Staff finds that the site has several existing mature trees surrounding the existing homes, which are not depicted on the landscape plan. The site plan accommodates the existing trees located along the South Slough, but does not accommodate any of the trees internal to the site. The trees appear to be a mix of willow, oak and other species Chat may be considered a natural feature of major importance, although some trees do contain some dead wood in them. The applicant should coordinate with the City Arborist, Elroy Huff, at the Parks Dept. for a determination of any hazard trees that may be removed without mitigation per Ordinance 12-13-13-6. Any trees removed without such a determination must be mitigated for per the same ordinance. L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592,11-17-1992)" Staff finds that the annexation of this infill property would be in the best interest of the City. ANNEXATION AND ZONING COMMENTS 1. The legal descriptions submitted with the application appear to meet the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits. 2. The subject property is within the Urban Services Planning Area. 3. 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. Wells may be used for non-domestic purposes such as landscape irrigation. 4. A Development Agreement will be required as part of this annexation request. The development agreement shall include all conditions of the preliminary plat and conditional use permit/planned development. AZ-03-019; PP-03-023; CUP-03-039 Highgate AZ.CUP.PP Mayor, Council, and P&Z Commission Hearing Date: September 4, 2003 Page 6 PRELIMINARY 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; As noted above, staff finds that the subdivision appears to be in conformance with the Comprehensive Plan and requested zoning, provided the Commission and Council grant the requested reduced standards per the planned development. See Aimexaticn and Zoning Analysis item A. b. The availability of public services to accommodate the proposed development; Staff finds that public services are available to accommodate the proposed development. See Annexation and Zoning Analysis item H. c. The continuity of the proposed development with the capital improvement program; Staff finds that the subdivision will not conflict with the capital improvement plan. Because the developer is installing sewer, water, local street infrastructure, utilities and irrigation, the subdivision will not require the expenditure of capital improvement funds. See Annexation and Zoning Analysis item H. 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. Staff recommends that the Commission and Council consider the Meridian Police, Parks, and Fire Departments' comments with regard to their capability to serve the proposed development. See Annexation and Zoning Analysis item H. e. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff finds that there should not be any other health, safety or environmental problems associated with this subdivision that should be brought to the Council or Commission's attention. ACHD considers road safety issues in their analysis; no hazardous natural features have been identified on the site. AZ-03-019; PP-03-023; CUP-03-039 Highgate AZ.CUP.PP Mayor, Council, and P&Z Commission Hearing Date: September 4, 2003 Page 7 SPECIAL CONSIDERATIONS-PRELIMINARY PLAT A. Non-Build Agreement: The application as submitted anticipated a request for anon-build agreement to accommodate one of the existing homes. However, in a subsequent letter from the applicant dated July 15, 2003 they state that the non-build agreement is no longer needed and their request was rescinded. See Site Specific Comment #1. B. Future Right-of-Wav: The proposed plat appears to accommodate future right-of-way needs along Meridian Road, as it depicts 48 feet from centerline to the front of the landscape buffer. However, Meridian Road widening is not in the 5-year work program for ACHD, so unless the applicant intends to dedicate the future right-of--way, such right-of--way should be placed in separate lot(s) on the plat for future dedication when ACHD can purchase it. See Site Specific Comment #2. C. Attached Housing: Lots 2 through 14, Block 3 are intended for single family attached homes. However, there are an odd number of lots in this arrangement, so one of the lots will require a detached h ome. T he a pplicant s hould d efine w hich 1 of w ill c ontain t he d etached h ome a nd correct the note on the plat to reflect the change. See Site Specific Comment #3. D. Acreage: All three application forms state that the acreage of the project is 15.038 acres. However, this does not match the submitted legal description (16.0 acres), the original legal description-which did not include Meridian right-of--way (15.68 acres), nor the assessor's data (15.48 acres). The applicant should verify the correct acreage for all three applications at the hearing-which appears to be 16.0 acres for the annexation and 15.68 acres for the plat and CUP. E. Encroachment Agreement: The proposed lots that back up to the South Slough encroach into the existing 45-foot Nampa & Meridian Imgation District (NMID) easement. The applicant should address the status of discussions with NMID on this issue at the hearing and whether they expect the encroachment to be approved as proposed. A copy of the signed encroachment agreement will be required with the final plat application. See Site Specific Comment #4. F. Phasing: No phasing is shown on the preliminary plat. The applicant should verify at the hearing that they intend to do the project in a single phase. G. Micronath: The micropath on Lot 22, Block 3 is too narrow and must be at least 15 feet wide. To accomplish this, staff recommends shifting the micropath west to become part of the open space lot (Lot 15, Block 3). See Site Specific Comment #5. SITE SPECIFIC COMMENTS (preliminary plat) 1. Correct note 3 to remove mention of the non-build agreement. 2. Modify the plat to show the future right-of--way as required by ACHD along Meridian Road on separate common lot(s). AZ-03-0I9; PP-03-023; CUP-03-039 Highgate AZ.CUP.PP Mayor, Council, and P&Z Commission Hearing Date: September 4, 2003 Page 8 3. Water service to this site shall be via main line extensions from the existing mains adjacent to the property. The applicant shall be required to extend water mains to and through the proposed development. 4. Sanitary sewer service shall be via main line extension from the existing mains adjacent to the property. The applicant shall be required to extend sewer mains to and through the proposed development. 5. Underground year-round pressurized irrigation must be provided to all lots within this development. If the pressurized irrigation system within this development is to remain a private Homeowners Association system, complete plans and specifications shall be reviewed by the Public Works Department as part of the development plan review process. A draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval. 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. 6. Correct the note on the plat regarding lots intended for attached/detached housing. Submit a copy of the encroachment agreement with the Nampa & Meridian Irrigation District (NMID) with the final plat application. 8. The micropath lot (Lot 22, Block 3) shall be at least 15 feet wide or shifted west to make the proposed 10-foot path part of the open space on Lot 15, Block 3. 9. In accordance with Ordinance 12-13-10-8, Applicant shall construct detached sidewalks adjacent to Meridian Road. The minimum width of the parkway area between the future curb and sidewalk is five (5) feet. In any parkway areas less than ten feet wide, tree plantings within the parkways will be restricted to either Class I or Class II trees. 10. Fencing d etails s hall b e s ubmitted w ith t he F final P lat a pplication f or p erimeter fencing. A 11 fences shall taper down to 3 feet maximum within 20 feet of all right-of--way. Micropath fencing shall be shown per Ordinance 12-13-15-9. 11. A detailed landscaping plan and performance specifications for the common area pressurized irrigation system shall be submitted with the final plat application. The landscape plan shall depict all existing trees intended for removal and detail any required mitigation. 12. Please submit all updated groundwater/soils monitoring data to the Public Works Department for review. Any drainage areas (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 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 AZ-03-019; PP-03-023; CUP-03-039 Highgate AZ.CUP.PP Mayor, Council, and P&Z Commission Hearing Date: September 4, 2003 Page 9 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 (preliminary slat) 1. Please submit a copy of the Ada County Street Name Committee's final 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. 3. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. Two-hundred-fifty and one-hundred-watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 5. Underground pressurized irrigation must be provided to all landscape areas on site. Applicant shall be required to utilize any existing surface or well water for the primary source. Applicant has indicated that the pressurized irrigation system within this development is to be owned and maintained by the Homeowners Association. 6. Perimeter fencing shall be required, unless otherwise agreed upon in writing by the Planning Director. No fencing will be permitted within the required landscape buffers. The Applicant shall address the type of fencing planned at the P&Z Commission public hearing. Submit detailed fencing plans for review and approval with submittal of the Final Plat. All required fencing is to be in place prior to issuance of building permits. A letter of credit or cash will be required for these fences prior to signature on the final plat. Perimeter fencing shall be installed prior to obtaining building permits. 7. A detailed landscape plan for the common areas, including pathways and types of construction, shall be submitted for review and approval with the submittal of the final plat applications. The plan must include sizes and species of trees, shrubs, berming/swale details, and all proposed ground cover/treatment. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized imgation, sanitary sewer, water, etc., prior to signature on the Final Plat. 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. The ditches to be piped should be shown on the site plans. Plans will need to be AZ-03-019; PP-03-023; CUP-03-039 }iighga[e AZ.CUP.PP Mayor, Council, and P&Z Commission Hearing Date: September 4, 2003 Page 10 approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 9. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Sections 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 10. Any drainage areas (detention/retention basins) must be designed to ensure that water will percolate or discharge within a period of time not to exceed 24 hours for all storms up to and including a 100-year storm event. Side slopes within drainage areas shall not exceed 3:1. 11. 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. 12. Please submit updated groundwater/soils monitoring data to the Public Worlcs Department for review. 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. STANDARDS FOR CONDITIONAL USE PERMITS 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 large enough to accommodate the requested use and all other required features. Staff had concerns about whether the proposed homes would actually fit on the proposed lots. However, the applicant has provided sample lot layouts that show how the houses would fit on a couple of detached lots of different shapes and also on a pair of attached lots. Therefore, staff concurs that the residential lots are of adequate size and shape to accommodate the proposed homes provided that the reduced setbacks are approved. 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 Medium Density Residential. The proposed mix of attached and detached residential units can comply with the AZ-03-O19; PP-03-023; CUP-03-039 Highgate AZ.CUP.PP Mayor, Council, and P&Z Commission Hearing Date: September 4, 2003 Page 11 Comprehensive Plan by means of approval as a Planned Development if the requested standards are granted. Staff finds that if the modifications required in this report are done, the application will meet the requirements of the Planned Development and other Zoning Ordinances. 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; Staff finds the design concept to be compatible with the intended character of the area. See item E under Annexation and Zoning Analysis. 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 development will have an adverse impact on the surrounding property. However, the Commission and Council should consider any testimony given 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 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; See comments under Annexation & Zoning Analysis item G. 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; See comments under Annexation & Zoning Analysis item H. 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; See comments under Annexation & Zoning Analysis item I. 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; See comments under Annexation & Zoning Analysis item J. I. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. AZ-03-O19; PP-03-023; CUP-03-039 Highgate AZ.CUP.PP Mayor, Council, and P&Z Commission Hearing Date: September 4, 2003 Page 12 See comments under Annexation & Zoning Analysis item K. SPECIAL CONSIDERATIONS-CONDITIONAL USE PERMIT A. Ditch Tiling Waiver: Staff is aware that the developer of Silhouette Subdivision intends to go before City Council in the near future to request a waiver from the requirement to the the Onweiler Lateral. He is building a pathway adjacent to the Onwieler and desires to leave the ditch open, landscape it and make it an amenity for the pathway. The subject application for Highgate Subdivision proposes to continue the pathway adjacent to the Onweiler Lateral, connecting to the path in Silhouette Subdivision. For the record, the applicant is proposing to the the ditch per standard requirements. However, if Silhouette is allowed to keep it open and use it as an amenity, staff feels that Highgate should follow suit, as it will be an extension of the same pathway. See Site Specific Condition #2. Staff supports a waiver from the requirement to the the South Slough. Such a waiver has been regularly granted to other projects adjacent to the Slough. The applicant should request such a waiver from City Council. B. Public Easement: The Onweiler pathway has been identified by the Parks Dept. as a potential alternative alignment for the South Slough pathway shown on the Comprehensive Plan. Therefore, staff requests a public easement across the lot containing the proposed pathway. See Site Specific Condition #3. C. Reduced Standards: The Applicant has also requested approval of a Conditional Use Permit for a Planned Development to allow reduced development standards including reduced lot sizes, reduced frontage requirements, reduced setbacks, reduced minimum house size and to exceed block length requirements. The only concern staff has with the requested modifications is the reduction of street side setbacks to 10 feet. The applicant should address potential vision issues at the hearing. It should be noted that the applicant is requesting the reduction on all seven comer lots, not just 20% of the comer lots (it is 20% of the total lots). The Commission and Council should also consider if the requested modifications are acceptable. See Site Specific Condition #6. D. Amenities: The applicant has provided the following amenities as part of the planned development: 1.33 acres (8.5%) open space, a tot lot, and pathway along the Onweiler Lateral. A pedestrian micropath is provided to the South Slough area. A future multi-use pathway will be on south side of the South Slough. The Commission and Council should review these proposed amenities and determine if they are "appropriate to the size and uses of the proposed development" per Ordinance 12-6-2.3. E. Stormwater D etention: Several d evelopments a dj acent t o t he S outh S lough h ave h ad i sues with high ground water. The submitted groundwater report shows groundwater varying from. 8.5 feet to 3.7 feet. Staff, the Commission, and Council do not support any "wet ponds" as they have proven to be a nuisance for stagnant water, mosquito breeding-grounds, and odor. The AZ-03-019; PP-03-023; CUP-03-039 Highgate AZ.CUP.PP Mayor, Council, and P&Z Commission Hearing Date: September 4, 2003 Page 13 applicant should address the depth to groundwater at the hearing and whether they intend any stormwater areas to be designed as wet ponds. See Site Specific Condition #4. F. Existin Tg rees: As noted earlier, the site has several existing mature trees surrounding the existing homes, which are not depicted on the landscape plan. The plat accommodates the existing trees located along the South Slough, but does not accommodate any of the trees internal to the site. The trees appear to be a mix of willow, oak and other species that may be considered a natural feature of major importance, although some trees do contain some dead wood in them. The applicant should coordinate with the City Arborist, Elroy Huff, at the Parks Dept, for a determination of the status and quality of the trees. If the trees are deemed diseased, dying, or a hazard, they may be removed without any mitigation. If they are healthy, it is difficult for staff to find that all feasible attempts to accommodate the existing trees were made (Ordinance 12-13-13-2) and perhaps the plat should be reconfigured to place the open space in locations that preserve existing trees. See Site Specific Condition #5. G. Landscape Plan: The application letter states that a playground will be located on Lot 4, Block 3. The Landscape Plan depicts it on lot 4, Block 5. The applicant should verify the correct lot. Also, lot 15, Block 3 is labeled as open space/drainage on the plat, but is not shown with any landscaping on the landscape plan. No other lots are labeled for drainage and are not depicted with swales on the landscape plan. The applicant should verify if this is accurate. None of the existing trees in the center of the project are depicted on the plan and should be shown. See Site Specific Condition #6. SITE SPECIFIC CONDITIONS (Conditional Use Permit) 1. Applicant shall meet all of the requirements of the annexation and preliminary plat as a condition of the Conditional Use Permit. 2. The issue of waiving to the requirement to the the Oneweiler Lateral will be addressed with the final plat for Highgate Subdivision. The South Slough is not required to be tiled. 3. A public easement shall be recorded across the lot containing the proposed pathway prior to signature on the final plat. 4. All stormwater detention facilities are subject to Ordinance 12-13-14 and shall be fully vegetated with grass and trees, as depicted on the submitted landscape plans. No such facilities shall be designed as "wet ponds" with a sealed base that does not allow water penetration. 5. All existing trees greater than 4" caliper shall be retained and protected, including all existing trees along the canals. Any such tree removed from the site shall be mitigated for per City ordinances, unless the City Arborist has made a written determination that such trees may be removed without mitigation. AZ-03-O19; PP-03-023; CUP-03-039 Highgatz AZ.CUP.PP Mayor, Council, and P&Z Commission Hearing Date: September 4, 2003 Page 14 6. Applicant shall submit a revised landscape plan that depicts all existing trees greater than 4" caliper to be removed and all stormwater facilities, including L of 15, Block 3. The revised landscape plan shall also depict all required mitigation trees. 7. The modified development standazds, including reduced lot sizes, reduced frontage requirements, reduced setbacks, reduced minimum house size and exceeding block length requirements, are approved as depicted on the approved site plan. 8. The following amenities are required as part of the planned development: a tot lot on Lot 4, Block 5, a pathway and landscaping along the Onwieler Lateral, and open spaces as depicted on the approved site plan. 9. All development shall comply with the Americans with Disabilities Act and the Fair Housing Act. 10. Applicant shall submit 15 copies of a revised preliminary plat/site plan and landscape plan in conformance with this report and the direction of the Planning & Zoning Commission at least 10 days prior to the next hearing on this application. RECOMMENDATION Staff supports the subdivision uses, amenities, and general layout except as noted in this report. Upon resolution of the outstanding issues, staff recommends approval of the application with the conditions noted above. AZ-03-019; PP-03-023; CUP-03-039 I~ighgate AZ.CUP.PP Pr•poring Tadoy's Snrdents For Tomorrow's SUPERINTENDENT Christine H. Donnell July 9, 2003 City of Meridian 33 East Idaho Meridian, Idaho 83642 Dear Planners: RECEIVED ~u~ ~ ~ zooa City of Meridian City Clerk Office The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, middle schools, and elementary schools throughout the district are operating over capacity. Approval of HiPJt¢ate Subdivision will have a significant impact on school enrollments at Chief Joseph Elementary Meridian Middle, and Meridian High School. We can predict that these homes, when completed, will house twenty-three (23) elementary aged children, eighteen (18) middle school aged children, and thirteen (13) senior high aged students. Additional students will further compound the current overcrowded situation. Residents cannot be assured of attending the neighborhood school, as it may be necessary to bus students to other schools across the district. School capacity is addressed in Idaho Code 67-6508. The Meridian School District is currently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at 888-6701. Sincerely, ~~~ `~ Wendel Bigham Joint School District No. 2 911 Meridian Road • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 888-6700 Supervisor of Facilities and Construction CENTRAL ~~ DISTRICT HEALTH DEPARTMENT Rezone # CENTRAL DISTRICT HEALTH DEPARTMENT Environmental Health Division Return to: ^ Boise ^ Eagle g,ECEIVED P~'uaaxy /Final /Short Plat ^ Garden City eridian ^ Kuna ^ ACZ ^ Star ^ 1. We have No Objections to this Proposal. ^ 2. We recommend Denial of this Proposal. ^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. ^ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: ^ high seasonal ground water ^ waste flow characteristics ^ or bedrock from original grade ^ other ^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and `~ water availability. ~Lf 8. After wri a approval from appropriate entities are submitted, we can approve this proposal for: ` entral sewage ^ community sewage system ^ community water well ^ interim sewage central water ^ individual sewage ^ individual water ~9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division o~nvironmental Quality: central sewage ^ community sewage system ^ community water ^ sewage dry lines Central water ~10: Run-off is not to create a mosquito breeding problem. ^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ^ 13. We will require plans be submitted for a plan review for any: ^ food establishment ^ swimming pools or spas ^ child care center ^ beverage establishment ^ grocery store ~14. ^ 15. Please see attached stormwater management recommendatations Date: D D®~ Reviewed By: /~ Review Sheet CDHD 9N0Ikc CITY COUN~GIEME Tammy de Weerd William L. M. Nary Cherie McCandless r F~ . ~ery3, n .;' , CITY OF j'~~_-- C~ri~i~n~-€ II IDAHO LEGAL DEPARTMENT (208) 466-9272 • FAX 466M05 PARKS & RECREATION (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 • Fax 887-1297 EUILDING DEPARTMENT (208) 887-2211 • Fax 887-1297 Keith Bird ~ °" /'nensuae"^"~ ue~r PLANNING & ZONING 1903 (208) B84-5533 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: August 28, 2003 Transmittal Date: July 7, 2003 Hearing Date: September 4, 2003 File No.: PP 03-023 Request: Preliminary Plat approval of 74 building lots inapr By: Harris and 15.038 acres zone for LLC Subdivision Location of Property or Project: 2700 North Meridian David Zaremba, P/Z (No vAR, vac, FP) Jeny Centers, P/Z (No VAR, vac, FP) LeSlle Methes, P/Z (No VAR, VAC, FP) Michael Rohm, P/Z (No vaR, vac, FP) Keith Borup, P2 Mo 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 City Planner Parks Department RECEIVED JUL 1 1 2003 City of Meridian City Clerk Office Meridian School District (No FP) Meridian Post Office (FP/PP only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian brig. District Settlers Inigation District Idaho Power Co. (FP/PP Doty) U.S. West (FPiPP Doty) Intermountain Gas (FPrPP ~~ty) Bureau of Reclamation (FPrPP oMy) Idaho Transportation Department (No FP) Ada County (annexation Doty) Ada County Land Records (FPmP Doty) Meridian Development Corporation Historical Preservation Commission 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 MAYOR ROBERT D. CORRIE COUNCIL MEMBERS WILLIAM L.M. I`IARY KEITH BIRD TAMMY' UE WEERD CHERIE MCCANDLESS ILURAL FIRE COMMISSIONERS RICHARD GREENS TERRY LEIGHTON STEVE ELLIOTT (:ITV CJ1- j.~~ ^- "~;. ~~ ~~ IA'7nH0 ~!~ ~ l ~.. ~. '~ (N~ I;HIF.F KEN W. BOWERS DCPUTV CHIEF - TIKE PR EVFNTION JOSEPH SILVA DEPU~rv CIIir:P - TRAINING BILL JOHNSON 540 FaSC Fran loin Rua~l Meridian, 1D 83642 (208) 888-1234 ,Fax (208) 89~-0"s90 MERIDIAN CITY/RJRAL FIRE DEPARTMENT RECEIVED August 28, 2003 A~~ Z 9 2~ City Of Meridian City Clerk Office TO: Mayor, City Council and the Meridian Planning & Zoning Commission FROM: Joseph Silva, Deputy Chief, Fire Prevention SUBJECT: Highgate Subdivision AZ 03-019, CUP 03-039, PP 03-023 The following will be the requirements and/or concerns to provide minimum levels of fire protection for the proposed project: 1. One and two family dwellings w211 require afire-flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix III-A 2. Acceptance of the water supply for fire protection will be by the Meridian 3. Water Department. 4. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department which will be submitted to the Public Works Department. All curbing in front of fire hydrants shall be painted red for 10' on each side of the installation. 5. All roads shall have a taming radius of 28' inside and 48' outside. 6. Operational fire hydrants and temporary or permanent street signs are required before combustible constmction begins. UFC 901.4.2 & 901.3 7. The phasing plan may require that any roadway greater than 150' in length that is not provided with an outlet shall be required to have a tam around. 8. The proposed 74-lot subdivision with an estimated 2.9 residents per household would have a total estimated population of 214 residents at build out. The Meridian Fire Department has experienced 2069 responses in the year 2000 and 2251 calls for service in 2001. 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. 9. The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer. Sherry R.F East 37th .. ~ r,oamcrn Dave Bivens, 2nd Vice President David E. Wynkoop, Commissioner John S. Franden, Commissioner Garden City ID 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: tellus(a~ACHD.ada.id_us August 11, 2003 To: Harris Homes LLC RFiliFilVEL 10632 N. Sagecrest Place Boise, ID 83703 AUG 1 4 200 Subject: MPP03-023/MAZ03-019 City of Meridian Highgate Subdivision City Clerk Office 2700 N. Meridian Road On August 6, 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 208-387-6178. Sincerely, Christy Richardson Right-of-way & Development Services Planning Division CC: Planni evelopment project file onstruction ervices Drainage Utilities Ada County Highway District Austin & Mary Moyle Life Estate 2926 Heritage Ave. Boise, ID 83709 Ashley Ford Hubble Engineering 701 S. Allen St., Suite 102 Meridian, ID 38642 ' Ada County Highway District Right-of--Way & Development Department Planning Review Divisdon This application.requires Commission action because of its size, and is scheduled to be on the consent agenda on August 6, 2003 date at 12:00 PM. Tech Review for this item was held with the applicant on July 18, 2003. Please refer to the attachments for request for reconsideration guidelines. Staff contact: Christy Richardson, 387-6178, crichardson(u~achd.ada.id us File Numbers: Highgate Subdivision/MPP03-023/MAZ03-019 Site address: 2700 N. Meridian Road Owner: Austin & Mary Moyle Life Estate Applicant: Harris Homes, LLC Representative: Hubble Engineering Application Information The applicant is requesting preliminary plat approval from the City of Meridian fora 74-lot subdivision. The applicant is also seeking a rezone from RUT to R-8. The site is located on the east side of Meridian Road, approximately 1,300-feet south of Ustick Road. Acreage: 15.038 Current Zoning: RUT Proposed Zoning: R-8 Proposed buildable lots: 74 Proposed common lots: 10 A. Findings of Fact 1. Trip Generation: This development is estimated to generate 720 additional vehicle trips per day (20 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 any building permit(s) on the site. The fee will be based on the impact fee ordinance in effect at that time. 3. Traffic Impact Study: A traffic impact study was not required with this application because the proposed development has less than 100 residential lots. 4. Site Information: There are two single-family dwellings on the site. 5. Description of Adjacent Surrounding Area: a. North: Two parcels with one dwelling on each parcel (one is 5-acres and the other is 6-acres), and Silhouette Subdivision, north of Richter Avenue. b. South: South Slough -with proposed pathway. c. East: Bedford Place Subdivision d. West: Lansbury Lane Subdivision 6. Impacted Roadways: Meridian Road Frontage: 500-feet Street Classification: Minor arterial Traffic count: 7,355 on 4-23-02 south of Ustick Road Level of Service: Better than "C" Speed limit: 35 MPH Nearest intersection: Ustick Road Baldwin Street Frontage: Street Classification: Traffic count: 50-feet (stub street) Local street None available 7. Roadway Improvements Adjacent To and Near the Slte Meridian Road is improved with three lanes, with curb, gutter and sidewalk on both sides of the roadway. 8. Existing Right-of-Way There is 25-feet of existing right-of-way adjacent to the site, and 48-feet to the north and west. 9. Existing Access to the Site There is an existing access to the site, used to serve the single family dwellings. 10. Site History ACHD has not reviewed this site in the past. 11. Five Year Work Program/Capital Improvements Plan (CIP) This segment of Meridian Road is not listed in the Five Year Work Program or CIP. 12. Other Development in Area/Miscellaneous On November 29, 2001, ACRD reviewed and approved Silhouette Subdivision, a 22-lot residential subdivision located directly north of the site. That applicant was required to dedicate right-of-way on Meridian Road, and provide a stub street to the subject site. B. Findings for Consideration Right-of-Way & Improvements District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. Meridian Road is a minor arterial roadway with two-travel lanes, center turn lane with curb, gutter and sidewalk within 73-feet of existing right-of--way. Meridian Road not programmed into the Districts current Capital Improvements Plan and/or Five Year Work Program for reconstruction or any roadway improvements. Through the North Meridian Traffic Study it has been determined that Meridian Road north of Ustick Road will only require three lanes. This segment is not within the study area. Because Meridian Road is fully improved, the applicant should not be required to dedicate additional right-of-way with this application. However, the applicant and City of Meridian should be advised that this roadway may be widened to 5-lanes in the future, with an ultimate right-of-way width of 48-feet from centerline. The applicant may elect to dedicate the ultimate right-of-way with no compensation. The applicant is not required to construct any improvements on Meridian Road, except for the closure of driveways. (See #3 below) 2. Existing Access Points to be closed The applicant should be required to close the existing driveway with standard curb, gutter and sidewalk to match existing improvements. 3. Access Points/Main Entrance District policy 7204.11.6, requires local roadways to align or offset a minimum of 300.feet from an arterial roadway (measured centerline to centerline). The applicant is proposing to construct one public roadway into the site from Meridian Road. The proposed street intersects Meridian Road in alignment with Claire Street on the west side of the roadway. This location meets District policy and should be approved as proposed. 4. Minimum angle of intersection District policy 7204.11.4 states that a 90-degree angle of intersection should be designed where practical. In no case will the intersection angle be less than 75-degrees as measured from centerline of intersecting street. The submitted design proposes a 78-degree intersection angle. Staff is concerned with the angle because the street intersects an arterial. Although the submitted design is in accordance with policy, it does not appear that there is an extraordinary circumstance that would prevent the applicant from redesigning the roadway to minimize the angle of the intersection. At the Tech Review meeting on July 18, 2003, the applicant agreed to evaluate the intersection and will work to decrease the angle of the intersection. 5. Local Street Offsets/Modification of Policy District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). There are two streets that do not meet the required offset of 125-feet. Richter Avenue and Southgate Avenue are only offset approximately 100-feet. The location of the street does not meet policy. However, Richter Avenue is a stub street into the site that cannot be moved, and if the applicant shifts Southgate Avenue to the west, then that street intersection is closer to Meridian Road. If the applicant shifts the roadway to the east to align with Richter Avenue, then the site would need to be redesigned. Based on the pre-determined location of Richter Avenue and the low traffic volumes, staff recommends a modification of policy for the street offset. 6. Street Sections 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. The applicant is proposing to construct all of the internal streets as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks within 50-feet of right-of-way, in accordance with District policy. 7. Stub Streets The applicant is proposing to extend Richter Avenue into the site at the north property line between Lot 5, Block 2 and Lot 1, Block 4. Richter Avenue was stubbed to the property from Silhouette Subdivision. Due to the short block length, a temporary turnaround should not be required in the event that the street to the north has not yet been constructed. The applicant is proposing to extend Baldwin Street into the site at the east property line between Lo 1, Block 6 and Lot 36, Block 3. Baldwin Street was stubbed to the property from Bedford Place Subdivision, and is constructed. The applicant is proposing to construct a stub street to the 6-acre parcel north of the site, between Lot 1, Block 6 and Lot 29, Block 4. This stub street will provide interconnectivity to the northern parcels that currently have one dwelling constructed on them. The applicant is not proposing to construct any stub streets to the south because the City of Meridian is proposing a pathway system along the South Slough. The parcel directly to the south has a stub street from the east to provide access and interconnectivity. 8. Turnarounds A turnaround is not required on Moorgate Way because the street is less than 150-feet in depth. 9. 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 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 several knuckles within the subdivision, but none are proposed to have center islands. 10. Islands Center islands should be designed with 21-foot street sections on either side of the center island. The applicant will be required to dedicate sufficient right-of-way on either side of an island. Coordinate the size and design of the center island with traffic services staff. The applicant is proposing to construct a center island on Claire Street at the intersection with Meridian Road. In accordance with District policy islands should be designed with 21-foot street sections on either side of the center island. 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. C. Site Specific Conditions of Approval 1. Close the existing driveway with standard curb, gutter and sidewalk to match existing improvements. 2. Construct one public roadway into the site from Meridian Road, as proposed, in alignment with Claire Street on the west side of the roadway. 3. The submitted design proposes a 78-degree intersection angle. The applicant shall work with staff to increase the angle of the intersection. 4. All public street shall meet the 125-foot offset requirement. A modification of policy is approved for the Richter Avenue/Southgate Avenue offset of approximately 100-feet. 5. Construct all of the internal streets as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks within 50-feet of right-of-way, as proposed. 6. Extend Richter Avenue into the site at the north properly line between Lot 5, Block 2 and Lot 1, Block 4, as proposed. 7. Extend Baldwin Street into the site at the east property line between Lo 1, Block 6 and Lot 36, Block 3, as proposed. 8. Construct a stub street to the 6-acre parcel north of the site, between Lot 1, Block 6 and Lot 29, Block 4, as proposed. Install a sign at the terminus of the roadway stating that "THIS ROAD W ILL BE EXTENDED IN THE FUTURE". 9. Center islands shall be designed with 21-foot street sections on either side of the center island. The applicant shall dedicate sufficient right-of-way on either side of an island. Coordinate the size and design of the center island with traffic services staff. 5 10. 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. 11. 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 Construction Services at 387-6280 (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. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of--way. The applicant shall contact ACHD Traffic Operations 387- 6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless 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 use/development will not place an undue burden on the existing vehicular and pedestrian transportation system mrithin the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Aerial Map 3. Site Plan 3. Request for Reconsideration guidelines 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 ACHD staff for 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. I 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 cover administrative costs, as established by the Commission. 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I - ~ _ E - 01 . ~ ~ ...,.+ ! ~ F. s t Q Z ~~ ~ ~~ ~' ~ _~ ~ ~I ^~~ -~1. 1 % ~- v ~ ~ ~~~ `~ / ~~ ~~~ ~2 ~ cr ~\ ~~ ~ O ~` \ a~ ~ ~~~ 1 ~ 104.99 G \\ ~ .. ,. ~: o L~ ~s~. \ ~I ~ ~ N C9 117.23"~ d ~n ~- ~~~ ~~ ~ d- ~ 123. ~ ~' `V ~~_ ~~ O ~. ,~~'~9Z l c9 ~ i rl-- ~n - o ~S 8'80`2 l ' J ~r-i _~ ~ ~ ~ ~ T~ (~" ~ V ~n c0 O ~; ~ L~ O ~~. s~3 5 : 7 3' ~ 0 0 '~ ~ ~ ,00 G1% ~ u7 ~ ~ ~c U ~ N° ~ ~~ O ~~ ~ N ~ .OO~St~ ~- ~- ~ L_ V J ~J V O lJ U I V ( L L L V U _J ( I '............ v~ ~~" i ~ .J J Y' 1 1\/ °~ ~% ~' i3; ~T ~~r~~~ ~_ ~00~, ~o -o ~~ o~ )0~~~ t~' ~S 88`8 72a~~ & 7~!~~tdtar~ ~>~ 2~icfi~uct 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 William Berg City of Meridian 33 East Idaho Ave. , Meridian, ID 83642 RE: PP 03-023 Highgate Subdivision Dear Will: Phones: Area Code 208 OFFICE: Nampa 466-7661 SHOP: Nampa 466-0663 RECEIVED JUL ? ~ 2003 City ~CteMk O ce Nampa & Meridian Irrigation District requires that a Land Use Application be filed for review prior to final platting. All laterals and waste ways must be protected. The District's Finch Lateral courses along the south boundary.• This easement must be protected and any encroachment without a signed License Agreement and approved plan, before any construction is started, is unacceptable. All municipal surface drainage must be retained on site. If any surface drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. Please contact Donna Moore at 466-7861 for further information. The developer must comply with Idaho Code 31-3805. It is recommended that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. Thank you, ~~~ Bill Henson, Asst. Water Superintendent Nampa & Meridian Irrigation District BH/dbg cc: Water Superintendent File -Office/Shop Rider 3 APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHFS - 40,000 15 July, 2003 ~~~~~ CO Y 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 206-463-0092 Phones: Area Code 208 OFFICE: Nampa 466-7861 Ashley B. Ford SHOP: Nampo 466-0663 Hubble Engineering, Inc. 701 S. Allen Street, Suite 102 D~~~~~~~ Meridian, ID 1~, ----- - RE: Land Use Change Applicatidn - Hiahaate Subdivision JUL 1 1 20(13 City Of Meridian Dear Ms. Ford: City Clerk OfT'JCe .Enclosed please find a Land Use Change Application for your use to file with the Irrigation District for its review on the above-referenced development. If this development is under a "rush" to be finalized, I would recommend that you submit a cashier's check, money order or cash as payment of the fees in order to speed the process up. If you submit a company or personal check, it must clear the bank before processing the application. Should this development be planning a pressure urban irrigation system that will be owned, operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P. Anderson, Water Superintendent for the Irrigation District, concerning the installation of the pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate the process of contractual agreements between the owner or developer and the Irrigation District for the ownership, operation and maintenance of the pressure urban irrigation system. If you have any questions concerning this matter, please feel free to call on me at the District's office, or John P. Anderson, at the District's shop. Sinlc~e~rely, Donna N. Moore, Asst. SecretarylTreasurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNM/smc cc: File Water Superintendent Will Berg, City Clerk, Meridian City Austin and Mary Moyle Life Estate,2928 Heritage Ave., Boise, ID 83709 Peter Harris, Harris Homes, LLC, 10632 N. Sagecrest Place, Boise, ID 83703 enc. APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 16 July 2003 MAYOR Robert D. Corrie CITY COUNCIL MEMBERS Tammy de Weerd William L. M. Naty Cherie McCandless Keith Bird t~•n ~ d`. ~~,,~~ ,,~~'' CITV OF ° '1 ~.~VIteY1G~1~1?~ ti IDAHO LEGAL DEPARTMENT (208) 466-9272 • FAX 4G6-4405 PARKS & RECREATION (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 • Pax'887-1297 PLANNING & ZONING (208) 884-5533 • Fax 886-6854 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: August 28, 2003 Transmittal Date: July 75, 2003 Hearing Date: September 4, 2003 File No.: PP 03-023 Request: Highgate Subdivision -- Revised Plat By: Harris Homes, LLC Location of Property or Project: 2700 North Meridian Road David Zaremba, P/Z (No VAR, VAC, FP) Jeny Centers, P/Z (No VAR, VAC, FP) Leslie Mathes, P/Z (P/o VAR, VAC, FPJ Michael Rohm, P/Z (No vAR, VAC, FP) Kelttl BOfllp, P/Z (No VAR, VAC, FP) Robert Come, Mayor Bill Nary, C/C ~'ammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C Water Department Sewer Department Sanitary Service (No VAR, VAC, FPJ Building Department Fire Department Police Department City Attorney City Engineer y Planner Parks Department Meridian School District (No FP) Meridian Post Office (FP/PP OMy) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FP/PP oNy) U.S. West (FP/PPonty) Intermountain Gas (FP/PP ~~ty) Bureau of Reclamation (FPiPP ~~ty) Idaho Transportation Department (No FP) Ada County (Annexation Doty) Ada County Land Records (FP/PP Dory) Meridian Development Corporation RECEIVED 1Ut 2 2 2003 City of Meridian City Clerk Office 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433 City Clerk Oftice Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813 Historical Preservation Commission ~ ~ !~ § YX ~ SC tl_ Yp ~ Y , ~+ e n e i . ~ r- qA 9 q b "s~ B ~ ~ o ~ V a ~ ~g~ ~ ~ pg~ 1 9 ] a C $ (p YY~ ~~~~~ ep~ $~ ~ !~ ~. ~ 7 F'f S b P a 9 y9 ~~i gg n S ~6 ~o 2 -~,~ 3~'Si . ~ p7~ p5 q l+i~ i~ ~~~~ A E' "q a p3 y Ey P ~ ~ a ~ 99 ~S ~qp~p" a S~yg y! q ~ IJ~S ~ ~ ~~ a a 5 ~ t ~ ~ q i s~'s ,,1i99 d2 j! ~ ~ T yy q~a i'1 ] 2PY (! 0 e p ! 8'JE 9 l 9 ! a y NGp ~` YlY p ~.~b ~~n~~ ii1 a 9 ^ ~ id e ~ ~ ~~ q. 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