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Project Name
Case No(s).
Applicant
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STAFF SUMMARY
OF
PLANNING AND ZONING C0IVIMTSSION
RECOMMENDATION TO CITY COUNCIL
Cobblefield Subdivision No. 2
AZ-03-028 /CUP-03-059 / PP-03-033
Initial Point, LLC
P&Z Commission Hearing Date: January 15, 2004
Recommendation: Approve with conditions
Summary of Public Hearing:
• Rod Ralphs of Initial Point, LLC, Cestified in favor of the application.
• Two neighbors spoke in opposition to the project, expressing concerns about how the
proposed subdivision would impact their in-igation water.
Key Commission Changes to Staff Recommendation: N/A
Outstanding Issues for City Council:
• The applicant has met with City staff concerning the replatting of the open space lot
in Cobblefield No. 1 and the open space and amenities requirements for Cobblefield
No. 1 and Cobblefield No. 2. The applicant has submitted a proposal which has been
approved by staff. The applicant and staff will detail this proposal for Council:
• Minor modifications have been made to the plat which was approved by the Planning
and Zoning Connnission.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
USE PERMIT FOR A Planned
Development IN An R-8 ZONE
Case No. CUP-03-059
RECOMMENDATION TO CITY
COUNCIL
Initial Point, LLC,
Applicant
The property is located at 1295 W. McMillan Road, Meridian.
2. The owner of record of the subject property is Initial Point, LLC.
Applicant is Initial Point, LLC.
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 1 1-7?.
5. The Applicant requests the Conditional Use Permit for Planned Development in a 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
] 1-8-1).
The Meridian Planning and Zoning Commission recognizes that the proposed application
is incompliance with the Meridian Comprehensive Plan.
The use proposed which is the subject of this will, in fact, constitute a conditional use as
determined by City policy.
The Planning and Zoning Conunission recognized the concernsbf.loint School District
No. ? expressed in his letter dated October 21, 2003.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR a Planned
Development CUP-03-059 Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the City of Meridian that they approve the requested Conditional Use Perm,iC as requested by
the Applicant for the property described in the application, subject to the following:
.A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
] . Applicant shall meet all of the requirements of the preliminary plat as a condition of the
Conditional Use Permit.
2. At least 70 days prior to the next public hearing, the Applicant shall submit a detailed
plan for the proposed park, swimming pool, and recreational equipment.
3. Al] development shalt comply with the Americans with Disabilities Act and the Fair
Housing .Act.
4. No building perniits shall be issued within the development until a final Plat has been
recorded for the subdivision.
5. A Development Agreement will not be necessary with this rezone. All conditions of
approval will be made as part of the plat and conditional use permit.
B. Adopt the Recommendations of the Meridian Fire Department as follows:
1: One and two family dwellings will require afire-flow of 1,000 gallons per minute available
for a duration of 2 hours to service the entire project. Fire hydrants shall be placed an
average of 400' apart.
2. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
4. The phasing plan may require that any roadway greater than l50' in length
that is not provided with an outlet shall be required to have a tum around.
~. All roads shall have a turning radius of 28' inside and 48' outside.
6. The court on the end of W. Adams Place shall have the curbs painted red from Lot 10 to Lot
16.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PEIU\91T POR a Planned
Development CUP-03-059 Page 2
7. Operational fire hydrants and temporazy or permanent street signs are required before
combustible construction begins.
8. The roadways shall be built to Ada County Highway Standards and shall have a clear
driving surface, available at all times, which is 20' wide. The lots adjacent to the
lamicldes on Blocks 14 Lots 3,4,5,25,26,27 shall be posted "No Parking Fire Lane" and
shall have the curbs painted red.
C. Adopt the Recommendations of ACHD as follows:
I. The applicant shall construct a ~-foot detsid~ed concrete sidewalk south of the Lamp
Canal within an Basemen[ provided to the District.
2. Construct the main entrance, North Zachary Way, to intersect McMillan Road
approximately 130-feet (to the centerline) east of the west property line, as proposed.
3. Construct all of the internal roadways as 36-foot street section with curb, gutter and 5-
foot concrete sidewalk within 50-feet of right-of-way, as proposed.
4. Construct a stub street (W. Adams Place) to extend to the west property line
approximately 575-feet (measured centerline to centerline) south of McMillan Road, as
proposed. Install a sign at the terminus of the roadway stating that, "THIS ,ROAD WILL
BE EXTENDED IN THE FUTURE".
~. Construct a stub street to extend to the east property line. Install a sign at the terminus of
the roadway stating that, "THIS ROAD WILL BE EXTENDED EV THE FUTURE".
6. Any proposcd 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 are
required on die final plat.
7. Provide a minimum of 21-feet measured from back of curb to bacl: of curb on either side
of a proposed island or median.
8. Other than the accesses that have been approved with this application, direct lot access to
McMillan Road is prohibited and shall be noted on the final. plat.
9. Comply with all Standard Conditions of Approval.
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.
RECONIMElv'DATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PE[iM1T FOR v Planned
Development CUP-03-059 Paoe 3
3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District
Policy Manual, ISPWC Standards and approved supplements, Construction Services
procedures and all applicable ACRD Ordinances unless specifically waived herein. An
engineer registered in the SCate of Idaho shall prepare and certify all improvement plans.
6. The applicant shat l submit revised plans far staff approval, prior to issuance of building
permit (or other required permits), which incorporates any required design changes.
7. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for
occupancy.
8. Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #197, also known as Ada County Highway District Road
Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-
way. The applicant at no cost to ACHD shall repair existing utilities damaged by the
applicant. The applicant shall be required to call DIGLINE (]-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 plarmed use ot~the property which is fhc 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 requircments 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 OE APPROVAL OF CONDITIONAL USE PERb1IT FOR a. Planned
Development CUP-03-0~9 Page 4
D. Adopt the Recommendations of Central District Health Department as follows:
This proposal can be approved for central sewage & central water after written approval
from appropriate entities is submitted.
2. The Applicants 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.
The Engineers and architects involved with the design of the subject project shall obtain
current best management practices for stonnwater disposal and design a stonnwater
management system that prevents groundwater and surface water degradation.
Adopt the Recommendations of Settlers' Irrigation District as follows:
l . All irrigation drainage facilities along with their easements must be protected and
continue to function. The facility involved is the Coleman Lateral. The requested
easement is 30' (15' on either side from the center line of the lateral)
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.].D.
facilities.
4. Any changes to the existing irrigation system such as relocation, tiling, and landscaping
must be approved by Settlers Irrigation District.
5. All storm drainage must be retained on-site.
6. The development must supply irrigation access to all lots within the above-mentioned
subdivision. If the developer wishes to have Settler's Irrigation District own, operate,
and maintain the pressure irrigation system an agreement needs to be in place prior to the
pre-construction meeting.
RECOMMEVDATiON TO CTTY COUNCIL OF APPROVAL OF COVD[T10NAL USE YERMfT FORa Planned
Development CUP-03-059 Yage 5