HomeMy WebLinkAboutChesterfield Subdivision AZ.DECEIVE
MAR1~4",,
STAFF SUMMARY
OF
City Of D4eridiaa
City Clerk Office.
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Case No(s).
Applicant:
Chesterfield Subdivision
PP-03-046, CUP-03-070, -03-0
Centennial Development, LLC
P&Z Commission Hearing Date: February 19, 2004
Recommendation: Approve with conditions.
Summary of Public Hearing:
The applicant, Kevin Amar, testified in favor of the application.
Nine members of the public testified in opposition to the proposed subdivision,
expressing concerns regarding the density of the proposed development and the
potential for increased traffic on El Gato Road.
Key Commission Additions/Modifications to Staff Recommendation:
• The Commission made two additions to the conditions of approval for the CUP. A
condition stating that the Right to Farm Act should be referenced on the plat was
added. A second condition was added stating that buildings are limited to one story
on Block 5, Lot 21 and Block 9, Lot 65 of the subdivision.
Outstanding Issues for City Council:
• None
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. AZ-03-037
REQUEST FOR ANNEXATION & )
ZONING OF 46.4 ACRES TO R-8 ) RECOMMENDATION TO CITY
ZONE FOR Chesterfield Subdivision ) COUNCIL
Centennial Development, LLC, )
Applicant )
The property is approximately 46.4 acres in size and is generally located east of
North Black Cat Road and north of West Franklin Road, Meridian. The property
is designated as Medium Density Residential.
2. The owner of record of the subject property is Centennial Development, LLC
3. Applicant is Centennial Development, LLC.
4. The subject property is currently zoned RUT and consists of vacant land.
5. The Applicant requests the property be zoned as R-8.
6. The property which is the subject of this application is within the Area of Impact
of the City of Meridian.
7. The entire parcel of the property is included within the Meridian Urban Service
Planning Area as defined in the Meridian Comprehensive Plan.
8. The Applicant proposes to develop the subject property in the following manner:
as a 2151ot residential subdivision.
9. The Applicant requests zoning of the subject real property as R-8 which is
consistent with the Meridian Comprehensive Plan Future Land Use Map which
designates the subject property as Medium Density Residential.
11. There are no significant or scenic features of major importance that affect the
consideration of this application.
12. The Planning and Zoning Commission recognized the concerns of neighboring
residents, expressed in their letters.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Chestertield
Subdivision BY Centennial Development, LLC AZ-03-037 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 Annexation and Zoning
as requested by the applicant for the property described in the application, subject to the
following:
A. Adopt the Recommendations of the Meridian Planning & Zoning Department as
follows:
Any existing domestic wells and/or septic systems within this project will have to
be removed from their domestic service, per City Ordinance Section 5-7-517,
when services are available from the City of Meridian. Wells may be used for
non-domestic purposes such as landscape irrigation.
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 duration of 2 hours to service the entire project. Fire hydrants shall be
placed an average of 400' apart. International Fire Code Appendix D
2. Acceptance of the water supply for fire protection will be by the Meridian
Water Deparlment.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 '/:" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
4. 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 an approved taro around.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Chesterfield
Subdivision BY Centennial Development, LLC AZ-03-037 Page 2
5. All entrance and internal roads shall have a turning radius of 28' inside and 48'
outside.
6. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation.
7. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
8. A minimum of two points of access will be required for any portion of the project,
which serves more than 50 homes. This shall be measured off of the center line of
the street.
9. Building setbacks shall be per the Building Code for one and two story
construction.
10. The roadways shall be built to Ada County Highway Standards and shall have a
cleaz driving surface, available at all times, which is 20' wide. Streets with less
than a 29' street width shall have no parking. Streets with less than 33' shall have
pazking only on one side.
11. Fire lanes and streets shall have a vertical cleazance of 13'6". This includes
mature landscaping.
12. The proposed project lies outside the five-minute response zone goal.
Achievement of this g oal is subject to budgetary c onstraints a nd is intended to
enhance the probability of a favorable outcome on a request for Basic Life
Support. The budget constraints are typically defined as capital outlay for.
facilities that are located within 1.5 miles from a given location and sufficient
operational funds to staff the facilities.
13. 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
C. 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
Environmental Quality.
3. Run-off is not to create a mosquito breeding problem.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Chesterfield
Subdivision BY Centennial Development, LLC AZ-03-037 Page 3
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 c urrent b est m anagement p ractices f or s tormwater d isposal a nd d esign a
stormwater management system that prevents groundwater and surface water
degradation.
D. Adopt the recommendations of the Ada County Highway District as follows:
Site Specific Conditions of Approval
Provide sufficient right-of--way on Pine Street to complete a 36-foot street section
with vertical curb, gutter and 5-foot concrete sidewalk within a total of 50-feet of
right-of--way. Transition the location of the right-of--way to taper from a complete
36-foot street section at the west of the property to one half of a 36-foot street
section with a minimum of 24feet of pavement, vertical curb, gutter and 5-foot
concrete sidewalk within a minimum of 40-feet ofright-of--way at the east of the
property. Stripe El Gato Street (Pine Avenue) to have two 12-foot travel lanes and
two 6-foot bike lanes.
2. Construct the internal roadways as 36-foot street sections with rolled curb, gutter
and 5-foot concrete sidewalk within 50-feet ofright-of--way, as proposed.
3. Construct Carisbrooke Avenue to intersect Pine Street (El Gato Street)
approximately 810-feet east of the west property line, as proposed.
4. Construct Notel Creek Avenue to intersect Pine Street (El Gato Street)
approximately 560-feet west of the east property line, as proposed.
5. Construct a stub street (ISaspell Street) to the east property line approximately
100-feet north of the south property line, as proposed. Construct a temporary
turnaround and install a sign at the terminus of the stub street stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
6. Construct a stub street to the west property line approximately 135-feet south of
the north property line, as proposed. Construct a temporary turnaround and install
a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
Construct a stub street to the west property line to serve the 5.3-acre site that is
located directly to the west. Construct a temporary tumaround and install a sign
at the terminus of the stub .street stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
8. Construct the two standard cul-de-sac turnarounds to provide a minimum fuming
radius of 45-feet.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Chesterfield
Subdivision BY Centennial Development, LLC AZ-03-037 Page 4
9. Construct the alternative turnaround to accommodate adequate turning area,
drainage, maintenance considerations and the written approval of the emergency
fire service for the azea where the development is located. Minimum design
standazds shall be met for all non-standard turnarounds. Submit a design of the
turnaround for review and approval by District Development Division staff.
10. Construct center islands/medians within the public right-of--way of Meadowpine
Street, Notel Creek Avenue and Carisbrooke Avenue, as proposed. Provide a
minimum of a 21-foot street section on either side of any proposed center
island/median and construct the island to be a minimum of 4-feet wide to total a
minimum of a 100-squaze foot area.
11. Any proposed landscape islands/medians within the public right-of--way dedicated
by this plat are required to be owned and maintained by a homeowners
association. Notes of this will be required on the final plat.
12. Other than the access points that were specifically approved with this application,
direct lot access to Pine Street is prohibited. This restriction will be required to be
noted on the final plat.
13. Chesterfield Subdivision's preliminary plat will be approved contingent upon the
right-of--way within Castlebrook Subdivision #1 and Castlebrook Subdivision #2
being dedicated to the public and the roadways being constructed or a financial
surety is in place for the construction of the roadways prior to the signature of the
final plat for Chesterfield Subdivision.
14. Comply with all Standazd Conditions of Approval.
Standazd 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 home by the developer.
3. 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 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 Standazds and approved supplements,
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Chesterfield
Subdivision BY Centennial Development, LLC AZ-03-037 Page 5
Construction Services procedures and all applicable ACHD Ordinances unless
specifically waived herein. An engineer registered in the State of Idaho shall
prepaze 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 aze required prior to building construction
in accordance with Ordinance #198, 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-
800-342-1585) 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 ACRD 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
aze 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. Adopt the Recommendations of Nampa Meridian Irrigation District as follows:
1. Applicant shall apply for a land use change application prior to final platting.
2. All laterals and waste ways must be protected.
3. The District's Purdam Drain and Kennedy Lateral courses through this proposed
project. This easement must be protected and any encroachment without a signed
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Chesterfield
Subdivision BY Centennial Development, LLC AZ-03-037 Page 6
License Agreement and approved plan, before any construction is started, is
unacceptable.
4. 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.
5. The Developer must comply with Idaho Code 31-3805.
6. NMID recommends that irrigation water be made available to all developments
within the Nampa & Meridian Irrigation District.
RECOMMENDATION TO CITY COUNCIL FOR APPRO VAL OF REZONE FOR Chesterfield
Subdivision BY Centennial Development, LLC AZ-03-037 Page 7