PZ - Applicant Response to Staff ReportENGINEERING
MM jfggi planning and engineering communities for the future SOLUTIONS„
1029 N. Rosario Street, Suite 100
Meridian, ID 83642
Phone: (208) 938-0980
Fax: (208) 938-0941
E-mail: es-beckym@qwestoffice.net
February 15, 2018
City of Meridian
Planning & Zoning Commission
33 East Broadway Avenue
Meridian, ID 83642
Re: Oaks West Subdivision - CPAM, MDA, RZ, PP (H-2017-0170)
Dear Commissioners:
We have reviewed staff comments for the Planning & Zoning Commission meeting of
February 15, 2018, and have the following responses:
1. PLANNING DEPARTMENT
1.1 The applicant agrees to enter into a development agreement and pay the necessary fee.
a. The applicant will comply.
b. The applicant will coordinate with Parks on the multi-use pathway.
c. The applicant is not proposing development of the entire site at once. The
proposed project will have two distinct phases. The material necessary to
install the landscape berms along McMillan Road will have to be generated
from the streets within phase two. Trying to construct partial improvements
outside phase one will create problems. We respectfully request that
construction improvements be phased as shown on the preliminary plat and
that off-site improvements not be required as part of the first phase.
d. The applicant will comply and provide provisions within the CC&R's and in the
marketing of the homes recognizing future construction of State Highway 16 and
the McMillan overpass.
e. The developer has already coordinated with Idaho Transportation
Department at District 3 and with Chris Kronberg, the ITD attorney from
headquarters. The current development plan provides for more right-of-way
than anticipated by ITD. Since ITD has not designed the McMillan Road
overpass, the right-of-way cannot be placed in a separate lot. The best
solution is to have one exterior common lot; then, when the design is
complete, ITD will acquire the necessary right-of-way that has been set aside
for the improvements. The applicant objects to dedication of right-of-way for
the overpass when the project is not designed or funded.
f. The applicant will comply.
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February 15, 2018
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g. The applicant will coordinate with the Meridian Water Department to provide
permanent access to the well lot from Quintale Drive and remove the temporary
access when improvements are installed in McDermott Road.
h. The applicant agrees to install the 10-foot-wide multi-use pathway along
Five Mile Creek and McDermott Road; however, installation of a 10-foot-
wide pathway along McMillan Road does not appear to match the Meridian
Pathways Network Plan. A north-south multi-use pathway was constructed
within Oaks South at the one-half mile for interconnection north across
McMillan Road.
1.2 Site Specific Conditions - Preliminary Plat
1.2.1 The preliminary plat included in Exhibit A.4, dated 12/19/2017, shall be revised as
follows:
a. The applicant will provide a plan as requested.
b. The applicant cannot provide a separate lot for the future right-of-way for the
overpass. The applicant will provide one common lot that will include the
anticipated right-of-way since the project is not designed or funded. It would be
considered an exaction to delineate the right-of-way since it is not related to any
transportation mitigation required for the project.
c. The applicant will comply.
d. The applicant will comply.
1.2.2 The landscape plan included in Exhibit A.5, dated 12/18/2017, shall be revised as
follows:
a. The street buffer along McMillan Road lies outside the future ITD right-of-way
and anticipated slope for the overpass. The applicant will provide a drawing
reflecting the anticipated location of the toe of slope.
b. The applicant will comply.
c. The fitness station location is delineated on the landscape plan and colored
landscape rendering.
d. The landscape plan will be revised accordingly with exception of 1.2.1b.
e. The applicant will comply.
f. Understood and in agreement.
g. The applicant will revise the landscape plan to depict an extension of the 10-foot-
wide multi-use pathway along McMermott Road as requested. The applicant
objects to installing the 10-foot path along McMillan Road, which is not
consistent with the Meridian Pathways Network Map.
1.2.3 The applicant is not proposing development of the entire site at once. The
project will consist of two phases. We respectfully request that construction
improvements be phased as shown on the preliminary plat and future
landscaping outside the first phase be installed with the second phase.
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February 15, 2018
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1.2.4 The applicant will provide additional data demonstrating compliance with the
opens space requirements. The Oaks West development is a part of Oaks South
and will utilize the existing primary amenities including the pool facility,
playground equipment, picnic areas and open space. This west portion of the
development is providing the linear open space that was anticipated for linkage
of the greenbelt along Five Mile Creek with interior open space and micro-path
linkages. The applicant believes they are in compliance with the open space and
amenity requirements.
1.2.4 A hydraulic and hydrologic analysis has been completed along the Five Mile Creek
corridor and approved by the City. The applicant will submit for the applicable
floodplain permit.
1.2.5 The applicant will comply.
1.2.6 The applicant will comply with the standards for common driveways listed in UDC
11-6C-3D.
1.2.7 The applicant will submit a detail of the fitness station as requested by staff.
1.2.8 The applicant will comply.
1.2.9 Understood.
1.2.10 The proposed overpass will be for McMillan Road, which is an ACHD arterial
overpass and not a part of the future State Highway 16 Extension. The section
referenced in UDC 11-3H-4D is applicable to State and Federal Highways.
1.2.11 The applicant will comply.
1.3 General Conditions of Approval - Preliminary Plat
1.3.1 The applicant will comply.
1.3.2 The applicant will comply.
1.3.3 The applicant will comply.
1.3.4 The applicant will comply.
1.3.5 The applicant will comply.
1.3.6 The applicant will comply.
1.3.7 The applicant will comply.
1.3.8 The applicant will comply.
1.3.9 The applicant will comply.
1.3.10 The applicant will comply.
1.3.11 No bicycle parking has been provided, and none is required.
1.3.12 There are no outdoor service and equipment areas within this development.
1.3.13 The applicant will comply.
1.3.14 The applicant will comply.
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1.3.15 The applicant will comply.
1.3.16 The applicant will comply.
1.3.17 The applicant will comply.
1.4 Ongoing Conditions of Approval - Preliminary Plat
1.4.1 The applicant will comply.
1.5 Process Conditions of Approval - Preliminary Plat
1.5.1 The applicant will comply.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 Understood.
2.1.2 The seepage bed will be relocated.
2.1.3 The applicant will meet with Meridian Public Works to discuss the need for
extension of a 12-inch water main line in McMillan Road when a 12-inch
water main will loop through the project in Trident and Quintale to
McDermott Road.
2.1.4 A street light plan will be provided with the final plat.
2.1.5 Floodplain permit applications will be provided for any development occurring in
the Overlay District.
2.2 General Conditions of Approval
2.2.1 The applicant will comply.
2.2.2 The applicant will comply.
2.2.3 The applicant will comply.
2.2.4 The applicant will comply.
2.2.5 There are no existing structures that are required to be removed.
2.2.6 The applicant will tile all required ditches. Five Mile Creek will remain open.
2.2.7 The City of Meridian operates an existing municipal well on the site; the lot will be
dedicated to the City of Meridian after recording of the final plat. No other wells exist
on the site.
2.2.8 There are no septic systems within this project.
2.2.9 The applicant will comply.
2.2.10 The applicant will comply.
2.2.11 Understood.
2.2.12 The applicant will comply.
2.2.13 Understood.
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2.2.14 Understood.
2.2.15 The applicant will comply.
2.2.16 Understood.
2.2.17 Understood.
2.2.18 The applicant will comply.
2.2.19 The applicant will comply.
2.2.20 Understood.
2.2.21 A street light plan will be included in the civil construction plans.
2.2.22 The applicant will comply.
2.2.23 The applicant will comply.
3. POLICE DEPARTMENT
3.1 The Police Department has no comments on this application.
4. FIRE DEPARTMENT
4.1 Understood.
4.3 The applicant will comply
4.4 Understood.
4.5 The applicant will comply.
4.6 The applicant will comply.
4.7 Understood.
4.8 Understood.
4.9 Emergency access has been provided.
4.10 Understood.
4.11 Understood.
4.12 Understood.
5. REPUBLIC SERVICES
5.1 The applicant will comply.
6. PARKS DEPARTMENT
6.1 The applicant will comply.
6.2 The applicant will comply.
6.3 The applicant will comply.
6.4 The applicant will comply.
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6.5 The applicant will comply.
6.6 The applicant will comply.
6.7 The applicant will comply.
6.8 Construction of the pathway along N. McDermott Road is acceptable. However, the
applicant questions the necessity of the pathway along McMillan Road and
creating a redundant path when Five Mile Creek is the designated east-west
greenbelt connecting Reta Huskey Park and other existing sections of pathway.
7. ADA COUNTY HIGHWAY DISTRICT (ACHD) - DRAFT
7.1 Site Specific Conditions of Approval
7.1.1 The applicant will comply.
7.1.2 The applicant will comply.
7.1.3 The applicant will comply.
7.1.4 The applicant will comply.
7.1.5 The applicant will comply.
7.1.6 The applicant will comply.
7.1.7 The applicant will comply.
7.1.8 The applicant will comply.
7.1.9 The applicant will comply.
7.1.10 The applicant will comply.
7.1.11 The applicant will comply
7.1.12 The applicant will comply.
7.1.13 The applicant will comply.
7.1.14 Understood.
7.1.15 The applicant will comply.
7.1.16 The applicant is in agreement with the restriction on direct access. However,
clarification needs to be made on the three residential lots which front on Quintale
Drive east of Trident. The east portion of Trident is a local street and should not
be considered access restricted.
7.1.17 Understood.
7.1.18 The applicant will comply.
7.2 Standard Conditions of Approval
7.2.1 With the exception of Five Mile Creek, all proposed irrigation facilities will be located
outside of the ACHD right-of-way.
7.2.2 Understood.
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7.2.3 The applicant will comply.
7.2.4 The applicant will comply.
7.2.5 Understood.
7.2.6 Understood.
7.2.7 The applicant will comply.
7.2.8 Understood.
7.2.9 Understood.
7.2.10 Understood.
7.2.11 Understood.
7.2.12 Understood.
8. IDAHO TRANSPORTATION DEPARTMENT (ITD)
A letter has not yet been received from ITD on this application.
We appreciate your review of this project. Please feel free to call me if you have additional
comments or questions.
Sincerely,
En * '
Bci.v v
Planner
BM:ss
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