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CITY OF MERIDIAN
Planning & Zoning Department
660 E. Watertower Ln., Ste. 202, Meridian, ill 83642
(208) 884-5533 Phone t (208) 888-6854 Fax
RE UESTFOR UBD~SI APPROVAL
PRELIMINARY PLAT
(RE: Meridian Subdivision Ordinance - 12-3-1 thru 12-3-6)
GENERAL INFORMATION
Name of annexation and subdivision: Bellingham Park Subdivision
Address, general location of site: S. Locust Grove Road. V2 mile south of Victory Road
Owner(s) of record: Rick L. McKague:Douglas H. Killam: Lawrence W.& Charlene
Smith: Owen H. Garrett: Tom L. Dawson
Address: 4420. 4290. 4340. 4390 S. Locust Grove Road Meridian. ill 83642
Telephone: Fax: E-mail:
Applicant: Gemstar Development. LLC
Address: 228 E. Plaza Drive Suite 1 Eagle. ill 83616
Telephone: Fax: E-mail:
Engineer: David Bailey Firm: Bailey Engineering
Address: 1117 E. Plaza Drive. Suite F Eagle. Idaho 83616
Telephone: 938-0013 Fax: 938-0516 E-mail:
Name and address to receive City billings- Name: Gemstar Development. LLC
Address 228 E. Plaza Drive Suite 1 Eagle. ill 83616 Telephone:
Representative: Shawn L. Nickel, SLN Planning, Inc. 52 N. 2nd Street Eagle, 83616
PH. 938-3812 FAX 938-5873 Email shawn@landconsultants,net
PRELIMINARY PLAT FEATURES
I.
2.
3.
4.
5.
6.
I.
2.
3.
4.
5.
6.
7.
8.
9.
Acres: 43.18 acres
Number of building lots: 166
Number of other lots: 37
Gross density per acre: 3.84 (Number of dwelling units per acre of total land to be developed)
Net density per acre: (Number qf dwelling units per acre qf land excluding roads)
Zoning District(s): Existing: RUT (County) Proposed: R-8 (PD)
Does the plat border a potential green belt or pathway? Yes. Ten Mile Creek
Have recreational easements been provided for? Nt A
Are there proposed recreational amenities to the City?
Explain
No
10.
Are there proposed dedications of common areas? No
Explain
For future parks? No Explain
What school(s) service the area? Meridian School District Do you propose any
agreements for future school sites? No Explain
e there any other proposed amenities to the City? No
Explain
Type of building (residential, commercial, industrial, office or combination):Residential
1
Rev. 11/03/03
14.
15.
Type of dwelling(s) !gle fannly, duplexes, multiplexes, Oth!: Single Fannly
Proposed development features:
a. Minimum square footage oflot(s): 4.860 SQuare feet
b. Minimum square footage ofstructure(s) 1.301 SQ. ft.
c. Are garages provided for? ves Square footage: TBD
d. Has landscaping been provided for? yes Describe: Landscape strips. parks
drainage areas. roadway buffers. islands
Who will own and maintain the pressurized irrigation system in this
development? Home owners association or Nam-pa Meridian Irrigation District
Irrigation District: Nampa Meridian Irrigation District
Are any lots intended for multi-family dwellings? No
e.
f.
Type:
g.
Are there special set back requirements? No
Explain:
16.
h. Were protective covenants submitted? Yes Date: Ian 15.2005
Does the proposal land lock other property? No Does it create Enclaves? No
STATEMENTS OF COMPLIANCE
1.
Streets, curbs, gutters and sidewalks are to be constructed to standards as required by Ada
County Highway District and Meridian Ordinance. Dimensions will be detennined by
the City Engineer. All sidewalks will be five (5) feet in width.
Proposed use is in conformance with the City of Meridian Comprehensive Plan.
Development will connect to City services.
Development will comply with City Ordinances.
Preliminary Plat includes all appropriate easements.
Street names do not conflict with City grid system.
All items noted on the preliminary plat checklist have been completed.
2.
3.
4.
5.
6.
7.
I have read the information contained herein and certify the information is true and correct and
that this plat is in compliance with the above statements.
2
Rev. 11/03/03
8 8
SLN Planning, Inc.
52 N. 2ND Street. Eagle Idaho 83616 . Office 208.938.3812 . Fax 208.938-5873
Honorable Mayor and City Council
January 15, 2005
City of Meridian
33 E. Idaho Ave.
Meridian, Idaho 83642
RE:
Bellingham Park Subdivision Annexation/Zoning, PD and Preliminary Plat - Letter of Intent
Dear Mayor and Council;
As representative for Gemstar Development, LLC, please accept this application for Bellingham Park
Subdivision, located on the east side of South Locust Grove Road, Y2 mile south of Victory Road in
Meridian, Idaho, Section 29, Township 3 North, Range 1 East of the Boise-Meridian. Bellingham
Park Subdivision includes 43.18 acres and has been designed with 203 lots (166 residential, 37
common) and includes a request for annexation with a zoning designation ofR-8 (Medium Density
Residential). A density of3.84 dwelling units per acre is proposed.
This letter is included with the land use applications for the annexation/zoning and preliminary plat,
together with filing fees and various exhibits.
The enclosed preliminary plat has been submitted in accordance with the requirements of the Meridian
Zoning Ordinance. The development has also been designed to be in compliance with the intent of
the Meridian Comprehensive Plan. Specific Comprehensive Plan policies that support the requested
zone change include:
. Population Growth Goal 1, Objective A, Action 6 (New residential development with
provided Urban Services);
. Services Goal 11, Objective A, Transportation, Action 6 (Street connections between
subdivisions) ;
. Land Use Goal Ill, Ensure public services, Objective A, Action 1 (Development projects
planned public services); Goal N, Objective C, Action 1 (compatibility), 3 (usable open
space), 5 (sidewalks, curbs, gutters, etc.), Objective D, Transportation Corridors, Action 2
(Restrict curb cuts/access on collectors); Goal V, Objective C, Quality, Action 1 (Require
common area);
The R-8 zoning designation is being requested for this annexation with the subdivision plat containing
residential lots ranging in size from a minimum 4,860 square feet to approximately 13,100 square feet.
All streets and alleys will be public and will be constructed, along with curb, gutter and sidewalks, to
Ada County Highway District and Meridian City standards. Phased sewer and water service will be
available to service this development and will be provided by the City of Meridian. Drainage will be
handled by on-site detention areas and will be designed to the standards of all appropriate regulatory
agencies. A pressure irrigation system will be provided for all lots within the development. The
Meridian Fire Department has been consulted regarding the layout of the subdivision with any concerns
addressed within the design.
8
tit
This development is being submitted as a Planned Development (PD), under the guidelines set forth in
Chapter 6 of the Meridian Zoning Ordinance. Specifically, this development meets the purpose
statement for a PD by providing a development that preserves scenic features, provides a more
efficient pattern of residential use, fosters innovative design concepts and provides for both common
open space and amenities not found in traditional developments. By utilizing the PD process, a
variety of housing types have been provided within this development. These housing types include
standard single family detached dwellings on 5,000 to approximatt;:ly 13,000 square foot lots. Also
included are 4,860 square foot minimum lots that provide for single-family detached units with alley
loaded garages. Although the applicant can achieve the variety of housing sizes through the reduction
in design standards, this development is not seeking an increase in the residential density for the
proposed zoning designations as allowed by the ordinance. The proposed overall density of3.84
dwelling units per acre meets the allowed density for the R-8 base zone.
Through this PD application, proposed deviations ftom the development standards of the R-8 zone
shall include the following*:
1. A reduction in lot size below the standard 6,500 square feet;
2. A reduction in the mirrimum street ftontage requirement below 65 feet; and
3. Reduced yard setbacks
*See Preliminary Development Plan for Specific Lot #'s
The development has been designed to include landscaped common areas and amenities that satisfy-
both the PD Ordinance and the Subdivision standards. The common areas include exterior roadway
buffers, in addition to interior streetscape landscaping, and open space parks. All common landscape
area lots would be owned and maintained by the Homeowners Association that will be established for
the subdivision. Amenities proposed within this PD include a sports field and playground equipment,
in addition to passive recreational amenities such as pathways, picnic tables, benches and BBQ's, all
within usable open space lots located throughout the subdivision.
In all, Bellingham Park Subdivision will be a quality and compatible addition to this area of Meridian.
The development is adjacent to similar zoned developments and densities, and provides consideration
for future development along its boundaries. The requested zoning to R-8 is in compliance with the
City's Comprehensive Plan designation of Medium Density Residential and will benefit the public
interest by providing a mix of desirable housing needs to this area of the City while allowing for the
continued improvement and expansion of city services and an increase in the City's tax base. Through
the PD process, the applicant can achieve a mixture of uses and a variety of housing styles while
providing usable open space and maintaining an appropriately compatible density. This application
submittal includes all items listed within the preliminary plat, conditional use pennit and annexation
checklists. We 100k forward to working with you and your staff and request approval of this project.
Sincerely,
~;f.~
Shawn L. Nickel
Representing Gemstar Development, LLC
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KUNZ ENGINEERING
CONSULTING ENGINEER -
4545 SAMARA STREET
BOISE, IDAHO 83703-3638
Phone: (208) 383-9048
Fax: (208) 383-4102
(CCQ)~W
November 11, 2004
Steve Glasgow
Gemstar Properties LLC
228 E. Plaza Street, Suite I
Eagle, ID 83616
RE:
Bellingham Park Subdivision
Tennille Creek - Initial Floodplain Report
Dear Steve:
. I have completed the initial hydraulic analysis for the 1O0-year floodplain study on Tenmile
Creek for. the proposed Bellingham Park Subdivision, located east of Locust Grove Road and
upstream or south of the Ridenbaugh Canal...E!ailey Engineering, Inc. and Idalio Survey
Group, P.C. provided mapping ançl.field surveyingJor.thestudy- My analysis included using
the HEC-RAS backwater modeling program. In September of 2002, I completed a floodplain
study for the downstream Tuscany Development on Tenmile Creek and uti1ized that work for
the downstream end of the study for the proposed Bellingham Park Subdivision.
The Federal Emergency Management Agency (FEMA) has published floodplain maps and a
Flood Insurance Study for Ada County with a revised date of February 19, 2003 that includes
the portion of Tenmile Creek affecting the proposed Bellingham development. The existing
study, shown on Panel 253 H, denotes a Zone A Special Flood Hazard area (lOO-year) through
the development. The Zone A reflects an approxLTIlate study without t:.J¡e determination of Base
Flood or 1O0-year flood elevations. The Zone A boundaries are shown approximately 700 feet
wide just upstream of the Ridenbaugh Canal and about 500 feet wide near the south boundary
of the proposed development. The published peak discharge for the 1O0-year flood is 400
cubic feet per second (cfs) at Locust Grove Road.
A combination of field surveyed cross sections, including field surveys of the existing culverts
and the Ridenbaugh flume crossing of the creek, along with computer generated sections from
the site topographic survey were used to determine 1O0-year flood elevations with the HEC-
RAS computer model. The combination of the downstrearn84-inch CMP and flume crossing
on the Ridenbaugh Canal did rio~ result in overtopping. of the canal bank and the 100-year flood
was contained within the channel immediately upstream of the Ridenbaugh Canal. However,
the culverts at the two farm access crossings within the proposed development and the access
8
8
lruNZ ENGINEERING
Bellingham Park Subdivision - Terunile Creek
November 11, 2004
Page 2
road near the south boundary are only 36" and cannot handle the 1O0-year flow. Overtopping
of the access roads would Occur in a 1O0-year event with flooding depths outside the channel of
a foot or so and floodplain widths of 700 to 800 feet. If the farm access culverts and road fill
are removed and the channel restored to adjacent cross sectional areas, the 1O0-year flood
would be contained within the channel.
KUIlZ Engineering is prepared to provide hydraulic modeling to adequately size the planned
road crossing of Tenmile Creek, including options for large diameter culvert or box culvert.
With the wide floodplain shown on the curreJ)t FEMA Panel, a submittal to FEMA for a Letter.
of Map Revision should be made to revise the map after the farm access roads have been
removed. At that time, a final floodplain report with a map and profile would be furnished and
sent to FEMA.
If there are any questions, do not hesitate to call.
Sincerely,
.~~/,k- ~~ ---
Paul S. KUIlZ, P.E.
cc: /Dave Bailey, P.E. - Bailey Engineering
File: 2220