HomeMy WebLinkAboutPZ - Staff Report 08-21RECEIVED
Project: Moose Creek AUG 21 2007
City of Meridian
Location: south side of Cherry Lane, 1 /3 mile east of Black Cat Road City Clerk Office
Applications: preliminary plat
Highlights of Proposed Development: preliminary plat approval of 6 single family residential
lots and 1 common lot on 1.96 acres. The Moose Creek Subdivision has been previously platted
as Lot 2, Block 1, Hearthstone Subdivision, and is currently zoned R-4.
This property is encumbered by a private lane easement in favor of the property to the south,
which is located at the west property boundary. Said easement and associated 20 feet of asphalt
provide access to Cherry Lane for the 2.5 acre parcel to the south. The applicant and staff have
worked with the Jones' (to the south) to even determine the best possible design of Moose Creek
which will facilitate the easiest redevelopment of their property.
Gross Residential Density: 3.06
Elevations: Yes
Commission Recommendation: approval at their July 19, 2007, public hearing.
Summary of Public Hearing:
i. In favor: Sabrina Whitehead (Applicant's Representative)
ii. In opposition: None
iii. Commenting: Terri Jones (Neighbor)
iv. Written testimony: Terri Jones (Neighbor)
Key Issues of Discussion by Commission:
i. The neighbor is amenable to vacating their interest in Jones Creek Lane and the underlying
ingress / egress easement across the Moose Creek property; and
ii. If permanent perimeter fencing is to be installed and the type.
Key Commission Changes to Staff Recommendation: That the Applicant provide permanent 6-
foot vinyl perimeter fencing around the subdivision.
Outstanding Issue(s) for City Council:
i. The Jones', the property owner to the south, have had some issues with the proposed
access, improvements and giving up their interest in the private lane easement across the
subject property.
ii. The out parcel to the northeast of this development has a drain field on this property. The
preliminary plat shows services being stubbed to the out parcel but makes no mention of
who will pay for the assessments and the actual physical connection to City services. The
Applicant should clarify at the Public Hearing who will pay the sewer and water
assessments, and pay for the actual physical connection of the out parcel to the City
services
Written Testimony since Staff Report: none
Notes:
CITY OF MERIDIAN PLANNING"5EPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
STAFF REPORT
Hearing Date: 8/21/2007
TO: Mayor & City Council
FROM: Amanda Hess, Associate City Planner
884-5533
SUBJECT: Moose Creek
• PP-07-006
k tDAHID
Preliminary Plat of 6 single-family building lots and 1 common lot on 1.96 acres
in the R-4 District, by Moose Creek Construction
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Moose Creek Construction, has applied for Preliminary Plat approval of 6 single family
residential lots and 1 common lot on 1.96 acres. The Moose Creek Subdivision has been previously
platted as Lot 2, Block 1, Hearthstone Subdivision, and is currently zoned R-4 (Medium Low -Density
Residential). The site is located on the south side of Cherry Lane, 1/3 mile east of Black Cat Road in
Section 10, Township 3 North, Range 1 West, B.M., and is currently referenced as Assessor's Parcel
Number R3531730020.
The subject application (PP-07-006) was submitted to the Planning Department on January 31, 2007,
and first scheduled to be heard before the Planning & Zoning Commission on April 19, 2007. The
Commission should note that this property is encumbered by a private lane easement in favor of the
property to the south, which is located at the west property boundary. Said easement and associated 20
feet of asphalt provide access to Cherry Lane for the 2.5 acre parcel to the south.
After a meeting with ACHD Staff, Planning Staff and the Applicant believed that the submitted plat,
allowing continued use of a private street was acceptable. However, it was not, which prompted
continuance of the P & Z hearing to June 7, 2007, so as to obtain final decision from the ACHD
Commission. The Commission denied additional usage of the private street.
ACHD's decision necessitated negotiations with the neighbor to the south (Jones') to relinquish the
easement / private street which runs across the Moose Creek property. Negotiations are still ongoing;
however, Planning Staff is under the impression that the neighbor will terminate rights to the access
easement shortly. Staff has worked with the Jones' to even determine the best possible design of Moose
Creek which will facilitate the easiest redevelopment of their property. Staff believes the newly revised
plan, the subject of the staff report, does just that.
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis and recommended conditions of approval for the requested
Preliminary Plat application. Staff is recommending approval of the proposed Moose Creek project
subject to the conditions listed in Exhibit B of the Staff Report. The Meridian Planning and Zoning
Commission heard this project on April 19 June 7 and July 19 2007 At the July 19 2007 public
hearing they moved to recommend approval to the City Council
a. Summary of Public Hearing:
i. In favor: Sabrina Whitehead (Applicant's Representative)
Moose Creek — PP-07-006
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CITY OF MERIDIAN PLANNING) PARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
ii. In opposition: None
iii. Commenting: Terri Jones (Nei bor)
iv. Written testimony: Terri Jones (Neighbor)
v. Staff presenting_ application: Amanda Hess
vi. Other Staff commenting on application: None
b. Key Issues of Discussion by Commission:
i. The neighbor is amenable to vacating their interest in Jones Creek Lane and the
underlying ingress / egress easement across the Moose Creek property, and
ii. If permanent perimeter fencing is to be installed and the type
c. Key Commission Changes to Staff Recommendation:
i. That the Applicant provide permanent 6-foot vinYperimeter fencing around the
subdivision.
d. Outstanding Issue(s) for City Council:
i. The Jones', the property owner to the south have had some issues with the
proposed access, improvements and Living W their interest in the private lane
easement across the subject property.
ii. The out parcel to the northeast of this development has a drain field on this
property. The preliminary plat shows services being stubbed to the out parcel but
makes no mention of who will pay for the assessments and the actual physical
connection to City services. The Applicant should clarify at the Public Hearing
who will pay the sewer and water assessments and pay for the actual physical
connection of the out parcel to the City services
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number PP-07-
006, as presented in the staff report for the hearing date of August 21, 2007, with the following
modifications to the conditions of approval: (add any proposed modifications)
Denial
After considering all Staff, Applicant, and public testimony, I move to approve File Number PP-07-
006, as presented in the staff report for the hearing date of August 21, 2007, for the following reasons:
(state specific reasons for denial of the preliminary plat request)
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number PP-07-
006 to the hearing date of (insert continued hearing date here) for the following reason(s): (state
specific reason(s) for a continuance)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
4275 N. Jones Creek Lane
Meridian, ID 83642
b. Applicant / Owner:
Moose Creek Construction
1220 N. Meridian Road, Ste. 13
Meridian, ID 83642
c. Representative: Sabrina Whitehead, Briggs Engineering
Moose Creek — PP-07-006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
d. Present Zoning: R-4 (Medium Low -Density Residential)
e. Present Comprehensive Plan Designation: Medium Density Residential
f. Description of Applicant's Request:
1. Date of REVISED Preliminary Plat (See Exhibit A): June 25, 2007
2. Date of REVISED Landscape Plan (See Exhibit A): June 25, 2007
g. Applicant's Statement/Justification: The proposed overall density (3.06 dwellings per acre) of the
project complies with the City's designation of Medium Low -Density Residential (R-4) which
allows for densities of up to 4 dwellings per acre. The subdivision will provide a mix of lot sizes
ranging from approximately 8,200 sq. ft. to 11,500 sq. ft.
5. PROCESS FACTS
a. 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 11, a public hearing is
required before the City Council on this matter.
b. Newspaper notifications published on:
February 26, 2007, & March 12, 2007 (Planning & Zoning Commission)
July 30, 2007, & August 13, 2007 (City Council)
c. Radius notices mailed to properties within 300 feet on:
February 16, 2007 (Planning & Zoning Commission)
July 27, 2007 (City Council)
d. Applicant posted notice on site by:
March 5, 2007 (Planning & Zoning Commission)
August 11, 2007 (City Council)
6. LAND USE
a. Existing Land Use(s): Vacant
b. Description of Character of Surrounding Area: Single Family Residential
c. Adjacent Land Use and Zoning:
1. North: Golf View Estates Subdivision, zoned R-4
2. East: Cherrywood Village Subdivision, zoned R-8
3. South / West: Residential, zoned Rl & R2 (Ada County)
d. History of Previous Actions:
On March 19, 2002, City Council granted approval for the annexation and zoning (AZ-01-026) of
approximately 2.3 acres from R1 (Ada County) to R-4 (Medium Low -Density Residential), and
preliminary plat of the Hearthstone Subdivision. The Hearthstone Subdivision created two
building lots. Lot 1, Block 1, totals 0.33 acres. Lot 2, Block 1, totals 1.96 acres and is the subject
of this preliminary plat application.
e. Existing Constraints and Opportunities:
1. Public Works
Moose Creek — PP-07-006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
Location of sewer: There is currently sewer in North Summertree Way
Location of water: There is currently water in North Summertree Way
Issues or concerns: 1) The vacation of the drain field easement; 2) Who will pay and
hook up the out parcel (Lot 1, Block 1, Hearthstone) to sewer and water; and 3)
Vacation of the private drive easement
2. Vegetation: Three mature trees at east property boundary are to be retained, or mitigated for.
3. Floodplain: N/A
4. Canals / Ditches / Irrigation: N/A
5. Hazards: N/A
6. Current Zoning: R-4
7. Size of Property: 1.96 acres
f. Subdivision Plat Information:
1. Residential Lots: 6
2. Non-residential Lots: 0
3. Total Building Lots: 6
4. Common Lots: 1
5. Other Lots: 0
6. Total Lots: 7
7. Open Lots: 0
8. Residential Area: 1.28 acres
9. Gross Density: 3.06 units per acre (4.26 net density)
10. Lot Sizes: Lot sizes range from approximately 8,200 square feet to 11,500 square feet. The
average lot size is roughly 9,250 square feet.
g. Landscaping:
1. Width of street buffer(s): A 25-foot wide landscape buffer is provided to buffer Cherry Lane,
a principal arterial, from Moose Creek Subdivision.
2. Width of buffer(s) between land uses: N/A
3. Width of buffer required adjacent to N. Summertree Way: 5 feet (See Staffs analysis
below in Section
4. Percentage of site as landscaping: 0.13 acres (6.6%)
h. Required Residential Setbacks: As per the R-4 zone for detached single family dwellings
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): All of the
internal streets are proposed as public. The sole access to the development from the existing street
system will be from N. Summertree Way, constructed with Cherrywood Village Subdivision.
Cherrywood Village, via Summertree Way, currently has access to/from Cherry Lane.
Additionally, one stub street at the west property line will be constructed to provide connectivity
to the adjacent County parcel when it redevelops. Staff has not received updated comments on
this project from ACHD regarding this revised plan. Staff will include the comments and
Moose Creek — PP-07-006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
conditions from ACHD into the Staff Report once they are received.
NOTE: This property is encumbered by a private lane easement in favor of the property to the
south which is located at the west property boundary. Said easement and associated 20 feet of
asphalt provide access to Cherry Lane for the 2.5 acre parcel to the south. The Applicant is
proposing to vacate this easement. However, the property owner to the south still has not yet
given consent for this vacation. Staff has conditioned approval of the subject plat upon the
Applicant vacating said existing easement for Jones Creek Lane. (See Analysis and Conditions
below.)
7. COMMENTS MEETING
On June 29, 2007, Planning Staff held an agency comments meeting. The agencies and departments
present included: Meridian Fire Department, Meridian Police Department, Meridian Public Works
Department, and the Sanitary Services Company. Staff has included all comments and recommended
actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use
Map. The Comprehensive Plan calls for single-family homes at densities of three to eight dwelling units
per acre on this site. (See Page 95 of the Comprehensive Plan) There are only 6 buildable lots proposed
on the subject 1.96 acres. There is a maximum density of 4 dwelling units per acre allowed in the R-4
zone by the UDC; the proposed gross density of Moose Creek Subdivision is 3.06 dwelling units per acre.
Staff finds that the proposed zoning designation (R-4) and density (3.06 d.u.'s / acre) is harmonious with
and in accordance with the 2002 Comprehensive Plan and Future Land Use Map. The following
Comprehensive Plan policies apply to this application:
• Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned
for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian currently provides municipal services to the subject
development in the following manner.
➢ Sanitary sewer and water service will be extended to the project at the developer's
expense.
➢ The lands are currently under the jurisdiction of the Meridian City Fire Department, who
currently shares resource and personnel with the Meridian Rural Fire Department. This
service will not change.
➢ The lands are currently under the jurisdiction of the Meridian Police Department (MPD).
This service will not change.
➢ The roadways adjacent 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 Services, and Sanitary
Services Company.
Moose Creek — PP-07-006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
• Chapter VI, Goal H, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land -use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible, and convenient. As
the Applicant will be installing all necessary sidewalks within and around the development,
where necessary, Staff believes that the subject application complies with the policies listed in the
literature noted above.
Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
Staff is supportive of the street layout which will provide for connectivity with Cherrywood
Village and the county parcels to the south and west upon redevelopment via the sidewalk system.
• Chapter VII, Goal IV, Objective D, Action item 2 - Restrict curb cuts and access points on
collectors and arterial streets.
The Applicant is proposing to construct a public street off of an existing local road, N.
Summertree Way, within the Cherrywood Village Subdivision. Access will not be taken from
Cherry Lane, any arterial road. The proposed development and street layout is supported by
Staff. However, development is contingent on vacation of the access easement along the west
property line.
• Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
Staff finds that the surrounding developments are generally compatible with the proposal; the lot
sizes blend well with that of Golf View Estates. The existing residence to the south, currently
zoned R1, and the home to the west, currently zoned R2, have also been provided with
appropriate -sized lots.
Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (low-,
medium-, and high -density single family, multi -family, townhouses, duplexes, apartments,
condominiums, etc.) for the purpose of providing the City with a range of affordable housing
opportunities.
The subject property is currently zoned R-4, and is located adjacent to lands zoned R-4 and R-8.
Staff finds that the proposal is generally consistent with the Comprehensive Plan designation for
this site.
• Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The Applicant is providing street frontage with the construction of Jones Creek Street for the
property to the south and is also proposing one stub connection to the underdeveloped property
to the west.
Staff recommends that the Commission and Council rely on any verbal or written testimony that may
be provided at the public hearing when determining if the Applicant's development request is
appropriate for this property.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 11-2A-2 lists single-family developments as a Permitted
Moose Creek — PP-07-006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAR* DATE OF AUGUST 21, 2007
Use in the R-4 zone.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City
of Meridian water and sewer systems is a requirement for all residential districts. Residential
districts are distinguished by the allowable density of dwelling units per acre and corresponding
housing types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposal with the Unified Development
Code, staff believes that this is a good location for the proposed single-family residential
development. Please see Exhibit C for detailed analysis of facts and findings for a preliminary
plat.
1. Access: New residents will use the existing N. Summertree Way in Cherrywood Village
Subdivision, and turn west onto the proposed Jones Creek Street o access the proposed
subdivision. N. Summertree Way is constructed within a 40' right-of-way that runs parallel to
the east boundary of Moose Creek Subdivision and will serve as the sole access to the
proposed subdivision.
2. Access Easement. Access to this site is currently available from a private lane to Cherry
Lane. Said private lane is constructed 20-feet wide within a 30-foot wide access easement.
The private lane is also used by the property to the south, Parcel No. S1210212530 (Jones).
The private lane easement runs the entire length of the west boundary of the subject site and
terminates at the Jones' property. This private lane was approved by Ada County in 1999.
However, per UDC 11-317, private streets are reserved for commercial, industrial, mew, and
multifamily developments only. Therefore, the access easement from Cherry Lane to the
Jones' property must be vacated prior to signature of the final plat by the City Engineer. All
access to the subject property and the Parcel No. 51210212530 (Jones) will be taken from the
proposed Jones Creek Street. Direct lot access to Cherry Lane is prohibited.
3. Moose Creek Place: This street section is proposed to be at least 28-feet wide with 4-foot
wide attached sidewalks. Although Staff has not received comments from ACHD as of yet,
Staff believes that the proposal does not meet ACHD's road design standards. ACHD (in
addition to the Meridian Fire Department) requires, at minimum, 26 feet of travel lane,
within 42 feet of right-of-way, curb, gutter, and 5-foot attached concrete sidewalk.
ACHD allowed, with the previous application for Moose Creek Subdivision, that Jones Creek
Street, which abuts the south property line, be constructed as a 40-foot right-of-way with
curb, gutter, and sidewalk on the north side of the road and a three-foot gravel shoulder and
borrow ditch on the south side. All public roads should be constructed to ACHD's standards.
4. Turnaround /Snoopy: The Fire Department requires all turnarounds to have a turning radius
of 28' inside and 48' outside.
5. Parking. No on -street parking shall be allowed along Moose Creek Place. Vehicles shall be
parked in garages, driveways, or along other public roads. The turnaround shall be signed as
"No Parking" as per the Meridian Fire Department's comments.
6. Elevations: The Applicant has submitted building elevations for the proposed single family
detached structures. Although not required by code, Staff believes that the residential units
generally comply with the design standards listed in UDC- 11-3A-19.
Moose Creek — PP-07-006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
Landscape Buffers: The Applicant has provided a 25-foot wide landscape buffer along
Cherry Lane, as required by UDC 11-2A-5.
As proposed, Lots 6 & 7, Block 1, double -front two public streets, N. Summertree Way and
Moose Creek Place. As direct access to N. Summertree Way will be prohibited for any lot
within Moose Creek, Staff is recommending the Applicant provide, at minimum, a 5-foot
wide landscape buffer along N. Summertree Way. Said landscape buffer must be located in a
platted common lot.
All landscaping should conform to the requirements of UDC 11-313-7. Maintenance of said
buffer shall be the responsibility of the Moose Creek Homeowners Association.
8. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. 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 should be installed to all landscape areas per the
approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28.
9. Fencing: Excepting where fencing currently exists along the southern and western
boundaries and is proposed along Cherry Lane, perimeter fencing along eastern boundary is
not shown on the submitted landscape plan or preliminary plat. At the public hearing, the
Applicant should state whether or not permanent fencing is proposed along said
boundary.
The Applicant should 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 permit. All
perimeter fencing must be completed prior to issuance of building permits. Fencing should
taper down to a 3 foot maximum within 20 feet of all rights -of -way. All fencing shall be
installed in accordance with UDC 11-3A-7.
10. Tree Mitigation: Any existing, on -site 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 those removed. Required landscaping trees will not be considered as
replacement trees for those that are removed. The applicant should coordinate a mitigation
plan with Elroy Huff at the Meridian Parks Department.
b. Staff Recommendation: Based on the above analysis, Staff finds that application PP-07-006
substantially conform to the Comprehensive Plan policies and UDC standards. Staff recommends
approval of said PP application subject to the conditions listed in Exhibit B.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat (Revised: June 25, 2007)
3. Landscape Plan (Dated: June 25, 2007)
4. Building Elevations
B. Conditions of Approval
Moose Creek — PP-07-006
Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
1. Planning Department
2. Public Works Department
3. Fire Department
4. Sanitary Service Company
5. Ada County Highway District - Forthcoming
6. Nampa / Meridian Irrigation District
C. Required Findings from Unified Development Code
Moose Creek — PP-07-006
Page 9
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAD G DATE OF JULY 20, 2006
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEA*G DATE OF JULY 20, 2006
FRONT ELEVATION
FRONT ELEVATION
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 SITE SPECIFIC REQUIREMENTS —PRELIMINARY PLAT
1.1.1 The preliminary plat prepared by Briggs Engineering, labeled as Drawing No. 60402-1 and
stamped REVISED on June 25, 2007, is approved, with the conditions listed herein. Any future
development agreement shall also be considered conditions of the Preliminary Plat (PP-07-006).
1.1.2 Dedicate and construct all public internal roadways to meet ACHD's road design standards.
1.1.3 Direct lot access to Cherry Lane is prohibited.
1.1.4 Provide a street connection (stub) to Assessor's Parcel Number S 1210212703 to the west, as
depicted on the preliminary plat.
1.1.5 The snoopy / turnaround for Moose Creek Place shall meet the Meridian Fire Department's
requirement of 28' inside / 48'outside turning radius and be constructed in accordance with
ACHD's requirements. No parking signs shall be installed along Moose Creek Place.
1.1.6 The existing private access easement that runs the length of the west property boundary must be
vacated prior to signature of the final plat by the City Engineer.
1.1.7 The landscape plan prepared by Briggs Engineering, labeled as Sheet 1 and stamped REVISED
on June 25, 2007, is approved with the following modifications / notes:
• To prevent double -fronted lots, provide a minimum 5-foot wide landscape buffer along
the frontage of N. Summertree Way.
• Provide 6-foot permanent vinyl fencing around the perimeter of the subdivision
• Landscaping standards for all buffers shall comply with UDC 11-3B-7.
• Coordinate a tree mitigation plan with Elroy Huff of the Meridian Parks Department.
• A written certificate of completion shall be prepared by the landscape architect, designer,
or qualified nurseryman responsible for the landscape plan and submitted prior to City
Council signature of the Final Plat.
Submit ten (10) revised copies of the landscape plan with the changes listed above no later than
ten (10) days prior to the hearing before City Council.
1.1.9 All homes within the subdivision shall contain at least 1,400 square feet of living area, exclusive
of garages.
1.1.10 Maintenance of all common areas shall be the responsibility of the Moose Creek Subdivision
Homeowners Association.
1.2 GENERAL REQUIREMENTS —PRELIMINARY PLAT
1.2.1 Sidewalks/walkways shall be installed within the subdivision and on Cherry Lane pursuant to
UDC 11-3A-17.
1.2.2 All lot lines common to a public right-of-way shall reserve a 10' utility easement.
1.2.3 The Applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
1.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. 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
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
final plat by the City Engineer. An underground, pressurized irrigation system should be installed
to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and
MCC 9-1-28.
1.2.5 A detailed landscape plan, in compliance with the landscape and subdivision ordinance, and as
noted in this report, shall be submitted for the subdivision with the final plat application. 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.
1.2.6 The Applicant shall submit a 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 permit. All fences shall taper down
to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in
accordance with UDC 11-3A-7.
1.2.7 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.
1.2.8 Staffs failure to cite specific ordinance provisions or terms of the approved annexation or
preliminary plat does not relieve the Applicant of responsibility for compliance.
1.2.9 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in N.
Summertree Way. The Applicant shall install mains to and through this development; 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.
2.2 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. The Applicant's engineer shall coordinate with the Public
Works Department an acceptable design of the sewer system that allows for the required
minimum cover of the pipe.
2.3 Prior to signature on the final plat the Applicant shall vacate the drain field easement dedicated on
the Hearthstone Plat on this property.
2.4 The out parcel in the northeast corner of this development has a drain field on this property. The
preliminary plat shows services being stubbed to the out parcel but makes no mention of who will
pay for the assessments and the actual physical connection. The Applicant shall clarify at the
Public Hearings who will pay the sewer and water assessments, and pay for the actual physical
connection of the out parcel to the City services.
2•5 Water service to this site is being proposed via extension of mains in N. Summertree Way. The
Applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
2.6 The preliminary plat shows an access to the southern property through what is labeled as a private
drive. However the way it is drawn on the plat it looks like dedicated right-of-way. Revise the
plat to show the private drive as either a common lot or an easement.
2.7 Prior to signature on the final plat the Applicant shall submit documentation that the private drive
easement through Lot 2 Block 1 is vacated.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
2.8 The Applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, 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 final plat signature on the last phase of this project. If it is to
be owned and maintained by an Irrigation District then a letter of plan approval shall be submitted
prior to scheduling of a pre -construction meeting.
2.9 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The Applicant should be required to use 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.
2.10 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC
shall be removed prior to signature on the final plat by the City Engineer.
2.11 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The Applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.12 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.
2.13 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. Plans will need to be
approved by the appropriate inigation/drainage district, or lateral users association (ditch
owners), with written approval or non -approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.14 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.
2.15 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 final plat.
2.16 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.
2.17 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.
2.18 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.
2.19 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.20 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.21 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
are located on or near sidewalk the Applicant shall comply with all American with Disabilities
Act requirements for unobstructed sidewalk access.
2.22 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.
2.23 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 1-foot above.
2.24 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two -hundred and fifty watt high pressure sodium streetlights, on 30' pole shall
be required on subdivision entrances and collector roadways. Design of the streetlights shall be
approved by the Public Works Department. Decorative lights require a streetlight agreement on
file with Public Works prior to activation. All streetlights shall be installed at the subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than 400'
distance in between locations. Final design locations and quantity are determined after power
designs are completed by Idaho Power Company. The street light contractor shall obtain approval
from the Public Works Department, and permit from Building Department prior to commencing
installations.
3. FIRE DEPARTMENT
3.1 One and two family dwellings will require a fire -flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 ''/Z" 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 specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet. The Fire Department must be
afforded continued use of the turnaround currently provided at 1490 Junes Creek Lane.
3.5 All entrance and internal roads, and turnarounds shall have a turning radius of 28' inside and 48'
outside radius.
3.6 For all Fire Lanes, provide signage "No Parking Fire Lane."
3.7 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.8 The Applicant shall work with Planning Department staff to provide an address identification
plan for the property currently located at 1490 Jones Creek Lane.
3.9 Where a portion of the facility or building hereafter constructed or moved into or within the
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
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 m).
4. SANITARY SERVICE COMPANY
4.1 Parking should be restricted indefinitely along Moose Creek Place and temporarily on Jones
Creek Street until the remaining street section is completed.
5. ADA COUNTY HIGHWAY DISTRICT — (FORTHCOMING)
6. NAMPA / MERIDIAN IRRIGATION DISTRICT
6.1 Coordinate with John Anderson, Water Superintendent for NMID, concerning installation of the
underground, pressurized irrigation system.
6.2 All storm drainage shall be retained on -site. If surface drainage cannot be contained on site,
contact Donna Moore at 466-7861, as a Land Use Change Application must be filed for review
prior recording of the final plat.
6.3 All laterals and wasteways must be protected.
6.4 The developer must comply with Idaho Code 31-3805.
Exhibit B
CITY OF MERIDIAN PLANNI G DEPARTMENT STAFF REPORT FOR THE HEAR NG DATE OF JULY 20, 2006
C. Required Findings from Unified Development Code
1. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision -making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
The Commission finds that the proposed application is in substantial compliance with the
adopted Comprehensive Plan. The Commission upports the proposed density and proposed
plat layout, with recommended changes, as they comply with the provisions of the
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Commission finds that public services can be made available to accommodate the
proposed development.
c. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
own cost, the Commission finds that the subdivision will not require the exenditure of
capital improvement funds. p
d. There is public financial capability of supporting services for the proposed
development;
Staff and the Commission recommend Council rely upon comments from the public service
providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B, Agency
Comments and Conditions, for more detail.)
e. The development will not be detrimental to the public health, safety, or general welfare;
and
Staff and the Commission are not aware of any health, safety, or environmental problems
associated with the development of this subdivision that should be brought to the Council's
attention. ACHD considers road safety issues in their analysis. Staff and the Commission
recommend 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 and the Commission are unaware.
f. The development preserves significant natural, scenic, or historic features.
Staff and the Commission are unaware of any natural, scenic, or historic features on this site.
Therefore, the Commission finds that the proposed development will not result in the
destruction, loss or damage of any natural, scenic, or historic feature(s) of major importance.
Staff and the Commission recommend Council reference any public testimony that may be
presented during the hearing to determine whether or not the proposed development may
destroy or damage a natural or scenic feature(s) of major importance of which Staff and the
Commission are unaware.
Exhibit C