HomeMy WebLinkAboutSunstone Subdivision PP
PP 05-045
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Benchmark Construction
November 3, 2005
ITEM NO.
8
REQUEST Prelimianry Plat approval for 23 single~family residential building lots and 3
common area lots on 11.17 acres in a proposed R-4 zone for Sunstone Subdivision -
1155 and 1123 North Black Cat Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached staff report
CITY POLICE DEPT:
CITY FIRE DEPT:
~
~l~M
~Wè~
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See attached comments
See attached comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
See attached comments
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted: CTè{. <){)n ~tJSD1 er Date: ~ Phone: q~ q ~ d sa v-"
Emailed: -di5öVJ- dO1SJTYr@ rDy/an~e~f-nf111?/Off Initials: ~
J Materials presented at public: meetings shall bec:om~rty of the City of Meridian.
CITY Of MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF J 1/3/2005
STAFF REPORT
TO:
FROM:
Hearing Date: 11/3/2005
Planning & Zoning Commission
Josh Wilson, Associate City Pla1mer
City of Meridian Planning Department
208-884-5533
SUBJECT:
Sunstone Subdivision
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. AZ-05~043
Almexation and Zoning of 11.70 acres fi'om RUT to R-4
. PP-05-045
Preliminary plat of 23 building lots and 3 other lots on 11.70 acres in a
proposed R-8 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Benchmark Construction, has applied for Annexation and Zoning (AZ) and Preliminary
Plat (PP) approval of 23 building lots and 3 common/other lots on 1 L 70 acres. The site is located west
of N. Black Cat Road, and south of Cherry Lane, This site is currently rural residential with two single
family residences and accessory buildings. The site has not been previously platted.
2. SUMMARY RECOMMENDATION
The subject property is within the Urban Service Planning Area. The subject applications (AZ and PP)
were submitted to the Planning Department for concurrent review. Staff has provided a detailed analysis
and recommended conditions of approval for the requested annexation and zoning and preliminary plat
applications below. Staff is recommending approval of the proposed Sunstone Subdivision, submitted as
AZ-05-043 and PP-05-035 with the conditions of approval as outlined in this report.
3. PROPOSED MOTION (to be considered after the pub~ic hearing)
Recommend Approval
I move to recommend approval to the City Council of File Numbers AZ-05-043 and PP-05-045
as presented in the staff report for the hearing date of November 3, 2005 and the preliminary plat dated
March 21, 2005 with the following modifications to the conditions of approval: (add any proposed
modifications).
Deny
I move deny File Numbers AZ-05-043 and PP-05-045 as presented in the staff report for the
hearing date of November 3,2005 and the preliminary plat dated March 21,2005 for the following
reasons: (you must state specific reasons for denial. They should address how the applicant might re-do
the application to gain your recommendation for approval).
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
1155 and 1123 N. Black Cat Road /West ofN. Black Cat Road, and south of Cherry Lane
b. Owner:
1155 N. Black Cat Road.: Bob and Gail Burt
1123 N. Black Cat Road: Clayn and Laura Sonderegger
Sunstone Subdivision AZ-O5-043, PP-O5-045
PAGEl
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF J 1/3/2005
c. Applicant:
Benchma1'k Construction
2101 Delta Drive
Nampa, ill 83687
d. Representative:
e. Present Zoning:
Jason Densmer, Roylance and Associates
RUT
f. Present Comprehensive Plan Designation:
Low Density Residential
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
annexation and zoning of the subj ect 11.70 acres to R -4 and preliminary plat approval of 23
buildable lots. The applicant is proposing 23 detached single-family lots. A gross density of
1.97 dwelling units per acre is proposed, with an average lot size of 17,245 square feet
Access to the development is proposed from Black Cat Road to the east
1. Date of preliminary plat (attached as Exhibit AI): March 21,2005
2. Date oflandscape plan (attached as Exhibit A2): August 12,2005
h. Applicant's Statement/Justification (from the submittal material):
5. PROCESS FACTS
a. The subject application will in fact constitute an allliexation and/or rezone as detemrined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 16, a
public hearing is required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 12 Chapter 3, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: October 17 and 31,2005
d. Radius notices mailed to properties within 300 feet on: October 14, 2005
e. Applicant posted notice on site by: October 24, 2005
6. LAND USE
a. Existing Land Use(s): Two rural residences and vacant agricultural land
b. Description of Character of Surrounding Area: Agricultural land and rural residences to the
north, south and west; existing residential subdivision in the RA zone to the east.
c. Adjacent Land Use and Zoning
1. North: Rural residence, zoned R-2.
2. East: Castlebrook Subdivision, zoned R~4.
3. South: Vacant land and rural residences, zoned RUT (Ada County)
4. West: Vacant land and rural residences, zoned RUT (Ada County)
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities
Sunstone Subdivision AZ-O5-043, PP-O5-045
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEAKING DATE OF 11/3/2005
1. Public Works: (Michael Cole, Development Services Coordinator)
Location of sewer: Mains al'e in Black Cat Road
Location of water: Mains in Black Cat Road
Issues or concerns: The sewer flows to the yet to be operational lift station. The
completion date is expected to be early in 2006.
2. Vegetation: Existing mature trees around existing residences
3. Flood plain: NA
4. Canal sID itches Irrigation: None on property.
5. Hazards: None on property.
6. Proposed Zoning: R-4
7. Size of Property: 11.70 acres
8. Description of Use: Single-Family Residential
f Subdivision Plat Information
1. Residential Lots:
23
2. Non-residential Lots:
3. Total Building Lots:
N/A
23
4. Common Lots: 3
5. Other Lots: N/A
6. Total Lots: 26
7. Open Lots: 3
8. Residential Area: 11.70 acres
9. Gross Density: 1.97 units per acre
g. Landscaping
1. Width of street buffer(s): 25 feet required on Black Cat Road
2. Width ofbuffer(s) between land uses: None required; the subdivision is surrounded
by lands designated for, or developed as, single family residential.
3. Percentage of site as open space (PP and PD applications): 5.1%
h. Proposed and Required Residential Standards: per the R-4 zone
i. Summary of Proposed Streets and/or Access: All internal streets are proposed as public. All
sidewalks on W. Grey Towers Street are four feet wide and are detached to the curb. The applicant has
proposed four-foot attached sidewalks on the two stub streets provided, however Meridian City Code
requires that attached sidewalks be five feet in width. For detailed Conditions of Approval on the public
streets and access points to public streets, please see the attached Exhibit R
7. COMMENTS MEETING
On October 14, 2005 Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
Sunstone Subdivision AZ-O5-043, PP-O5-045
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF lJf3/2005
and recolllli1ended actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
Staff finds that the proposed zoninl! desi€!Jlation. R-4. is hannonious with and in accordance with the
2002 Comprehensive Plan and Future Land Use Map. which desÏ!mates the land to be Low Densitv
Residential. There is a maximum density of three dwelling units per acre in the Comprehensive Plan; the
proposed gross density of Sunstone Subdivision is 1.97 dwelling units per acre.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed development (staff analysis in italics below policy):
.
Require that development projects have plmmed for the provision of all public services. (Chapter VII,
Goal III, Obj ective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the developer's
expense.
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural
Fire Department.
. The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
. The roadways acijacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
. The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Sen!ices, and Sanitary
Services Company.
.
Protect existing residential properties from incompatible land use development on adjacent parcels
(Chapter VII, Goal IV, Objective C, Action 1)
The applicant is proposing a single-family development. The existing residential properties to the
east are compatible with the proposed development.
.
Support a variety of residential categories (low-, medium-, and high~density single family, mu1ti~
family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City
with a range of affordable housing opportunities (Chapter VII, Goal IV, Objective C, Action 10)
Sunstone Subdivision AZ-O5-043, PP-O5-045
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
The subject property is designated Low-Density Residential on the Future Land Use Map. The
applicant has proposed a density consistent with the requested R-4 zone (1.97 d.u./acre), and
staff is supportive of the lot sizes proposed.
.
Require street connections between subdivisions at regular intervals to enhance connectivity and
better traffic flow (Chapter VI, Goal II, Objective A, Action 6)
The applicant is proposing to extend stub streets to the west, south, and north to provide access to
the adjacent properties. The applicant is also connecting to Black Cat Road at the eastern
boundary of the project. City staff and ACHD are supportive of the connectivity plan for this
area (see ACHD comments and conditions for details).
. Review new development for appropriate opportunities to connect to local roads al1d collectors in
adjacent developments. (Chapter VI, Goal II, Objective A, Action 13)
See bullet above.
.
Require new urban density subdivisions which abut or are proximal to existing low density
residential land uses to provide landscaped screening or transitional densities with larger, more
comparable lot sizes to buffer the interface between urban level densities and rural residential
densities. (Chapter VII, Goal I, Objective D, Action 8)
The applicant has proposed a development with very large lots (one-ha?f acre) on the interior of
the subdivision and some slightly smaller lots (one-third acre) adjacent to Black Cat Road and
the two stubs streets. StaJJfeels that these lot sizes provide appropriate transitional densities
from the adjacent rural residential properties along El Gato Lane to the southwest. Staff does
anticipate that the properties to the north, west, and south will eventually be developed at
densities similar to those proposed by the applicant.
Permit new residential, commercial, or industrial developments only where urban services can be
reasonably provided at the time of final approval and development is contiguous to the City. (Chapter
IV Goal II, Objective A)
.
All urban services can be made available to this site. -
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: Meridian City Code 11-2-1 lists single fa1nily detached
homes as permitted use in the R-4 zoning district
b. Purpose Statement of Zone:
R-4 Low Density Residential District: Only single.fa1nily dwellings, public schools, and public
and private parks shall be permitted and no conditional uses shall be permitted except for planned
developments. The purpose of the R-4 district is to permit the establishment of low density
single-family dwellings, and to delineate those areas where predominantly residential
development has, or is likely to occur in accord with the comprehensive plan of the city, and to
protect the integrity of residential areas by prohibiting the intrusion of incompatible
nonresidential uses. The R~4 district allows for a maximum of four (4) dwelling units per acre and
requires connection to the municipal water and sewer systems of the city of Meridian.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
1. AZ/RZ Application: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with
the Zoning Ordinance, staff believes that this is a good location for the proposed
Sullstone Subdivision AZ-O5-043, PP-O5-045
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 1]/3/2005
single-family residential subdivision, Please see Exhibit D for detailed analysis of
facts al1d findings.
The annexation legal description submitted with the application (stamped on May 27,
2005 by Dennis Lewis, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
That the applicant will be responsible for all costs associated with the sewer and water
service extension, 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, when services aloe available from the City of Meridian. Wells may be
used for non-domestic purposes such as landscape irrigation.
That all future development ofthe subject property shall be constructed in accordance
with City of Meridian ordinances in effect at the time of development. All future uses
shall not involve uses, activities, processes, materials, equipment and conditions of
operation that will be detrimental to any persons, property or the general welfare by
reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
2. PP Application:
Open Space: The applicant has stated that the subdivision contains 5.1 % of
landscaped open space, meeting the 5% minimum required by Meridian City Code.
The majority of this landscaping is passive in nature and provided in the proposed
parkways between the detached sidewalks and the street in the subdivision. The
applicant has not proposed any large landscaped common lots for active use by the
residents, and none are required by code.
Width of Sidewalks: All sidewalks on W. Grey Towers Street are proposed to be four
feet wide and are detached from the curb. The applicant has also shown four-foot wide
attached sidewalks on the two stub stre~ts provided; however, Meridian City Code
requires that attached sidewalks be five feet in width. The applicant shall increase the
width of all attached sidewalks in the development to five feet and submit revised
plans with the application for final plat.
Street Width: Per the ACHD report, the applicant has proposed 33 foot street sections
from back-of-curb to back-of-curb. The Meridian Fire Department requires a 33 foot
street section from face~of-curb to face-of.curb for parking on both sides of the street.
The applicant shall increase the roadway section to meet Meridian Fire Department
requirements for parking on both sides of the street.
b. Staff Recommendation: Staff recommends approval of AZ-05-043 and PP-05.045 for
Sunstone Subdivision, based on the Findings of Fact as listed in Exhibit D and subject to the
conditions of approval as listed in Exhibit B as attached to this report.
11. EXHmITS
A. Drawings
1. Preliminary Plat (dated: March 21,2005)
2. Landscape Plan (dated: August 12,2005)
B. Conditions of Approval
Sunstone Subdivision AZ-O5-043, PP-O5-045
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
1. Plmming Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Legal Description
D. Required Findings from Zoning Ordinance
Sunstone Subdivision AZ-O5-043, PP-O5-045
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 1113/2005
A. Drawings
1. Preliminary Plat (dated: March 21, 2005)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 1l/3/2005
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF J 1/3/2005
B. Conditions of Approval
1. Planning Departmcnt
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1.1.6
1.1.7
1.1.8
1.2
1.2.1
122
12.3
Exhibit B
1.1
1.1.1
SITE SPECIFIC REQUIREMENTS-PREUMINAR Y PLAT
The preliminary plat labeled as Sheet P~l.O prepared by Roylance and Associates, dated March
21, 2005, is approved, with the conditions listed herein. All comments/conditions of the
accompanying Annexation and Zoning (AZ-05-043) application shall also be considered
conditions of the Preliminary Plat (PP-05~045).
The applicant shall increase the width of all attached sidewalks in the development to 5 feet and
submit revised plans with the application for final plat.
The applicant shall increase the roadway section to meet Meridian Fire Department requirements
for parhng on both sides of the street. The Meridian Fire Department requires a 33 foot street
section from face-of-curb to face-of-curb for parking on both sides of the street.
There shall be no parking on the cul-de-sac at the terminus of W. Grey Towers Street. The
applicant shall coordinate with the Meridian Fire Department on proper signage to denote the no
parking restriction.
No direct lot access to Black Cat Road will be allowed.
Any structures which do not comply with Meridian City Code must be removed prior to signature
by the City Engineer on the Final Plat for the property. This includes, but is not limited to, the
existing homes and outbuildings on the property.
The applicant shall provide stub streets to the west, north, and south as shown on the preliminary
plat and per the ACHD Conditions of Approval.
Maintenance of all common areas shall be the responsibility of the Sunstone Homeowners'
Association.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to MCC 12-13-10-8.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stonnwater detention facilities incorporated into the approved open space are subject to MCC 12-
13-14 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under MCC 12-13-
14. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff If the stonnwater detention facility cannot be incorporated into the approved
open space and still meet the standards of MCC 12-13-14, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to utilize any existing surface
or well water for the primary source. If a surface 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 will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer. An underground, pressurized irrigation system
1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 1113/2005
should be installed to all landscape areas per the approved specifications and in accordance with
MCC 12-13-8 and MCC 9-1-28.
1.2.4
The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building pennit. All fences
should taper down to 3 feet maximum within 20 feet of all right-of-way. AU fencing should be
installed in accordance with MCC 12-4-10.
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 mitigated.
1.2.5
1.2.6
All icrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per MCC 12-4-13, unless
otherwise approved by Settlers lITigation District. Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users association
approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer
prior to fmal plat signature.
Staffs failure to cite specific ordinance provisions or terms of the approved
allliexation/conditional use does not relieve the applicant of responsibility for compliance.
1.2.8 Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
2. Public Works Department
2.1
2.2
2.3
2.4
25
2.6
Exhibit B
1.2.7
The applicant is proposing sewer to this site via extensions of mains in Black Cat Road. The
main in Black Cat road flows to the new Black Cat lift station, which will not be operational till
approximately January of2006. Public Works approval of this development is conditional on the
Black Cat lift station being operational and does not guarantee sewer service in the timelines
outlined in Meridian City Code.
The applicant shall install all mains necessary to provide service; applicant shall coordinate main
size and routing with the Public Works Department, and execute standard forms of easements for
any mains that are required to provide service. Minimum cover over sewer mains is three feet, if
cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
Water service to this site is being proposed via extension of mains in Black Cat Road. The
applicant shall install mains to and through this proposed development, coordinate main size and
routing with the Public Works Department. Applicant shall execute standard forms of easements
for any mains that are required to provide service.
The applicant has indicated that the pressurized irrigation system is to be owned and maintained
as a private system Therefore, plans and specifications will be reviewed by the Public Works
Department as part of the construction plan review. A "draft copy" of the operations and
maintenance manual will be required prior to plan approval with the "final draft" being required
prior to fmal plat signature on the last phase of this project.
The preliminary plat does not show where the pressurized irrigation pump station is to be located.
The pump station shall be located in a common lot that does not encroach into required landscape
buffers.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
2
2.12
2.13
2.14
2.15
2.16
2.17
2.18
2.19
2.20
2.21
2.22
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 1]/3/2005
2.7
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is 110t available, a single-point
cOlmection to the culinary water system shall be required. If a single-point cOlmection is utilized,
the developer will be responsible for the payment of assessments for the conm10n areas prior to
signature on the final plat by the City Engineer.
The applical1t shall be responsible for the actual hookup and payment of assessments to municipal
services for any existing dwellings that will be retained on this site.
Additional easements shall be dedicated along right-of-ways, sufficient in width to provide a 10-
foot free and clear easement This is necessary due to the sidewalks not being located entirely
within the right-of~way.
Vacate the existing ingress/egress easement depicted on the plat If City of Meridian sanitary
sewer or water lines need to be located out ofthe right-of-way, easements shall be recorded using
the City's standard forms of easement
Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the fmal plat
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
Developer shall coordinate mailbox locations with the Meridian Post Office.
All grading of the site shall be performed in conformance with MCC 11~12-3H.
Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department All streetlights shall be installed at subdivider's expense. Typical
2.8
2.9
2.10
2.11
3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF ¡ 1/3/2005
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and pennit from the Public Works Department prior to
commencing installations.
3. Fire Department
3.1.1 One al1d two falllily dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Residences over 3600 square feet will require a flre-
flow of 1500 gallons per minute available for duration of 2 hours to service the entire project. Fire
hydrants shall be placed an average of 500' apart. h1ternational Fire Code Appendix C
3.1.2
3.1.3
3.1.4
3.1.5
3.1.6
3.1.7
3.1.8
Exhibit B
Acceptance of the water supply for fIfe protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the hydrant
location.
e. Fire Hydrants shall be placed on comers when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above fmish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509S
The proposed 23-lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 67 residents at build out.
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 an approved turn around.
All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius.
The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension.
Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fIre apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183
ill).
4
6.
7.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
4. Police Department
4.1.1
The Police Department has no concems related to this application,
5. Parks Department
5.1.1 Standard for Mitigation of trees: The stal1dal"d established in the City of Meridian Landscape
Ordinance (MCC l2-13~13-6) will be followed.
5.1.2
Standard Plal1 for Protection of Existing Trees during Construction: The standal"d established in
the City of Meridian Landscape Ordinance (MCC l2w13-13) will be followed.
6. Sanitary Service Company
6.1.1 SSC has no comments related to this application.
7. Ada County Highway District
Æ
Site Specific Conditions of Approval
L
Dedicate 48-feet of right-of-way from the centerline of Black Cat Road abutting the parcel by
means of a warranty deed. The right-of-way purchase and sale agreement and deed must be
completed and signed by the applicant prior to scheduling the [mal plat for signature by the
ACHD Commission. 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 the
ACHD Ordinance in effect at that time (currently Ordinance #200), if funds are available.
2.
Construct West Grey Towers Street to intersect Black Cat Road approximately 130-feet north of
the south property line to align with West Grey Towers Street, as proposed.
3.
Construct the intemal streets as 33-foot street sections with rolled curb, gutter and a 5-foot
attached concrete sidewalk, as proposed. Submit a letter from the Meridian Fire Department
reviewing and approving the reduced street section.
4.
Construct a stub street to the south property line approximately 345~feet west of Black Cat Road,
as proposed. Construct a temporary tumaround at the tenninus of the roadway. Install a sign at
the terminus ofthe stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
5.
Construct a stub street to the west property line approximately 229-feet north of the south
property line with a permanent cul~de-sac turnaround at the terminus of the roadway, as proposed.
Install a sign at the temlinus of the stub street stating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE".
Construct a stub street to the north property line approximately 2l5-feet west of Black Cat Road,
as proposed. Construct a temporary turnaround at the tenninus of the roadway. Install a sign at
the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE" .
Construct a cul~de-sac turnaround with a center island at the terminus of West Grey Towers
Street. Construct the turnaround to provide a minimum turning radius of 45-feet. Construct the
5
7.
8.
9.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
center island a minimum of 4-feet wide to total a minimum of a 100-square foot area and provide
a minimum of a 29-foot street section on either side of the island.
8.
Any proposed landscape islands/medians within the public right-of-way dedicated by this plat
shall be owned and maintained by a homeowners association. Notes ofthis will be required on
the final plat.
9.
Utilize an existing 20-foot wide driveway that intersects Black Cat Road approximately 50-feet
south of the north property line until the property should redevelop or remodel, as proposed.
10.
Other than the access points that have specifically been approved with this application, direct lot
access to Black Cat Road is prohibited. A note will be required on the final plat stating this
access restriction.
11.
Comply with all Standard Conditions of Approval.
B.
Standard Conditions of Approval
1.
Any existing irrigation facilities shall be relocated outside ofthe right~of-way.
2.
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
3.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction ofthe proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
5.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
6.
The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
Construction, use and property development shall be in conformance with all applicable
requirements ofthe Ada County Highway District prior to District approval for occupancy.
Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Impact Fee Ordinance.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
10.
No change in the tenus and conditions of this approval shall be vabd unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District
11.
Any change by the applicant in the planned use of the property which is the subj ect of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the plmmed use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought
Exhibit B
7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
C. Legal Description
F:úylancc; 8: /I,;,.:;;;;~c:ciates. 1-1.1\-
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i\nnexdlioll Arca
11- 70 A"rcs
A tract or I,md Silllilkd in th~ 1\"l1lwast Olle (>u,ukr of St;"lIul1 lI, Township 3 Nunh, Hwlg,: I \Ve.~I, Bois<'
Meridian, Ada Coullty. Id,lIHI, d(:~çribed as IÖJlows:
Commencing at bra~s cap monumenting the. Nm1h One Quaner C, Imer of Sedion 10, thence ruJJuwing the
northerly line of said Section Jl Norlh 1;<)"3(;' 18" West a di$tan"c or 2645JJ4 kct to a bmss cap ITIOIllll11eming
the N0I1hwt'st Comcr of sijid -"""'tion 10 and the NOithea'a Comcr of S"'l:tion 9 and on (he c",nterline or N(.J!1h
Black Cat Road:
Thence Jeilving said n0l1herly line of said Scl'tion 10 and f()IIt.I\vlng said centerline and the c¡¡Sled) linc or said
Section 9 Soulh (lO'-'(JIYOO" West ¡¡ distance of 1.1:?4,43 fee'! to the POINT OF ßRGL\JNI:--JCj;
ThL'ncc rnlil.I\vinF g<lid ,-""merlinc and s>IId ea.,wrly hnl", South O()"OO'OO" West a dislHlke of
475_39 fecI to ;1 point:
Thcllce le:tvin!, s,¡jd ,-,,-,merline and said eask,rly Imc- North 9(('00'00" W,,'s! ¡ dlsl"ncc nf
1,068,79 reet tn a point:
Thellce Nonh OO"()()'()( " J.oast a diswncc Dr ,.l77.k9 fCCI to a ['oint;
Th~nce South S<Y'51 '57" Ea~t a distance ",f I ,()6S-80 là.t to the POINT OF BF;(lINNTNG,
The "hove-described Ir:".:t of land contains 11.70 aç¡-es. more or less, subject to :111 existing casements and
rights-of-way.
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Prep:lred By;
HOYLANCE & ASSOCIATES, PA
Jl)1 W STATE STRI:ET. SUITE E
EN;LE, IDAJlO 1:!J(;16
(208) 939.21\14
(208) 939-2855 FAX
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SUBDIVISION
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ANNEXATION AREA
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391 W SiQte Stree! Suite E Eagle Idaho 83516 IOV:1./o'l
PhOl1e (208) 939-2824 rax (208) 939-2855 I~I
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
D. Required Findings from Zoning Ordinance
1. A1ll1exation and Zoning Findings: The Commission and Council shall review the particular
facts and circumstances of each proposed zoning amendment in terms of the following standal-ds and shall
find adequate evidence answering the following questions about the proposed zoning amendment:
The following is the list of standards found in 11-15-11 and analysis by staff:
Å.
Will the new zoning be harmonious with and in accordance with the Comprehensive Plan
and, if not, has there been an application for a Comprehensive Plan amendment;
See Comprehensive Plans and Policies as listed in staff report item #8 above. Staff sUppOlis the
zoning and finds the proposal in general accord with the Comprehensive Plan.
B.
Is the area included in the zoning amendment intended to be rezoned in the future;
Staff does not anticipate that the applicant intends to rezone the subject property in the future.
c.
Is the area included in the zoning amendment intended to be developed in the fashion that
would be allowed under the new zoning -for example, a residential area turning into a
commercial area by means of conditional use permits;
Staff finds that detached single-family residential uses are allowed within the requested zoning
district of R~4. The applicant will be required to meet all dimensional standards of the R~4 zone
and comply with Meridian City Code.
Has there been a change in the area or adjacent areas which may dictate that the area
should be rezoned. For example, have the streets been widened, new railroad access been
developed or planned or adjacent area being developed in a fashion similar to the proposed
rezone area;
Staff finds that the properties in the general vicinity of the property in question have been
approved for development similar to the proposed subdivision, with single-family residences.
Staff finds that the area is changing and this site is eligible for annexation and zoning.
Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character of the
general vicinity and that such use will not change the essential character of the same area;
Staff finds that the requested zoning and proposed density meets the anticipated ral1ge for a low
density urban project Staff also finds that the proposed zoning/uses can be designed and
constructed in a ffialmer that will be harmonious with, and appropriate in appearance with, the
existing and intended character of the surrounding area.
The proposal meets the standards of MCC 12-13-16 Residential Subdivision Open Space which
states that "common space shall equal or exceed five percent of the gross land area of the
subdivision. This requirement shall apply to all single family residential subdivisions of five
acres or more."
Staff does not find that the proposed zoning/uses will adversely change the essential character of
area. Staff recommends that the Commission and Council rely on staffs analysis, public
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
testimony received and any comments submitted fì'om any other agencIes or departments
regarding whether this property should be mmexed as proposed.
F.
Will the proposed uses not be hazardous or disturbing to existing or future neighboring
uses;
Staff does not anticipate that the proposed residential uses will be hazardous as long as the
conditions outlined in this report are complied with and constl11ction traffic and house
constl11ction is conducted in a manner consistent with City Code. The Commission and Council
should rely on any public testimony (oral and written) when determining whether or not the
proposed zoning and subsequent uses will be disturbing or hazardous to the existing or future
neighboring uses.
G.
Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fire protection, drainage structures, refuse disposal, water,
sewer or that the person responsible for the establishment of proposed zoning amendment
shall be able to provide adequately any of such services;
The applicant will be responsible for the extension of all utilities necessary to serve this proposed
development. Sizing and routing shall be coordinated with the Public Works Department.
The applicant and/or future property owners will be required to pay park and highway impact
fees.
ACHD has submitted a staff report with site specific and standard conditions as attached in
Exhibit B7.
On October 14,2005, ajoint agency/department comments meeting was held with representatives
of key service providers to this property. Based on the joint agency/department meeting and other
comments received from agencies/departments, staff finds that the public services listed above
can be made available to accommodate the proposed development. The Commission and Council
should reference any written and/or verbal testimony submitted by any public service provider,
regarding their ability to adequately service this project.
H.
Will not create excessive additional requirements at public cost for public facilities and
services and will not be detrimental to the economic welfare of the community;
If approved, the developer will be financing the extension of sewer, water, local street
infTastructure, utilities and irrigation services to serve the project. The primary public costs to
serve the future residents will be fire, police and school facilities and services. Staff finds there
will not be excessive additional requirements at public cost and that the proposed zoning and
subsequent development will not be detrimental to the community's economic welfare.
I.
Will the proposed uses not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production oftraffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed annexation and the development of single-family homes on this site
will not involve uses that will create nuisances that would be detrimental to the general welfare of
the surrounding area.
D - 2
CITY Of MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision;
however, staff does not believe that the amount generated will be detrimental to the general
welfare of the public. Staff does not anticipate the proposed annexation and subsequent uses wil1
create excessive traffic, noise, smoke, flImes, glare, or odors.
J.
Will the area have vehicular approaches to the property which shall be so designed as not to
create an interference with traffic on surrounding public streets;
ACHD is supportive of the proposed streets. If is designed and constructed as approved by the
ACHD and the City, staff does not believe that the subdivision will create interference with traffic
on the surrounding public streets.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of major
importance; and
There are some mature trees on this property. Any existing trees larger than 4" caliper that are
removed should be mitigated for, per the Landscape Ordinance. Staff finds that the proposed
development will not result in the destruction, loss or damage of any natural feature(s) of major
importance if developed under these conditions.
Staff recommends that the Commission and Council reference any public testimony that may be
presented to detemrine whether or not the proposed development may destroy or damage a
natural or scenic feature( s) of maj or importance of which staff is unaware.
L.
Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592,
11-17-1992)?
Staff finds that all essential services are available or will be provided by the developer to the
subject property and will not require unreasonable expenditure of public funds. The applicant is
proposing to develop the land in general compliance with the City's Comprehensive Plan.
Subdivisions of low density have already been approved for development to the east and this is a
logical expansion of the City limits. In accordance with the findings listed above, staff finds that
annexation and zoninl! of this propertv would be in the best interest of the City.
2. Preliminary Plat Findings: Sections 12-3~3 J2 and 12-3-5 D read as follows: "In determining
the acceptance of a proposed subdivision, the Commission and Council shall consider the objectives of
this title and at least the following;
Á.
The conformance of the subdivision with the Comprehensive Development Plan;
Please see Annexation and Zoning Findings Item A above.
B.
The availability of public services to accommodate the proposed development;
Please see Annexation and Zoning Findings Items G and H above.
C.
The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their cost,
the subdivision will not require the expenditure of capital improvement funds.
D - 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
D.
The public financial capability of supporting services for the proposed development;
Please see Exhibit B for comments and conditions from other agencies and departments.
E.
The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's attention.
ACHD considers road safety issues in their analysis. Staff recommends that the Commission al1d
Council reference any public testimony that may be presented to determine whether or not the
proposed subdivision may cause health, safety or environmental problems of which staff is
unaware.
D -4
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John S. Franden, President
Sherry R. Huber, 1st Vice President
David Bivens, 2nd Vice President
Carol A. McKee, Commissioner
Rebecca W. Arnold, Commissioner
October 18, 2005
To:
Benchmark Construction
2101 Delta Drive
Nampa Idaho 83687
RECEIVED
OCT 2 1 2005
Subject:
Sunstone Subdivision
1155 and 1123 North Black Cat Road
17 -Lot Subdivision
City of Meridian
City Clerk Office
On October 18, 2005, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6177.
Si~
Andrea N. Tuning
Planner III
Right-of-way & Development Services, Planning Division
u
CC:
Project file, Construction Services, Utilities
City of Meridian
Roylance and Associates
391 West State Street Suite E
Eagle Idaho 83616
Ada County Highway District. 3775 Adams Street. Garden City, ID . 83714 . PH 208-387-6100 . FX 345-7650 . www.achd.ada.id.us
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This application does not require Commission action and is approved on Tuesday October 18, 2005. Tech
Review for this item was originally held with the applicant on Friday July 8, 2005. Please refer to the
attachment for appeal guidelines. Staff contact: Andrea N. Tuning, 208-387-6177-phone, 208-387-6393-fax,
atunina@achd.adajd.us
File Numbers:
Sunstone Subdivision I MPP-OS-O4S/ MAZ-OS-O43
Site address:
1155 and 1123 North Black Cat Road
Owner:
Sonderegger Family Trust
1155 North Black Cat Road
Meridian, Idaho 83642
Applicant:
Benchmark Construction
2101 Delta Drive
Nampa, Idaho 83687
Representative:
Roylance & Associates
391 West State Street Suite E
Eagle Idaho 83616
Application Information: -
The applicant has submitted an application to the City of Meridian requesting annexation, rezone and
preliminary plat approval to construct a 17 -lot single-family residential subdivision on 11.7 -acres. The site. is
currently zoned RUT and is proposed to be rezoned to R-4. - The site is located on the west side of Black Cat
Road approximately Y-s of a mile south of Cherry Lane.
Acreage: 11.7 -acres
Current Zoning: RUT
Proposed Zoning: R-4
Buildable Lots: 17 -lots
Common Lots: 3-lots
Vicinity Map
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1
2
A.
Findings of Fact
1.
Trip Generation: This development is estimated to generate 143 additional vehicle trips per day (20
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2.
Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
3.
Traffic Impact Study: A traffic impact study was not required with this application.
4.
Site Information: The site has two existing single-family dwellings.
5.
Description of Adjacent Surrounding Area:
a. North: 4.0-acres zoned R-2 and 5.0-acres zoned RUT
b. South: 5.0-acres zoned RUT
c. East: Castle brook Subdivision
d. West: 9.050-acres zoned RUT and 1.0-acres zoned RUT
6.
Impacted Roadways
Black Cat Road:
Frontage: 475-feet
Functional Street Classification: Minor Arterial
Traffic count: South of Cherry Lane was 3,792 on 4-28-04
Level of Service: Better than C
Speed limit: 35 MPH
An acceptable Level of Service for this segment of roadway is a Level of Service 0 based on
COMPASS Planning Thresholds
7.
Roadway Improvements Adjacent To and Near the Site
Black Cat Road is improved with 2-traffic lanes with no curb, gutter or sidewalk abutting the site.
There is sidewalk on the east side ot Black Cat Road that was constructed with Castlebrook
Subdivision.
8.
Existing Right~of~Way
Black Cat Road has a total of 50-feet of right-ot-way (25-teet from centerline).
9.
Existing Access to the Site
The site has three existing driveways.
There is an existing 20-foot wide driveway that intersects Black Cat Road approximately 220-feet
south of the north property line. This driveway accesses the existing single-family dwelling.
There is an existing 10-foot wide driveway that intersects Black Cat Road approximately 1 OS-feet
south of the north property line. This driveway accesses an existing out building.
There is an existing 20-toot wide driveway that intersects Black Cat Road approximately 60-feet
south of the north property line. This driveway accesses an existing single-family dwelling.
10.
Site History
The District has not previously reviewed a development application for this site.
11.
Capital Improvements Plan/Five Year Work Program
This segment of Black Cat Road is not included In the District's Five Year Work Program or Capital
Improvements Plan.
3.
4.
3
12.
Other Development in Area
. Castle brook Subdivision #1 was approved by the District on September 25, 2002.
Castlebrook Subdivision was a proposed 120-lot subdivision on 39.06.
. Castlebrook Subdivision #2 was approved by the District on January 15, 2003. Castlebrook
Subdivision was a proposed 148-lot subdivision on 39.05.
. Chesterfield Subdivision was approved by the District on July 7, 2004. Chesterfield
Subdivision was a proposed 214-lot subdivision 46.40~acres.
. EI Gato Subdivision was by the District on April 27, 2005. EI Gato Subdivision was a
proposed 17-lot subdivision 5.89-acres.
B.
Findings for Consideration
1.
Black Cat Road
Right-or-Way and Improvements
District policy requires 96-teet ot right-ot-way on arterial roadways (Figure 72-F1 B). This right-ot-way
allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks
and bike lanes.
. The applicant should dedicate a total of 48-feet of right-of-way from the centerline of Black Cat
Road.
2.
Roadway Offsets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an
arterial roadway (measured centerline to centerline).
. The applicant is proposing to construct West Grey Towers Street to intersect Black Cat Road.
approximately 130-teet north of the south property line. This roadway is proposed to align
with West Grey Towers Street on the east side of Black Cat Road. The applicant's proposal
meets District policy.
District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-teet from
another local roadway (measured centerline to centerline).
. The internal streets meet or exceed District policy in regard to roadway offsets.
Street Sections
District policy 72-F1A, allows local residential public roads with a 33-foot street section with parking
on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed
1,000 and the appropriate fire department reviews and approves the street section. The proposed
density of development that will utilize the internal local residential streets is anticipated to generate
less than 1,000 vehicle trips per day.
. The applicant is proposing to construct the internal streets as 33-toot street sections with
rolled curb, gutter and a 5-foot attached concrete sidewalk. This street section meets District
policy. The applicant should submit a letter from the Meridian Fire Department reviewing and
approving the reduced street section.
Stub Streets
District policy 7203.5.1 states that the street design in a proposed development shall cause no undue
hardship to adjoining property. An adequate and convenient access to adjoining property for use in
future development may be required. If a street ends at the development boundary, it shall meet the
requirements of sub section 7205, "non-continuous streets."
4
District policy 7205.5 states that stub streets will be required to provide intra-neighborhood circulation
or to provide access to adjoining properties. Stub streets will conform with the requirements
described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if
the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub
street must meet the following conditions:
1. A stub street shall be designed to slope towards the street intersection and drain surface
water toward that intersection, unless a satisfactory storm drain system is installed.
2. The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
. The applicant is proposing to construct a stub street to the south property line approximately
390~feet west of Black Cat Road. This stub street is anticipated to serve the 5.0-acre parcel
directly to the south. Staff is supportive of the location of the proposed stub street. Due to
the fact that this stub street is greater than 150-feet in depth, the applicant should construct a
temporary turnaround at the terminus of the roadway.
. The applicant is proposing to construct a stub street to the west property line approximately
229-feet north of the south property line. The applicant is proposing to construct a permanent
cul-de-sac turnaround at the terminus of the roadway. This meets District policy and should
be approved with this application.
. The applicant is proposing to construct a stub street to the north property line approximately
215-feet west of Black Cat Road. There is a 4.0-acre parcel to the north. Staff is supportive
of the location of the proposed stub street. Due to the fact that this stub street is greater than
150-feet in depth, the applicant should construct a temporary turnaround at the terminus of the
roadway.
5.
Turnarounds
District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of
45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on
either side of any proposed center islands within the turnarounds. The medians should be
constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area.
. The applicant is proposing to construct a cul-de-sac turnaround with a center island at the
terminus of West Grey Towers Street. The applicant should construct the turnaround to
provide a minimum turning radius of 45-feet. The applicant should construct the center island
a minimum of 4-feet wide to total a minimum of a 1 DO-square foot area and should provide a
minimum of a 29-foot street section on either side of the island.
6.
Islands
District policy also requires any proposed landscape islands/medians within the public right-of-way
dedicated by this plat should be owned and maintained by a homeowners association. Notes of this
should be required on the final plat. The design should be reviewed and approved by ACHD's
Development staff.
7.
Driveways
The applicant is proposing to utilize an existing 20-foot wide driveway that intersects Black Cat Road
approximately 50-feet south of the north property line until the property should redevelop or remodel.
This driveway meets District policy and should be approved with this application. If the property
should remodel or redevelop in the future, the applicant will be required to abandon the existing
driveway and take access via the local street.
8.
Other Access
Black Cat Road is classified as a minor arterial. Other than the access points that have specifically
been approved with this application, direct lot access to Black Cat Road is prohibited. A note will be
required on the final plat stating this access restriction.
D.
1.
2.
5
C.
Site Specific Conditions of Approval
1.
Dedicate 48~feet of right~of-way from the centerline of Black Cat Road abutting the parcel by means
of a warranty deed. The right-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.
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 the ACHD Ordinance in effect at that time
(currently Ordinance #200), if funds are available.
2.
Construct West Grey Towers Street to intersect Black Cat Road approximately 130-feet north of the
south property line to align with West Grey Towers Street, as proposed.
3.
Construct the internal streets as 33-foot street sections with rolled curb, gutter and a 5-foot attached
concrete sidewalk, as proposed. Submit a letter from the Meridian Fire Department reviewing and
approving the reduced street section.
4.
Construct a stub street to the south property line approximately 345-feet west of Black Cat Road, as
proposed. Construct a temporary turnaround at the terminus of the roadway. Install a sign at the
terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
5.
Construct a stub street to the west property line approximately 229-feet north of the south property
line with a permanent cul-de-sac turnaround at the terminus of the roadway, as proposed. Install a
sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
6.
Construct a stub street to the north property line approximately 215-feet west of Black Cat Road, as
proposed. Construct a temporary turnaround at the terminus of the roadway. Install a sign at the
terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
7.
Construct a cul-de-sac turnaround with a center island at the terminus of West Grey Towers Street.
Construct the turnaround to provide a minimum turning radius of 45-feet. Construct the center island
a minimum of 4-feet wide to total a minimum of a 100-square foot area and provide a minimum of a
29-foot street section on either side of the island.
8.
Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be
owned and maintained by a homeowners association. Notes of this will be required on the final plat.
9.
Utilize an existing 20-foot wide driveway that intersects Black Cat Road approximately 50-feet south
of the north property line until the property should redevelop or remodel, as proposed.
10.
Other than the access points that have specifically been approved with this application, direct lot
access to Black Cat Road is prohibited. A note will be required on the final plat stating this access
restriction.
11.
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of~way.
All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
11.
E.
1.
2.
3.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
5.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6.
The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
7.
Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8.
Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #200, also known as Ada County Highway District Impact Fee Ordinance.
9.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGUNE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
10.
No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized repre.sentative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
Conclusions of law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
6
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7
8
Request for Appeal of Staff Decision
1.
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the .Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
Development Process Checklist
II
II
[gISubmit a development application to a City or to the County
[gIThe City or the County will transmit the development application to ACHD
~The ACHD Planning Review Division will receive the development application to review
~The Planning Review Division will do Q.!l§. of the following:
DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
DSend a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of
a previous development application and that the site specific requirements from the previous development also appl:
to this development application.
[8JWrite a Staff Level report analyzing the impacts of the development on the transportation system and evaluating th(
proposal for its conformance to District Policy.
DWrite a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
[8JThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
DFor ALL development applications, including those receiving a "No Review" or "Comply With" letter:
. The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Revie'"
Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD,
then architectural plans may be submitted for purposes of impact fee calculation.)
. The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, includinç
but not limited to, driveway approaches, street improvements and utility cuts.
DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
0 Driveway or Property Approac:h(s)
. Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
0 Working in the ACHD Right-of-Way
. Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to
ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
0 Sediment & Erosion Submittal
. At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer. must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division.
0 Idaho Power Company
. Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled.
0 Final Approval from Development Services
. ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
9
~ CENTRAL
ŒE~ð1:w
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health DivisiokECEIVEL
OCT 1 3 20OS
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
City of Meridian
~Ity Clerk Office
{{) e () 1- -Dc{ r
c..... O'L" ~~<4> ç; "v b
Return to:
0 Boise
0 Eagle
0 Garden City
kS[Meridian
0 Kuna
OACZ
0 Star
0 1. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3, Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
0 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surtace waters.
0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
~ After wri~approval from appropriate entities are submitted, we can approve this proposal for:
~al sewage 0 community sewage system 0 community water well
0 interim sewage ...a:central water
0 individual sewage 0 individual water
~The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
DiVisio~~nmental Quality:
ral sewage Q community sewage system 0 community water
0 sewage dry lines ~I water
þ: Run-off is not to create a mosquito breeding problem.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
0 13. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
0 child care center
0 14. Please see attached stormwater management recommendations
015.
Date: áJ--2-JOJ
Reviewed By: .& - ~
15726-001 EH0904
Review Sheet
RECEIVED
ocr 2 4 2005
'1A.- ~.... L - & '1IU -- oJ. .. " á~.~<:1¡;:;
,~ ,,~ -/~ 'é4bUet
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
18 October 2005
phones: Area Code 208
OFFICE: Nampo 466-7861
SHOP: Nampa 466-0663
William G. Berg Jr., City Clerk
City of Meridian
33 East Idaho Ave.
-Meridian.JD 83641.-_"- -- - -_____n
------.---- .--
.-.-- -- -.-- -...
RE:
PP 05-049 & Annexation & ZoningiSunstone Subdivision
Dear Will:
PP05-049: Nampa Meridian Irrigation District requires that a Land Use Change Application be filed,
for review, prior to final platting. Please contact Donna Moore at 466-7861 for further infonnation.
All laterals and waste ways must be protected. The District's Kennedy Lateral courses along the
southwest comer of this proposed project. This easement must be protected and any encroachment
without a signed License Agreement and approved plan, before any construction is started, is
unacceptable.
All municipal surface drainage must be retained on site. If any municipal surface drainage leaves the
site, the Nampa Meridian Irrigation District must review drainage plans. The developer must comply
with Idaho Code 31 ~3 805. It is recommended that irrigation water be made available to all
developments within the Nampa Meridian Irrigation District.
Nampa Meridian Irrigation District has no comment on Annexation and Zoning.
Sincerely,
/3.@J ¡J~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C:
Crew Foreman
File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS" 40,000
~ & ~ ~qgxL
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208~463-0092
20 October 2005
phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Roylance & Associates
391 W. State Street, Suite E
Eagle, 10 83616
-- ------ -- on
RE: Land Use Change Application - Sunstone Subdivision
--- - --- ---- -- --Plea-sa-note the District now - rea-uir-es-three-l3lsets-o-f-Dlans.._--__------ ---
- - -- - n..
- ..n
To Whom It May Concern:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
/JtrltM.- 7L.. '71J ~
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, City Clerk, Meridian City
Bob & Gail Burt, 1123 N. Black Cat Road, Meridian, 10 83642
Clayn & Laura Sonderegger, 1155 N. Black Cat Road, Meridian, 10 83642
Bob & Gail Burt, Clayn & Laura Sonderegger, 2101 Delta Drive, Nampa, 10
83687
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS. 23,000
BOISE PROJECT RIGHTS - 40,000
--