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STAFF SUMMARY
OF
DEC 0 4 2003
U:ity l7flVieridian
t"its Clerk Office
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name: Soda Springs Subdivision
Case No(s).: CUP-03-043 / PP-03-027 / AZ-03-033
Applicant: JLJ Enterprises
P&Z Commission Hearing Date: October 2, 2003 and November 6, 2003
Recommendation: Approve
Summary of Public Hearing:
Residents from the neighboring Sherbrooke Hollows and Thousand Springs subdivisions
testified at both hearings and expressed concern over the lot sizes and housing sizes proposed for
Soda Springs Subdivision. At the November 6, 2003 hearing six people testified in opposition or
expressed concerns regarding the proposed subdivision and one person testified in support of the
proposed subdivision.
Key Commission Changes to Staff Recommendation:
• Minimum house sizes were added to the Conditional IJse Permit
Outstanding Issues for City Council:
• None
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
USE PERMIT FOR Soda Springs
Subdivision IN An R-8 ZONE
JLJ Enterprises,
Applicant
Case No. CUP- 03-043
RECOMMENDATION TO CITY
COUNCIL
RECEIVED
)
DEC 0 42003
1. The property is located at 2310 Victory Road, Meridian.
City Of 1~1er1dian
City Clerk Office
2. The owners of record of the subject property are Charles L. Creech and Clayton Record.
3. Applicant is JLJ Enterprises.
4. The subject property is currently zoned RUT. The zoning district of R-8 is defined
within the City of Meridian Zoning and Development Ordinance, Section ] l -7-2.
The Applicant requests the Conditional Use Permit for Planned Development in an R-8
zone. The R-8 zoning designation within the City of Meridian Zoning and Development
Ordinance requires a Conditional Use Permit be obtained for most uses including those
requested by the Applicant. (Meridian City Zoning and Development Ordinance, Section
11-8-1).
The Meridian Planning and Zoning Commission recognizes that the proposed application
is incompliance with the Meridian Comprehensive Plan.
7. The use proposed which is the subject of this will, in fact, constitute a conditional use as
determined by City policy.
RECOMMENDATION
The Meridian Planniug and Zoning Commission hereby recommends to the City Council
ofthe City of Meridian that they approve the requested Conditional Use Permit as requested by
the Applicant for the property described in the application, subject to the following:
A. Adopt the Special Recommendations of the Planning and Zoning Cormission as follows:
1. Restrictions under CUP will be referenced on plat.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERilIIT FOR SODA
SPRINGS SUBDIVISION BY JLJ Enterprises-CUP-03-043 Page 1
2. Minimum housing sizes for west and north lots are 1,500 s.f. for single story houses
and 1,750 s. f. for two story houses.
3. The minimum house size for single story houses on Victory Rd. is 1,300 s.f.
4. Minimum house sizes on alley lots are 1,300 s.f. for single story houses and 1,600 s.f.
for two story houses.
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
1. Applicant shall meet all of the requirements of the preliminary plat as a condition of the
Conditional Use Permit.
2. At least 10 days prior to the next public hearing, the Applicant shall submit a detailed
plan for the proposed park and tot lot.
3. All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
4. No building permits shall be issued within the development until a Final Plat has been
recorded for the subdivision.
C. Adopt the Recommendations of the Meridian Fire Department as follows:
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
1. 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 turn around.
2. All roads shall have a turning radius of 28' inside and 48' outside.
3. A minimum of two points of access will be required for any portion of the project, which
serves more than 50 homes. The emergency access road will be required to have a 20'
wide swing gate. The location on Block 1 Lot 18 is approved.
4. Provide afire-flow per the International Fire Code Appendix D to service the project. Fire
hydrants shall be placed an average of 400' apart.
D. Adopt the Recommendations of Central District Health Department as follows:
1. This proposal can be approved for central sewage & central water after written approval
from appropriate entities is submitted.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USB PERMIT FOR SODA
SPRINGS SUBDIVISION BY JLJ Enterprises -CUP-03-043 Page 2
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of Environmental
Quality.
3. Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface
to prevent impact to groundwater and surface water quality.
5. The Engineers and architects involved with the design of the subject project shall obtain
current best management practices for stormwater disposal and design a stormwater
management system that prevents groundwater and surface water degradation.
E. Adopt the Recommendations of the Ada County Highway District as follows:
A. Site Specific Conditions of Approval
The applicant shall do one of the following:
a. Dedicate by donation a total of 35-feet of right-of--way from centerline along Victory
Road, and constrict a minimum 5-foot wide concrete sidewall: along V"ictoiy Road,
located a minimum of 28-feet from the centerline of the right-of-~vay.
b. Do not dedicate additional right-of--way, but construct a minimum 5-foot wide concrete
sidewalk along Victory Road, located a minimum of 28-feet from the centerline of the
right-of-way, in an easement provided to the District.
c. Do not dedicate additional right-of--way, but construct a minimum 5-foot wide concrete
sidewalk along Victory Road, located at the back edge of the existing right-of--way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
2. Construct the main entrance to be located so that Gunnell Avenue intersects Victory
Road approximately 385-feet east of the west property line.
3. Construct Gunnell Avenue and Tigert Street as 36-foot street sections with curb, gutter
and 4-foot detached sidewalks that are separated by a 5-foot planter strip within 50-feet
ofright-of--way.
4. Construct Conda Avenue and McPherson Street as 29-foot street section with curb, gutter
and 4-foot detached sidewalks that are separated by a 5-foot planter strip within 42-feet
ofright-of--way.
5. Construct Hudspeth Avenue as one-half of a 29-foot street section with curb, gutter and
5-foot concrete sidewalk on the west side of the roadway and a 3-foot gravel shoulder on
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR SODA
SPRINGS SUBDIVISION BY JLJ Enterprises -CUP-03-043 Page 3
the east side of the roadway with a minimum of 24-feet of pavement within a minimum
of 35-feet ofright-of--way, as proposed.
6. Construct two 16-foot wide alleys within the subdivision located perpendicular to Tigert
Street and McPherson between Conda Avenue and Gunnell Avenue AND between
Gunnell Avenue and Hudspeth Avenue. Construct the alleys to have aback-of--curb
radius of 15-feet at all intersections and pave the alleys their entire width of 16-feet. Any
driveways that are proposed to access an alley shall be located a minimum of 25-feet
from the nearest public street and the minimum clear distance from the back of any
parking stall to the opposite side of the alley shall be 22-feet.
7. Construct one knuckle without a center island located in the northwest corner of
McPherson Street and Conda Avenue, as proposed.
Construct Hudspeth Avenue on the east property line to serve as a quasi stttb street for the
property that is located directly to the east, as proposed.
Construct a temporary emergency access road that will intersect Victory Road
approximately 10-feet west of the east property line and extend to the north to intersect
Tigert Street, as proposed. Install traffic bollards within the emergency access to
minimize the connection.
10. Other than the access points that have specifically been approved with this application,
direct lot access to Victory Road is prohibited. Lot restrictions prohibiting access to
Victory Road shall be placed on the final plat.
11. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
All utility relocation costs associated with improving street frontages abutting the site
shall be borne by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file member) for details.
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PLRNDT f OR SODA
SPRINGS SUBDIVISION BY JL7 Enterprises -Clip-03-043 Page 4
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.
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 ACRD shall repair existing utilities damaged by the
applicant. The applicant shall be required to call DIGLINE (1-800-342-1580 at least
two full business days prior to breaking ground within ACHD right-of--way. The
applicant shall contact ACRD Traffic Operations 387-6190 in the event any ACHD
conduits (spaze 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 i^
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 awaiver/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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR SODA
SPRINGS SUBDIVISION BY JLJ Enterprises -CUP-03-043 Page 5