Amberstone Sub PP 02-002WM. F. Cqov.~¥, In
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D. 8AMm~ JOtmSON
LARRY D. M~
W~ ~ Mo~ow
W~ F. N~s*
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WHITE PETERSON
WHITE, PETERSON, MOP, ROW, GIORAY, ROSSMAN, NYE & ROSSMAN, P.A.
FaUCA S. PinUps
F2.~ 8. Ro.~e~N
To~ A. ROS.~A~
DAVW M. Sw~¥
PAM~L~ J. T~Low
T~n~x~c~ R. Wltrl~**
ATTORNEYS AT LAW
830 E. FroST ST., SUITE 200
POOT OFFICE BOXI 150
MERIDIAN, IDAHO 83680-1150
T~ (208) 28~o2499
Fax (208) 288'2501 E-M.~:
NAMPA OFFICE
5700 ~. nc~ed. IN ~., ma. 200
NAMPA, XDAHO 83687-M02
TEL. (208) 466-9272
FAX (208) 466.4405
REPLY TO
MERID~ OI~ICE
To:
Staff
elicant
eted Property Owner(s)
May 1, 2002
RECEIVED
MAY O 6 20O2
City Of Meridian
City Clerk Office
Re: Application Case No. PP-02-002
FINDINGS AND RECOMMENDATIONS OF PLANNING AND ZONING
COMMISSION
Staff, Applicant and/or Affected Property Owner(s):
Please note that these Findings and Recommendations of the Planning and Zoning
Commission shall be presented to the Ci.ty Council at the public h. earing 9n the above r. efe. ren,,c, ed
matter .by the Planning and Zoning Administrator. Due to tlae volume or matters which me Naty
Council must decide, and to insure your position is understood and clear, it is important to h_.a. ve
a consistent format by which matters are presented at the public hearings Before the city
Coundl.
The City Coundl strongly recommends:
1. That you. take time to carefully, review the Findings and Recommendations
of the Planning and Zoning Commission, and Be prepared to state your
position on this application by addressing the Findings and
Recommendations of th& Planning and Zoning Commission; and
2. That you carefully complete (be sure .it is legible) the Position
Statement if ~rou disagree with the Findings and-Recommendations
of the Planmng and Zoning Commission. The Pos?ion Statement
fonu for this application is available at the City Clerk s office.
It is recommended that you prepare a Position Statement and deliver it to the
City Clerk prior to the hearing, if pqssible. 'If t~at is not possible,please present your Position
Statement to the City Council at the hearing, along with eight (8) copies. The copies will be
presented to the Mayor, Council, Planning and Zoning Adfffinistrator, Public Wor~s and .the
City Attorney. If you are a part of a group, it is strongly, recommended that one Position
Statement be filled out for the group, w~tich can be signe~l by the representative for the group.
BEFORE Tm~'~ PLANNING AND ZONING COMMISSION
IN Tl~l~. MATTER OF ~
REQUEST PRELIMINARY PLAT
FOR AMBERSTONE SUBDMSION
JIM JEWETT,
Applicant
Case No. PP - 02-002
RECOMMENDATION TO CITY
COUNCIL
The property is approximately 3.84 acres in size and is generally south of W.
Cherry lane and south ofN. Summertree Way, Meridian.
The owner of record of the subject property is Jim Jewett of Meridian.
Applicant is owner of record.
The subject property is currently zoned R-1 by Ada County. There is, however,
an application for annexation and zoning to R-8 before the City Council. The
zoning of R-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:
19 building lots and 2 other lots for ten attached single family dwellings and nine
detached single-family dwellings.
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
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:
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
AMBERSTONE SUBDMSION - JIM JEWETT - Page 1
o
°
10.
Sanitary sewer and water service to this site shall be via main line extensions from
the existing mains adjacent to the property. The applicant shall be required to
extend water and sanitary sewer mains to and through the proposed development,
thereby making them available to the adjacent properties.
Underground year-round pressurized irrigation must be provided to all lots within
this development. Applicant shall submit hook-up and design details based on the
proposed landscaping. Primary water supply connection to the City's mains will
not be allowed without City Council approval. Applicant shall be required to
utilize any existing surface or well water for the prima~ source.
All required landscaping and irrigation shall be installed prior to the issuance of
an occupancy permit for any structure built within the subdivision.
A detailed fencing plan shall be submitted upon application of the final plat. A
solid fence shall be required around the perimeter of the subdivision unless the
City agrees in writing that such a fence is not required.
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. Required landscaping trees will not be considered as
replacement trees for those trees that have to be removed.
Applicant shall submit a copy of the Ada County Street Name Committee's final
approval letter for the subdivision name, and the lot and block numbering. Make
any corrections necessary to conform.
Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
A letter of credit or cash surety in the amount of 110% will be required for all
fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
Two-hundred, and one-hundred-watt, high-pressure sodium streetlights will be
required at locations designated by the Public Works Department. All strectlights
shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants.
Ail irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled per City Ordinance 12-4-13. The ditches to be piped
should be shown on the site plans. Plans will need to be approved by the
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
AMBERSTONE SUBDIVISION- JIM JEWETT - Page 2
appropriate irrigation/drainage district, or lateral users association, with written
confirmation of said approval submitted to the Public Works Department.
Adopt the Recommendations of ACHD as follows:
Construct the main entrance to the subdivision, Summertree Way, located at the
west property line, as proposed. This location aligns with Summertree Way on
the north side of Cherry Lane.
Construct Summertree Way as a full 29-foot street section with curb and gutter on
both sides of the roadway and 5-foot wide concrete sidewalk on the east side of
Summertree Way within 40-feet of fight-of-way.
Construct Thorncreek Place as a 29-foot street section with curb, gutter and 5-foot
wide concrete sidewalk within 42-feet of right of-way with parking restricted on
one-side of the roadway. A signage plan shall be submitted for review and
approval by Planning and Development staff.
Construct a large common lot within the public right=of-way, as proposed. Any
proposed landscape islands/medians within the public right=of-way dedicated by
this plat shall be owned and maintained by a homeowners associatiolx Notes of
this shall be required on the final plat.
Construct a one-way street around the large common lot that is located in the
center of Summertree Way with a minimum of a 29-foot street section within 40-
feet of right-of-way and post the roadway. The design shall be reviewed and
approved by ACI-ID's Planning and Development staff.
Construct a non-circular turnaround at the east end of Thorncreek Place. Submit a
design of the turnaround for review and approval by District staff.
Replace unused curb cuts on Cherry Lane with standard curb, gutter and 5-foot
wide concrete sidewalk to match the existing improvements.
Replace any existing damage curb, gutter and sidewalk and any that may be
damaged during the construction of the proposed development
Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District.
10.
Meet District draimge requirements per section 8000 of the ACHD Development
Policy Manual.
11.
If utility relocation is necessary to construct improvements required with this
development, then all utility relocation costs associated with improving street
frontages abutting the site shall be borne by the developer.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
AMBERSTONE SUBDIVISION- JIM ~EWETT - Page 3
12. Any existing irrigation facilities shall be relocated outside of thc right-of-way.
13.
Other than the access point specifically approved with this application, direct lot
or parcel access to Cherry Lane 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:
A fire-flow of 1,000 gallons per minutes shall be avaiable for duration of 2 hours
to service the entire project. Fire hydrants shall be placed on comers and an
average of 400' apart.
2. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
3. Acceptance of the water supply for fire protection will be by the Meridian Water
Department.
4. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
5. All radii shall be 28' inside and 48' outside radius for the internal road system.
6. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation.
7. The roadways shall be built to ACHD standards for base material.
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.
9. Parking is allowed on only one side of Summertree Way where there is a 30'
street width.
10. No parking is allowed on either side of Summertree Way where there is onlya 19'
wide driving surface.
11. No parking is allowed on either side of Thom Creek Place where there is only a
26' wide driving surface.
Adopt the Recommendation of the Nampa & Meridian Irrigation District.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
AMBERSTONE SUBDMSION - JIM JEWETT - Page 4
12. If all storm drainage is ret~___.in~ on site and the Nampa & Meridian Irrigation
District is not imended to operate the pressure irrigation system, no further review
is necessary. However, If any drainage leaves the site or the District will be
taking over the pressure irrigation.
Adopt the Recommendations of the Central District Health Department as follows:
13.
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.
14. Run-off is not to create a mosquito breeding problem.
15. Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent/mpact to groundwater and surface water quality.
16.
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
AMBERSTONE SUBDMSION- JIM JEWETT - Page $