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Project Name:
Case No(s).:
Applicant:
STAFF SUMMARY
OF
PLANNING AND ZONING COMN[ISSION
RECOMMENDATION TO CITY COUNCIL
Razzberry Crossing Subdivision
PP-03-039/AZ-03-034/CUP-03-062
Carl and Bonnie Reiterman
P&Z Commission Hearing Date: January 8, 2004
Recommendation: Approve with conditions.
Summary of Public Hearing
• The applicant's representative, Wayne Forrey ofPathwayPlanners Consulting
testified in favor of the application.
• Five members of the public testified expressing concern regarding the density of the
proposed development.
heV Commission Additions/Modifications to Staff Recommendatimr:
• The Commission made no significant additions or modifcations to the staP['s
recommendation. Staff corrected an error in the staff report which stated that the
property was located in the floodplain; the subject property is not located in the
floodplain.
Outstanding Issues for City Council:
None.
BEFORE THE PLANNING AND ZONING COMIVllSSION
IN THE MATTER OF THE ) Case No. CUP-03-062
REQUEST FOR CONDITIONAL )
USE PERMIT FOR A Planned ) RECOMMENDATION TO CITY
Development IN AN R-8 and L-O ) COUNCIL
ZONE )
Carl and Bonnie Reiterman,
Applicant
The property is located on the west side of Locust Grove Road, south of McMillan Road.
?. The owner o,f record of the subject property is Carl and Bonnie Rciterman.
3. The subject property is currently zoned RUT, the applicant is requesting a rezone to R-8
and L-O. The zoning district of R-8 and L-O are defined within the City of Meridian
Zoning and Development Ordinance, Section 1 1-7-2.
4. The Applicant requests approval of a Preliminary Plat with 34 residential building lots,
four professional office lots, and six other lots.
5. The Meridian Planning and Zoning Commission recognizes that the proposed application
is in compliance with the Meridian Comprehensive Plan.
6. The Applicant requests the Conditional Use Permit for planned Development in an R-8
and L-Ozone. The R-8 and L-O zoning designations 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 ] 1-8-1).
The Meridian Planning and Zoning Commission recognizes that the proposed application
is in compliance with the Meridian Comprehensive Plan.
8. The use proposed which is the subject of this will, in fac[, constitute a conditional use as
determined by City policy.
9. The Planning and Zoning Commission recognized the concerns of The Meridian School
District ,expressed in his letter dated Decemher 1, 2003.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL i?SE PERMIT FOR
Raz2berry Crossing Subdivision CUP-03 -062 Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the City of Meridian Chat they approve the requested Conditional Use Permit as requested by
the Applicant for the property described in the application, subjecC to the followinu:
A. Adopt the Special Reconunendations ofthe Planning and Zoning Commission as lollows:
Delete the last sentence of Comment no. 1 on page 10.
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
S[TE SPECIFIC COMMENTS (Conditional Use Permit)
Applicant shall meet all of the requirements of the preliminary plat as a condition of the
Conditional Use Permit.
At least 10 days prior to the next public hearing, the Applicant shall submit a detailed
plan for the proposed park and tot lot.
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 reconunendations ofthe Ada County Highway District as follows:
Special Recommendation to the City of Meridian
Because the 7-acre parcel adjacent Co the northeast corner of the site is an "out parcel,"
the District can not require the applicant to construct sidewalk abutting that ]-acre parcel
because it is not a part of the subdivision plat. The District does however recognise that
there are a number of schools in the area and that pedestrian safety is a concern.
Therefore the District is malting a special recommendation to 'the City of Meridian that
the applicant be required to construct a 5-foot wide concrete sidewalk along Locust
Grove to connec4 Co the sidewalk that is required to be constructed along Locust Grove
with this application. There is sufficient existing right-of--way for the consh~uction of the
sidewalk on the out parcel; the face of the sidewalk would need to be located 38-feet
from the centerline in the existing 33-feet ofright-of--way. If this additional sidewa]k is
constructed, there will only remain approximately 170-feet of frontage on Locust Grove
in need of sidewalk in order to connect to Havasu Creek Subdivision.
RECOMMENDATION TO C1TY COUNCIL OF APPROVAL OF CONDIT[ONn[. t!SIi PERMCI' FOR
Razzberry Crossing Subdivision CUP-03 -062 PAge 2
Site Specific Conditions of Approval
The applicant shall do one of the following:
a. Dedicate by donation a total of 35-feet ofright-of--way along Locust Grove Road, and
construct a minimum 5-foot wide concrete sidewalk along Locust Grove Road, located a
2-feet within the new right-of--way.
b. Do not dedicate additional right-of-way, but consn-uct a minimum 5-foot wide concrete
sidewalk along Locust Grove 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 ~-foot wide concrete
sidewalk along Locust Grove 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 Wesl Star Lane, west of Loaist Grove approximately 470-feet west into the
site (or up to the westernmost commercial driveway on West Star Lane), as a 40-foot
street section with curb, gutter, and 4-foot detached concrete sidewalk and 5-Foot
landscaping strip within 54-feet ofright-of--way in accordance with district policy for
commercial roadways.
3. Construct West Star Lane, west of the last commercial driveway as a 29-foot street
section with curb, gutter, and concrete sidewalk within 50-feet ofright-ol=way as
proposed.
4. ~ Construct North Heritage View Avenue, Reitennan Avenue, and North Heritage Woods
Avenue as 29-foot street sections with curb, gutter, and concrete sidewalk within 50-feet
ofright-of--way as proposed.
5. Construct 4-foot detached concrete sidewalks with 5-foot landscaping strips abutting all
of the internal roadways as proposed.
6. Instal] a sign at the terminus of the stub streets stating that, "THIS ROAD WILL BE
EXTENDED 1'V THE FliTURE."
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
Razzberry Crossing Subdivision CUP-03 -062 Page 3
3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
daring 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 ai 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 DistricC approval for
occupancy.
8. Payment of applicable road impact fees ai-e required prior to building construction in
accordance with Ordinance #198, also ]mown as Ada County Highway District Road
hnpact 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 (1-800-342-1585j at least
two full business days prior to breaking ground within ACHD righC-of--way. `[ he
applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD
conduits (spare or filled) are compromised during any phase of construction.
l0. 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.
1 1. 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 PElUvtl"C FOR
Razzberry Crossing Subdivision CUP-03 -062 Page 4
D. Adopt the recommendations of the Meridian Fire Department as follows:
1. Provide afire-flow per the International Fire Code Appendix D to service the project. Fire
hydrants shall be placed an average of 400' apart.
2. All roads internal fire lanes and entrances shall have a turning radius of 28'
inside and 48' outside.
3. All access roads within the project shall have a clear driving surface with a minimum. width
of 20' available at all times.
4. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
5. All streets shall be posted "No Parking Fire Lane" and all curbs painted red..
E. Adopt the recommendations of the Settler's Irrigation District as follows:
1. All irrigation /drainage facilities along with their easements must be protected and
continue to function. The facilities involved are the Parkins-Nourse Lateral and the
Heritage Drain.
2. A Land Use Change Application must be on file prior to any approvals.
3. A license agreement MUST be signed and recorded prior to construction of any S.LD.
facilities.
4. Any changes to the existing irrigation system such as relocation, tiling, and landscaping
must be approved by Settlers Irrigation District.
~. All storm drainage must be retained on-site.
6. The d evelopment m ust supply i rrigation a ccess to a 11 1 ots w ithin t he above-mentioned
subdivision. If the developer wishes to have Settlers Irrigation Dishict own, operate, and
maintain the pressm-e irrigation system an agreement needs to be in place pda to the prc-
construction meeting.
7. According to the application, it is proposed that the subdivision will access a pressure
irrigation stub 'from the existing Havasu Creels Subdivision's pressure i~~igation system.
SID has no objections to this proposal as long as the system is installed to our standards
and specifications, and the developer of Havasu Creek is agreeable allow connection
since SID as not assumed ownership of the system to date.
F. 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.
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 Enviroctmental
Quality.
RECOMMENDATION TO CI"CY COUNCIL OF APPROVAL OF CONDITIONAL USE PERb1IT FOR
Razzberry Crossing Subdivision CUP-03 -062 Page 5
Run-off is not to create a mosquito breeding problem.
4. SCOnnwater shall be pretreated through a grassy Swale prior to discharge to the subsurface
to prevent impact to groundwater and surface water quality.
The Engineers and architects involved with the design of the subject project shal I obtain
current best management practices for stormwater disposal and design a stonnwater
management system that prevents groundwater and surface water degradation.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USL PERMIT FOR
Razzberry Crossing Subdivision CUP-03 -062 Page 6