HomeMy WebLinkAboutMarlin Sub PP 02-008WHITE PETERSON
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WHITE, PETERSON, MORROW, GIORAY, ROSSMAN, NYE & ROSSMAN, P.A.
ATIDRNEY8 AT LAW
5700 E. FRANKLIN RD., SUrrE 200
NAMP& IDAHO 83687~M02
TEL (208) 466-~Z72
F~X (208) 488-4405
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MERIDIAN OFFICE
POST OFRCE BOX 1150
MERIDIAN, IDAHO 83680-1150
TEL. (208) 288-2499
FAX (208) 288-1193
PI.,EA~E REPLY TO
MERIDIAN OFFICE
Staff
elicant
cted Property Owner(s)
Re:
May 17, 2002
Application Case NO PP02-008
C)T¥ OF
CLERK
FINDINGS AND RECO~ATIONS 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 m'esented to the City Council at the public_hearing 9n
the above referenced matter by the Planning and Zoning Administrator. Due to the
vol.ume of matters which the City Coun.cil must decide, ~d to insure your position is
understood and clear, it is important to have a consistem ti)mat by w[dch matters are
presented at the public hearings before the City Council.
The City Council strongly recommends:
1. That y. ou take time to carefully review the Findings and Recommendations of .the
P1 ..~ding and Zo .nipg Commission, and be pre_pared to state your position on this
application by addressing the Findings ar/d Recommendations of the Planning
anit Zoning Commission; and
2. That you eareful!~' .complete (be sure it is l..egible)_ the Position Statement if
Fmdmgs and Recommendations of_t_he Planning and Zoni.ng
you disagree with the .
Commissmn, The Position Statement form for this application is available at the
City Clerk's office.
_ _ I.t is recorr~, en. ded that y~ou pre, Dare ~ ~osition State.m..eat .and deliver it
to the_Ci~. Clerk prior to the hearing, ff possime, ix mat is not possible, please present
your Positron Statement to the C. ity Council at the he_ming, along with ei~ht (8) copies.
The copies will be presented to the .Mayor, Council, Planning_ and Zoning
Administrator, Public Works and_the City_Attorney. If you are a tort or-a group, it ~s
stro.ngly recommended that one Pos_ifio. n Statement be tilled out for the group, Which
can be signed by the representative ti)r the group.
City A~
BEFORE Tl~l*~ PLANNING AND ZONING COMMISSION
IN Tlt-F~ MATTER OF ~
REQUEST PRELIMINARY PLAT
FOR MARLIN SUBDIVISION
WINSTON MOORE,
Applicant
Case No. PP - 02-008
RECOMMENDATION TO CITY
COUNCIL
The property is approximately 40 acres in size and is generally located north of 1-84 and
east of S. Linder Road.
The owner of record of the subject property is Kimball Properties Limited Partnership
and Winston Moore of Boise.
3. Applicant is Winston Moore.
The subject property is currently zoned RUT by Ada County. There is, however, an
application for annexation and zoning to R-4 before the City Council. The zoning of R-4
is defined within the City of Meridian Zoning and Development Ordinance Section 11-7-
2.
5. 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: 152
building lots and 6 other lots for a proposed residential development known as Marlin
Subdivision.
There are no significant or scenic features of major importance that affect the
consideration of this application.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR MARLIN
SUBDIVISION- WINSTON MOORE - Page 1
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:
Sanitary sewer service to this site shall be via an extension of the existing sewer in Linder
Road. Applicant will 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 the centerline.
Domestic water service to this site shall be via new main extensions from the existing
main in Linder Road and W. Verbena Drive. Applicant will be responsible to construct
water mains to and through this proposed development, including the Linder frontage.
Subdivision designer to coordinate main sizing and routing with the Public Works
Department.
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The Planning and Zoning Commission and Applicant agree that the extension of
Verbena Street, through the proposed plat shall be completed at the completion of
Phase I of construction, as called for in Applicant's plans, and that Phase II of
construction as called for in Applicant's plans shall not begin until the completion of
Verbena Street through the aforementioned pla~
If the developer intends to phase construction, the Applicant shall submit a revised
Preliminary Plat showing any proposed phase lines and numbers.
Ordinance 12-10-5.A, Minimum House Sizes Shown on Plat, requires that "all new
residential housing development plats shall have the individual lots marked showing the
minimum size house that can be constructed thereon, and no plat shall be recorded
henceforth without such indication clearly shown thereon." Applicant shall submit a
revised Preliminary Plat complying with this ordinance.
The cross-section of the 1-84 landscape buffer submitted with the Landscape Plan (Sheet
CUP-C) proposes a 6-foot vinyl fence on top of an 8-foot berm. Assuming rear lot line
fences will be constructed, this will result in a 26-foot wide "tunnel" and secluded area
between the residential fences and the subdivision vinyl fence. Staff does not support this
design. The Applicant shall submit a revised cross-section of the 1-84 berm eliminating
the secluded area and also demonstrate how the drainage will be handled to avoid the
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR MARLIN
SUBDIVISION- WINSTON MOORE - Page 2
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10.
11.
berm run-off water collecting in the rear yards of residences within Block 7. The
Planning and Zoning Commission recommends allowing a thirty-five foot (35') buffer
between the southern lots and 1-84 rather than the fifty foot (509 buffer herein
suggested.
Staff recommends a waiver be granted to allow the 1-84 fence to be placed within the 1-84
buffer. Staff does not support a reduction of the 50-foot wide buffer nor allowing the
residential lots to encroach into this common lot. We recommend any fence within Lot 1,
Block 7 be situated a minimum of 35 feet from the 1-84 right-of-way and trees be planted
at a density of one tree per every 25 feet of frontage.
A detailed fencing plan shall be submitted with each Final Plat application. Any proposed
fencing adjacent to Lot 6, Block 3 shall be clear-vision. If solid fencing is used, it shall be
a maximum of 4-feet in height, The Planning and Zoning Commission discourages the
use of chain link fencing adjacent to the park. The NMID allows fencing within their
Kennedy Lateral easement under existing License Agreement No. 97009476. However,
the specific location of the fence is dependent upon the buildable lot rear line location.
The east perimeter fence shall be placed on the rear lot lines, which will need to be
determined through aa encroachment agreement, per item # 12 below.
Lot 21, Block 1 and a portion of Lot 1, Block 1 are micropath lots. Ordinance 12-13.15-9
encourages all fences adjacent to micropath lots to be clear-vision. If solid fencing is
used, it shall be a maximum of 4-feet in height. The 6-foot vinyl fence proposed in the
Landscape Plan (Sheet CUP-C) adjacent to the micropath in Lot 1, Block 1 is not
approved and must comply with Ordinance 12-13,15-9. The developer will be
responsible for the construction of the fences adjacent to Lot 21, Block 1 and Lot 1,
Block 1 and said fence restriction shall be included as a note on the Final Plats.
The developer shall comply with Ordinance 12-13-10-9 on Linder Road regarding the
landscaping of unimproved street right-of-way greater than 13 feet in width. Said
landscaping must be installed or bonded for prior to issuance of any Certificates of
Occupancy.
The required landscaping and irrigation system on Linder Road and adjacent to 1-84 shall
be installed prior to the issuance of a Certificate of Occupancy for any building on any lot
created by the subdivision. All required fencing shall be installed prior to the issuance of
any building permits. Landscaping and fencing must be bonded for prior to City signature
on the Final Plat.
Thc minimum number of strcct trecs, as required by Ordinancc 12-13-10-6, is not met by
the proposed Landscape Plan for the Linder Road and 1-84 required buffers. Applicant
shall submit detailed landscape plans with the Final Plat application that complies with
this ordinance.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR MARLIN
SUBDMSION- WINSTON MOORE - Page 3
12.
South of W. Verbena Drive, ACHD is requiring more right-of-way on Linder Road than
what is shown on the Preliminary Plat. Ordinance 12-13-10-4 requires a minimum 25-
foot wide street buffer along Linder Road, beyond future right-of-way. It appears the
additional right-of-way will significantly reduce the proposed buffer width to less than 10
feet at some locations. The Applicant shall address this issue at the P&Z Commission
hearing and propose how adequate buffering will be provided from the future overpass.
The Applicant shall submit a revised Preliminary Plat showing the required Linder Road
right-of-way, the new street buffer width, and any revised open space calculations. The
Planning and Zoning Commission recommend that ~lppllcant shall obtain a slope
easement for landscaping the east stope of any future overpass from Ada County
Highway District and/or Idaho Department of Transportatiota
13.
Fit~een (15) building lots within Blocks 1 and 7, adjacent to the east boundary, appear to
encroach into the Kennedy Lateral easement. These lots shall be configured to the edge
of easement lines unless an encroachment agreement is granted by Nampa Meridian
Irrigation District. If the former is the case, create a common area lot covering the
balance of the easement width, and submit a copy of said NMID agreement prior to
submittal of the Final Plat application.
14.
Applicant shall clarify the requested minimum side yard setback distance. The
application states 5 feet for both single and two-story but the Preliminary Plat shows 5
feet per story. A minimum 10 feet of clearance must be provided between all detaebed
housing.
15.
The Preliminary Plat fails to show the how street drainage is being handled. The plat
shall be revised to show set-aside areas for drainage retention/detention.
16.
Underground pressurized irrigation must be provided to all landscape areas on site.
Applicant has not indicated whether the pressurized irrigation system within this
development is to be owned and maintained by an association or the Nampa & Meridian
Irrigation District. ff the system is being proposed as a private system, 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.
17.
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.
18.
Applicant shall provide a copy of the complete geoteehnical engineering report to be
issued by Materials Testing & Inspection to the Public Works Department.
19. Applicant shall revise preliminary plat note #1 to also include the rear lot lines.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR MARLIN
SUBDMSlON- WINSTON MOORE - Page 4
GENERAL COMMENTS (Preliminary Plat)
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.
2. 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-fifty and one-hundred-watt, high-pressure sodium streetlights will be
required at locations designated by the Public Works Department. All streeflights 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 appropriate irrigation/drainage district, or lateral
users association, with written confmnation of said approval submitted to the Public
Works Department.
Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Sections 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
7. Slopes within drainage lots are not to exceed a ratio of 3:1.
o
Performance specifications for the common area pressurized irrigation system shall be
submitted with each Final Plat applicafior~
Adopt the Recommendations of the ACHD as follows:
Dedicate 48-feet for 615-feet tapering to 100-feet for approximately 700-feet to 1-84 of right-
of-way from the centerline of Linder Road abutting the parcel by means of a warranty deed.
The fight-of-way purchase and sale agreement and deed must be completed and signed by the
applicant prior to scheduling the final plat for signature by the ACHD Commission or prior
to issuance of a building permit (or other required permits), whichever occurs first.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR MARLIN
SUBDIVISION- WINSTON MOORE - Page 5
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.
The District will require a license agreement for the landscape strip with the detached
sidewalk. An agreement must be approved prior to scheduling the final plat for signature.
Construct the main entrance to the subdivision, West Verbena Drive, located 600-feet
south of the north property line and intersecting with Linder Road, as proposed. This
location meets District policy and is approved with this applicationl
Construct West Verbena Road (extending from Linder Road approximately 250-feet east) as
a 42-foot street section within 60-feet of right-of-way with curb, gutter and 4-foot detached
sidewalk, as proposed.
Unless otherwise approved, the applicant shall be required to comet all public roads
within the subdivision as 36-foot street sections with curb, gutter, and 5-foot wide concrete
sidewalks within 50-feet of right-of-way.
Construct North Rainbow Trout Avenue south of West Silver Salmon Drive and West Brook
Trout Drive as a 29-foot street section with curb, gutter and 5-foot wide concrete sidewalk
within 50-feet of right-of-way with parking restricted on one side of each of the roadways. A
signage plan shall be submitted for review and approval by Planning and Development staff.
7. Extend West Verbena Drive, an existing stub street; into the site at the west property line,
[ that is a part of The Landing Subdivision, as proposed.
Construct an ACHD approved turnaround at the end of West Black Marlin Court. Submit a
design of the turnaround for review and approval by District staff. The turnarounds 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 shah 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.
9. Construct six knuckles, as proposed.
Northwest comer of West Brown Trout Street and North Grayling Avenue.
· Southwest comer of North Grayling Avenue and North Barracuda Avenue.
· Southeast comer of North Roosterfish Avenue and North Barracuda Avenue.
· Southwest comer of West Brook Trout Way and North Rainbow Trout Avenue.
· Southeast comer of North Bass Drive and West Silver Salmon Drive.
· Northeast comer of West Brown Trout Street and North Black Marlin Drive.
If the applicant proposes to construct traffic islands within the knuckles, the applicant shall
be required to eonsm~ a traffic island in the knuckle; the traffic island shall be a minimum
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR MARLIN
SUBDMSION- WINSTON MOORE - Page 6
of 4-feet wide with a minimum area of 100-square feet and designed to safely channel traffic.
The roadway around the traffic island shall maintain a minimum of a 29-foot street section.
The design shall be reviewed and approved by ACHD's Planning and Development staff..
10. Any proposed landscape islands/medians within the public fight-of-way dedicated by this
plat shall be owned and maintained by a homeowners association. Notes of this shall be
required on the final plat.
11. 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.
12. Any existing imgation facilities shall be relocated outside of the right-of-way.
13. All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
14. Other than the public road 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:
15. One and two family dwellings will require a fire-flow of 1,000 gallons per minute amiable for
a duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of
400' apart. 1997 DUC Appendix m-A
16. Operational fire hydrants and temporary or permanent street signs are required before
combustible consm~tion begins. DUC 901.4.2 & 901.3
17. Acceptance of the water supply for fire protection will be by the Meridian Water Department.
18. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
19. All radii shall be 28' inside and 48' outside radius for all internal roads and entrances.
20. Insure that all yet undeveloped parcels are maintained free of combustible vegetation per
section 1103.2.4 of the Uniform Fire Code.
21. The roadways shall be built to Ada County Highway Standards with a minimum street width'of
37'. UFC 902.2.1
22. The proposed 152 lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 440 residents at build out. According to a report completed by
Fire & Emergency Services Consulting Group in February of 2000 our requests for service are
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR MARLIN
SUBDMSION- WINSTON MOORE - Page 7
projected to reach 2800 in the year 2005 and 3800 by the year 2010, this is up from 2069
responses in the year 2000.
23. 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 are typically
defined as capital outlay for facilities that are located within 1.5 miles from a given location
and sufficiem operational funds to staffthe facilities.
24. 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 a turn around.
25. The Meridian would support the strict application of the Uniform Building Code for sideyard
setbacks with no variances. This would limit the potential fire spread from building to building
in those blocks.
26. Provide a fire hydrant on the extreme South end of South Linder Rd. adjacent to the common
fence with 1-84. The project engineer contact the fire marshal to work out the details of this
installation.
27. That a fire-flow consistent with Appendix HI-A ofthe Uniform Fire Code be provided for the
portions of the project which are not one or two family dwellings. Fire hydrants shall be placed
an average of 400' apart. 1997 UFC Appendix IXI-A
Adopt the Recommendation of the Nampa & Meridian Irrigation District.
1. Applicant shall apply for a land use change/site application.
Adopt the Recommendations of the Central District Health Departmem as follows:
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
2. Run-off is not to create a mosquito breeding problem.
3. 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.
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RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR MARLIN
SUBDIVISION- WINSTON MOORE - Page 8