HomeMy WebLinkAboutRecommendation to P & Z Comm WHITE PETERSON
WI~u ~, I~TI~ON, MORaOW, GI(~RAy, ROSSMAN, NY~ & ROSSMAN, P.A.
~_~NAMPA OFFICE
To:
Staff
d Property Owner(s)
RECEIVED
Re: Application Case No.
FINDINGS AND RECOMMENDATIONS (~F PLANNING AND ZONING
COMMISSI(~N
Staff, AppliCant and/or Affected Property Owner(s)~/
· . Please note that these F~m. din and R~commendations of ·
Commasslon shah be uresented to o.,. ~s~..__., ....... the Planmng and Zonha~
· r . the '~.y.~.-,,Ju~xlfar, me uDlic llearil-i o
matter..by the P .la~. ' ~g and Zomng Admimstrator. ' Due ~the volume gof ~qa~t.~r~b°'v? referen~c~,
Council must deode, and to in,, .......... :.,__ '}( .... s which the City
a cone~o*~+ F .... ~. _~_. ~---~ ~.,-~, ~,voluuH ~ unoerstoocl anti c~ear, it is Jmnort~nr ~r~
· Coundl. ' lo~go~,t~u a~ me puouc hearings Before the City
The City Coundl strongly recoh~mends:
1. That you_ take time to revi · ·
of *hz m.__:__ ~ ~refully~ e~. the Fmd~.ngs and Recommendations
¥.,y £,o~mu~g ,a~.a ,_~om,.ng .~0mmlssion, an~l be ,-re .... a
go2[~_n- o,~_, t~ ,.,Tapp~q~o.n by ~ddr~i:~g~ t~'~i~°di~r~e Y°unU~
w:uommen ~auons e/£ the ~'lanmng and Zoning Commission; and°
.. omp m.,_ e it
?otrm~e~ff_?~.._n~__.,g_,.a?d..Zon~ng C,o ,?ission.~ The Positi~'~
~*,- ,~ u~ appucauon ~s avai~ole at the City Clerk's office.
C ..... It is recommended tl~t you ore~re a Position ~tatem~-* - ~
~cy ~er~ ~rior to the hearin~ ff .... ~k]. ~ 5_ ..... ~,,~ ~to ocJ~Ver :t to
· ~- -- ~ -- ~. .~ 0.~ p~a~*~, u. r.l~E 15 not posslDie~ please r~s~rtt oLtr P ' '
~tatement to me ~r t~oun(:il at ~- ~-~-'-- -~ ......... ~. P ~ y osltion
-~ . ~ · .~-mmg, ,u~tg yam .eagnt (8) co les The co les '
resented to the Ma or, Coundl ' . . . P · vnll be
· y, cy. ~r you are a pare or a ~roup, it ~s strongly recommended that o ' '
Statement be filleffout for th&g~oup, w~tch can be si~ne~l~bv the re-resenta*:--~
o -., r' ~v~ xux ule gl'oup.
Very truly yours,
CityAttomey's Office
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE REQUEST
FOR PRELIMINARY PLAT FOR
BALDWIN PARK SUBDIVISION
CAPITAL DEVELOPMENT CO.,
Applicant
Case No. PP-01-024
RECOMMENDATION TO CITY
COUNCIL
The property is approximately 77.9 acres in size and is generally located 1.4 mile
south of McMillan Road, east side of Linder Road, Meridian.
The owner of record of the subject property is Capital Development Corporation
of Boise.
Applicant is Ramon and Marilyn Yorgason of Boise.
The subject property is currently zoned RT by Ada County. There is, however, an
application for annexation and zoning to R-8 before the City Council. The
zoning orR-8 is defined within the City of Meridian Zoning and Development
Ordinance Section 11-7-2.
The subject property is within the city limits of the City of Meridian.
The entire parcel is included within the Meridian Urban Service Planning Area as
defined in the Meridian Comprehensive Plan.
The Applicant proposes to develop the subject property in the following manner:
develop a single family residential subdivision consisting of 272 dwellings, with
approximately 10.2 acres of open space on 14 common lots, including two pocket
parks, with a total of 2.57 acres, and .4 acres in 2 landscape buffer lots.
There are no significant or scenic features of major importance that affect the
consideration of this application.
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the preliminary plat as requested by the
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
BALDWIN PARK SUBDIVISION - CAPITAL DEVELOPMENT CORPORATION - Page 1
applicant for the property described in the application, based on the preliminary plat
submitted on February 21, 2002, subject to the following:
Adopt the Recommendations of the Platming and Zoning and Engineering staff as
follows:
Sanitary sewer service to this site shall be via the proposed White Drain Trunk.
The City of Meridian is in the design phase of this trunk, with commencement of
construction estimated at April of this year. The applicant shall be responsible to
provide main connections to the White drain Trunk to serve this development.
Applicant shall be responsible to construct the sewer mains to and through this
proposed development. Subdivision designer to coordinate main sizing and
routing with the Public Works Department. Sewer manholes are to be provided to
keep the sewer lines on the south and west sides of centerhne
The applicant shall be responsible for designing and installing a new 12-inch
diameter water main in Linder Road, from its current location at the intersection
with Ustick Road. Applicant shall be responsible to construct the water mains to
and through this proposed development. Subdivision designer to coordinate main
sizing and routing with the Public Works Department.
ACHD's draft report requires the Applicant to provide one (1) additional stub
street to the north and two additional stubs to the south, and thus the Applicant
shall be required to comply. An additional stub street to the north that will serve
the northwest area of Blocks 5 and 6 is also required. The Applicant shall work
with the Police and Fire Departments to determine emergency vehicle access
needs to the middle school from the north. If the Police and Fire Departments
concur that no vehicular access from the north is necessary, Applicant shall
provide a pedestrian/bicycle connection across the White Drain to access the
school so future Baldwin Park students are not forced onto Linder Road.
The preliminary landscape plan (Sheet L-I, dated 3/21/01 by Land Group, Inc.)
proposes a number of trees that exceed the minimum requirements of Ordinance
12-13-7, Street Buffers, and Ordinance 12-13-13, Open Space. However, there are
an insufficient number of trees shown within the micropath lots. Ordinance 12-13-
12.4, Micropath Landscaping, requires a minimum of one (1) deciduous tree per
thirty-five (35) linear feet of path. Additional trees shall be added to the micropath
lots to meet this ordinance at the time of Final Plat application. Applicant shall
ensure that all trees are located outside of any sanitary sewer or irrigation
easements. All subdivision perimeter landscaping shall be installed or 110%
surety amount and bids submitted for required landscaping prior to City signature
of the Final Plat. All other landscaping shall be installed prior to issuance of
Certificates of Occupancy.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
BALDWIN PARK SUBDIVISION - CAPITAL DEVELOPMENT CORPORATION - Page 2
A detailed landscape plan and an irrigation plan, including performance
specifications, shall be submitted with each Final Plat application.
No fencing details were submitted with the application. Permanent fencing shall
be required adjacent to any existing agricultural uses. Applicant shall submit
detailed fencing plans with the Final Plat application, including height,
construction materials and location, and shall discuss conceptual fencing plans at
the City Council heating. In lieu of permanent fencing~ temporary construction
fencing shall be installed during construction on any lot to contain construction
debris. All subdivision perimeter fencing shall be installed or 110% surety amount
and bids submitted for required landscaping prior to City signature of the Final
Plat.
Item/48 on the Preliminary Plat application states micropaths will be provided. In
order for the linear open space lots to count toward the minimum 5% requirement,
the Planning and Zoning Commission recorfimends micorpaths must be
constructed as a requirement of the subdivision. Said pathways shall be a
minimum of 5-feet wide and constructed of either asphalt or concrete. Applicant
shall comply with all requirements of Ordinance 12-13-12, Micropath
Landscaping, and the four (4) foot high fence restrictions for all lots adjacent to
the micropaths shall be noted on all Final Plats that include micropaths. The
developer is responsible for the construction of fences adjacent to all micropaths
mad they shall be installed or 110% surety amount and bids submitted prior to City
signature of the Final Plat.
Applicant shall submit a cross-section of the micropath lots located witlfin
drainage. All micropath lots show a combination micropath/swale use except four
(4) of the shorter pathway lots. The cross-sections shall demonstrate that all
requirements of Ordinance 12-13-12, Micropath Landscaping, and all public
safety concerns are adequately addressed through the conceptual design. Said
cross sections were submitted with the revised plat, dated 2-11-02. Applicant shall
be required to maintain all drainage on the micropath side of the fence, not along
the fence line.
Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees
that were removed.
10.
Storm water treatment and disposal shall be designed in accordance with
Department of Environmental Quality 1997 publication, "Catalog of Storm Water
Best Management Practices for Idaho Cities and Counties" and City of Meridian
standards and policies. Off-site disposal into surface water is prohibited unless
the jurisdiction which has authority over the receiving stream provides written
authorization prior to development plan approval. The applicant is responsible for
filing all necessary applications with the Idaho Department of Water Resources
regarding Shallow Injection Wells on the final plat.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMiNARY PLAT FOR
BALDWIN PARK SUBDIVISION - CAPITAL DEVELOPMENT CORPORATION - Page 3
11.
Indicate any existing ditch easements on the Preliminary Plat map. The
boundaries of the White Drain easement need to be defined, as well as the north-
south ditch along the eastern end of the development and the east-west ditch along
the northwest comer of the development. Please show all planned piping on the
Preliminary Plat. Submit a revised Preliminary Plat at least 10 days prior to the
City Council heating.
12.
The open detention ponds shown on the drainage plan show that a significant
portion of the area proposed as common open area is now proposed for drainage
detention. Detailed plans of these ponds will need to be reviewed to determine if
these areas are indeed usable as common area by all residents of the development.
Detention ponds shall be designed such that accumulated water is disposed of
within a 24-hour period. The City has been experiencing problems with
groundwater in drainage areas, particularly those without an outflow to an
existing drainage system.
13.
Applicant has not indicated whether the pressurized irrigation system within this
development is to be owned and maintained by the homeowners association or the
Nampa & Meridian Irrigation District. If the system is being proposed as a private
system (H.O.A.), plans and specifications for the irrigation system shall be
reviewed by the Public Works Department as part of the development plan review
process. A draft copy of the pressurized irrigation system O&M manual must be
submitted prior to plan approval. The City of Meridian requires that pressurized
irrigation systems be supplied by a year-round source of water. If a creek or well
source is not available, a single-point connection to the culinary water system
shall be required. If a single-point connection is utilized, the developer shall be
responsible for the payment of assessments for the common areas prior to
signature on the final plat by the Meridian City Engineer. If City water is
proposed as a secondary source, developer shall be responsible to pay water
assessments for the entire common open area.
14.
Ordinance 12-4-13, Piping of Ditches, requires all irrigation ditches, laterals or
canals, exclusive of natural waterways, to be covered and enclosed with tiling or
other covering. Applicant is proposing to leave the White Drain open. A formal
waiver request was not included with the application. If the Applicant proposes to
not pipe the drain, he shall submit a written request stating how any public safety
concerns will be addressed through fencing and/or other protective measures and
the estimated pipe diameter required to pipe the drain.
15.
Applicant shall confirm in writing and reflect on future detailed landscape plans
that the micropath in Lot 2, Block 5 will extend across the Linder Road buffer to
connect with the Linder detached sidewalk.
16.
The Planning and Zoning Commission recommends the east phase lines for
Phases #3 and #4 be moved to the east to incorporate the primary north-south
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
BALDWIN PARK SUBDIVISION - CAPITAL DEVELOPMENT CORPORATION - Page 4
micropath lots (Lot 1, Block 15 and Lot 9, Block 7).
17. Applicant shall be required to comply with the following:
a. A temporary emergency access/non-build agreement on Lot 15 Block 5, until a
permanent second access is provided to the subdivision;
b. An emergency access on Lot 9 Block 7 with 10-foot wide asphalt, plus 5-feet on
each side of grass-crete.
c. Verify adequate turning radii for emergency vehicles.
d. Emergency accesses shall be constructed prior to issuance of any building
permits.
18.
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.
Wells may be used for non-domestic purposes such as landscape irrigation.
19.
Please submit a copy of the Ada County Street Name Committee's final approval
letter for the subdivision name, lot and block numbering. Make any corrections
necessary to conform.
20.
Two-hundred-fifty- and 100-watt, high-pressure sodium streetlights will be
required at locations designated by the Public Works Department. All streetlights
shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants.
21.
Assessment fees for water and sewer service are determined during the building
plan review process.
Adopt the Recommendations of ACHD as follows:
22.
The proposed development is located at the half mile between McMillan Road
and Ustick Road.
23.
Connectivity is critical to provide multiple access points for emergency vehicles,
increase traffic circulation patterns, limit the number of vehicle miles traveled and
limit the number of access points to the collector and arterial roadways within the
County. District staff has recommended and required five stub streets in order to
provide connectivity and safety for the individuals of the development and
citizens in the surrounding area.
24.
Due to the fact that Meridian School District does not want a vehicular access to
the property to the future school site, the applicant should construct a pedestrian
walkway to allow pedestrians to access the school site without utilizing the
arterial roadway.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
BALDWIN PARK SUBDIVISION - CAPITAL DEVELOPMENT CORPORATION - Page 5
Special Notification to Applicant
25.
To be consistent with previous Facts and Findings and Commission action, the
applicant should recognize that this development (the preliminary plat and
conditional use) may be subject to any extraordinary impact fee or LID
established by ACHD. Any implementation of extraordinary impact fees or an
LID would first be subject to a public heating.
26.
To promote a safe pedestrian walkway on Linder Road, District staff recommends
that the applicant work with the owner of the "out parcel" to the south to dedicate
right-of-way and construct 5-foot concrete sidewalk.
The following Site Specific Requirements and Standard Requirements must be met or
provided for prior to ACHD approval of the final plat:
Site Specific Requirements:
27.
Dedicate 48-feet of right-of-way from the centerline of Linder Road abutting the
parcel by means of recordation of a final subdivision plat prior to issuance of a
building permit (or other required permits), whichever occurs first. Allow up to
30 business days to process the right-of-way dedication after receipt of all
requested material. The owner will be paid the fair market value of the right-of-
way dedicated which is an addition to existing ACHD right-of-way if the owner
submits a letter of application to the impact fee administrator prior to breaking
ground, in accordance with ACHD Ordinance #195. The right-of-way purchase
agreement must be completed and signed by the applicant prior to scheduling the
final plat for signature by the ACHD Commission.
28.
Construct a 5-foot wide detached concrete sidewalk on Linder Road located 2-feet
within the new right-of-way. Coordinate the location and elevation of the
sidewalk with District staff. If the sidewalk meanders outside of the right-of-way,
provide an easement for the sidewalk.
29.
Construct the main entrance to the subdivision, West Monument Drive, located
550-feet south of the north property line, as proposed. West Monument Drive
shall be designed with 21-foot street sections on either side of a center median.
The median shall be constructed a minimum of 4-feet wide (maximum 12-feet
wide) to total a minimum ora 100-square foot area. The applicant will be
required to dedicate 54-feet of right-of-way plus the additional width of the
median.
30.
Construct a protected left-tm lane at the site driveway, as determined by the
traffic impact study that was submitted. The applicant shall coordinate the design
and location with District staff.
31.
Construct all public roads within the subdivision as 36-foot street sections with
curb, gutter, and 5-foot wide concrete sidewalks within 50-£eet of right-of-way.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
BALDWIN PARK SUBDIVISION - CAPITAL DEVELOPMENT CORPORATION - Page 6
32.
33.
34.
35.
36.
37.
38.
39.
40.
41.
42.
West Monument Dfive segments shall be designated as a collector roadway with
no front-on housing and access restrictions for this street segments shall be stated
on the f'mal plat. District policy requires that these street segments be constructed
as 39-foot street section within 52-feet of right-of-way with curb, gutter and 5-
foot wide concrete sidewalks. Construct stub streets to the sun'ounding
properties.
Construct a stub street that is located at the north property line approximately
700-feet west of the east property line, as proposed.
Construct a stub street that is located at the east property line approximately 100-
feet south of the north property line, as proposed.
Construct a stub street that is located at the east property line approximately 150-
feet north of the south property line, as proposed.
Construct a stub street that is located on the north property line approximately
750-feet east of the west property line.
Construct a stub street that is located on the south property line approximately
500-feet west of the east property line.
The applicant shall be required to install a sign at the terminus of these roadways
stating that, "THIS ROAD WILL BE EXTENDED 1N THE FUTURE".
Coordinate the sign plan for the stub street, and the design of the turnaround (if
necessary) with District staff.
Construct an ACHD approved turnaround at the end of West Crescent Court,
North Clearbrooke Place, North Buckstone Place mad North Denali Place.
Submit a design of the turnaround for review and approval by District staff.
The tumarounds shall be constructed to provide a minimum turning radius of 45-
feet. The applicant shall also be required to provide a minimum of a 29-foot
street section on either side of any proposed center islands within the tumarounds.
The medians shall be constructed a minimum of 4-feet wide to total a minimum of
a 100-square foot area. Dedicate 54-feet of right-of-way plus the additional width
of the median.
Any proposed landscape islands/medians within the public fight-of-way dedicated
by this plat shall he owned and maintained by a homeowners association. Notes
of this shall be required on the final plat.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
BALDWIN PARK SUBDIVISION - CAPITAL DEVELOPMENT CORPORATION - Page 7
43. Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District. Contact Construction Services at 387-6280
(with file numbers) for details.
44. All utility relocation costs associated with improving street frontages abutting the
site shall be borne by the developer.
45. Other than the access point specifically approved with this application, direct lot
or parcel access to Linder Road is prohibited. Lot access restrictions, as required
with this application, shall be stated on the final plat.
Adopt the Meridian Fire Department Recommendations as follows:
46. A fire-flow of 1,000 gallons per minute shall be available for a duration of 2 hours
to service the entire project. Fire hydrants shall be placed an average of 400' apart
at approved locations.
47. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
48. Acceptance of water supply for fire protection is contingent upon acceptance of
the water system by the City of Meridian.
49. Final approval for fire hydrant location shall be by the Meridian Fire Department.
50. All turning radii shall be a minimum of 28' inside and 48' outside.
51. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation.
52. The roadways shall be built to Ada County Highway standards.
53. The proposed 272-1ot subdivision with an estimated 2.9 residents per household
would have a total estimated population of 789 residents at build out.
54. Any roadway greater than 150' in length that is not provided with an outlet shall
be required to have a turnaround; this requirement may apply during the phasing
of the project.
55. Provide one additional access road to service Great Basin, White Sands, Biscayne
Park and Melrose Park.
Adopt the Recommendations of the Central District Health Department as follows:
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
BALDWIN PARK SUBDIVISION - CAPITAL DEVELOPMENT CORPORATION - Page 8
56.
57.
58.
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.
Run-off is not to create a mosquito breeding problem.
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 stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
BALDWIN PARK SUBDIVISION - CAPITAL DEVELOPMENT CORPORATION - Page 9