HomeMy WebLinkAboutChesterfield Subdivision CUPRECEIVED
MAR 1 8 2Q0~-
STAFF SUMMARY
OF
City Uf Meridian
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 AZ-03-037
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 AdditionslModifications 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. CUP-03-070
REQUEST FOR CONDITIONAL )
USE PERMIT FOR A Planned ) RECOMMENDATION TO CITY
Development IN A R-8 ZONE ) COUNCIL
Centennial Development, LLC, )
Applicant
1. The property is located east of North Black Cat Road and north of West Franklin Road.
2. The owner of record of the subject property is Centennial Development, LLC.
3. Applicant is Centennial Development, LLC.
4. The subject property is cunently zoned RUT. The applicant is applying for R-8 zoning.
The zoning district of I-L is defined within the City of Meridian Zoning and
Development Ordinance, Section 11-7-2.
The Applicant requests the Conditional Use Permit for a Planned Development in a
proposed 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 t hose requested b y the A pplicant. (Meridian C ity Zoning and. D evelopment
Ordinance, Section 11-8-1).
6. The Meridian Planning and Zoning Commission recognizes that the proposed application
is in compliance 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.
8. The Planning and Zoning Commission recognized the concerns of neighbors concerned
with the project, expressed in their letters.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
Chesterfield Subdivision BY Centennial Development, LLC -CUP-03 -070 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 Permit as requested by
the Applicant for the property described in the application, subject to the following:
A. Adopt the Recommendations ofthe 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. All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
B. Adopt the Recommendations of the Meridian Fire Department as follows:
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 Department.
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 turn around.
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
Chesterfield Subdivision BY Centennial Development, LLC -CUP-03 -070 Page 2
7. Operational fire hydrants and temporary or permanent street signs aze 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 clear
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 clearance of 13'6". This includes mature
landscaping.
12. The proposed project lies outside the five-minute response zone goal. Achievement of
this goal is subject to budgetary constraints and is intended to enhance the probability of
a favorable outcome on a request for Basic Life Support. The budget constraints, aze
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.
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.
D. Adopt the recommendations of the Ada County Highway District as follows:
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
Chesterfield Subdivision BY Centennial Development, LLC -CUP-03 -070 Page 3
Site Specific Conditions of Approval
1. 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 24-feet 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-
footconcrete 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 (Kaspell 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".
7. Construct a stub street to the west property line to serve the 5.3-acre site that is located
dtrectly to the west. 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 the two standard cul-de-sac turnarounds to provide a minimum turning radius
of 45-feet.
9. Construct the alternative turnaround to accommodate adequate fuming area, drainage,
maintenance considerations and the written approval of the emergency fire service for the
area where the development is located. Minimum design standards 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-square foot area.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
Chesterfield Subdivision BY Centennial Development, LLC -CUP-03 -070 Page 4
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 construcfion of the roadways prior to the signature of the fmal plat for
Chesterfield Subdivision.
14. Comply with all Standazd 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.
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 yeazs 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, 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
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8. Payment of applicable road impact fees are 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 withiri 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 (1-800-342-1585) 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 propertyunless 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.
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 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 OF APPROVAL OF CONDITIONAL USE PERMIT FOR
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