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HomeMy WebLinkAboutApplicant ResponseRECEIVED ©� © D E S I JUL 17 2001 G N I N C. City of Meridian City Clerk tomes MEMORANDUM To: Honorable Mayor and Meridian City Council Via: Hand Delivered F01Senior From: Megan Johnson, AICP Planner LAND Date: July 17, 2007 PLANNING Project: Meadow Lake Village North (Phase III) WRG#: TCH6223 Re: Proposed Changes to Conditi97ons of Approval - Meadow Lake Villa e North CIVIL (PP-07-009, CUP-07-008, and MI-07-006) g ENGINEERING 1.2.6 The residential setbacks for the proposed subdivision shall be as follows: LANDSCAPE Setbacks ARCHITECTURE Street to Living Area** 10 Street to Front -Facing 20 21 Garage** Side Entry Garage** 15 LAND SURVEY Street Side** 10 Side* 5 / story Rear* 12 Minimum Lot Size 5,250 WATER RESOURCES Maximum Building Height 35 Minimum Street Frontage 40 Street Frontage on Cul-de- 30 sac * Measured from property line ** Measured from back of sidewalk 1.2.11 Maintenance of all common areas shall be the responsibility of the Meadowlake Village North Homeowners Association or in the absence of an HOA the existin Meadow Lake Village ownership shall maintain all common areas. 1173 East Winding Creek Drive 2.30 Eagle, ID 83616 PH2O81246.8300 FX 208/246.8320 reRdway-&.-Design of the streetlights shall be approved by the Public Works Department. Decorative lights require www.wrgdesign.ccm a streetlight agreement on file with Public Works prior to activation. All streetlights shall be installed Typical locations at su are at street intersections and/or fire hydrants, and expense. than 400' distance in between no further locations. Final design locations and quantity are Rq LAND PLANNING CIVIL ENGINEERING F LANDSCAPE ARCHITECTURE WATER RESOURCES 1173 East Winding Creek Drive Eagle, ID 83616 PH 2081246.8300 FX 2081246.8320 ©"Q D E S I G N I N C. 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. 3.9 To increase emergency access to the site a minimum of two points of access will be required for any portion of the project, which serves more than 50 homes. The two entrances should be separated by no less than '/2 the diagonal measurement of the full development. devehqm1ent__ within tile 3.12 Commercial and office occupancies will require a fire -flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. (Commercial Only) 3.13 Maintain a separation of 5' from the building to the dumpster enclosure. (Commercial Onlyl 3.14 Provide a Knox box entry system for the complex prior to occupancy, (Commercial Only) 3.14.1 The first digit of the office suite shall correspond to the floor level. (Commercial Only) 3.17 All aspects of the building systems (including exiting systems), processes, and storage practices shall be required to comply with the International Fire Code. (Commercial Only) 3.19 Provide exterior egress lighting as required by the International Building & Fire Codes. (Commercial Only) 3.20 There shall be a fire hydrant within 100' of all fire department connections. (Commercial Only) 3.22 4.1 The proposed development shall limit landscaping shrubs and bushes to species that do not exceed two feet in height. Trees shall have a canopy of no less than six feet. (Commercial only) www.wrgdesign.com LAND PLANNING CIVIL ENGINEERING t. r LANDSCAPE A R CM IT ECT U qE LAND SURVEY WATER RESOURCES 1173 East Winding Creek Drive Eagle,10 83616 PH 2W246.8300 FX 208R46.8320 www.wrgdesign.com www.wrgdesign.com C b E S 1 G N 1 N C. May 17, 2007 Ms. Amanda Hess Associate Planner City of Meridian Planning Department 660 East Watertower Lane Suite 202 Meridian, Idaho 83642 RECEIV]ED JUL i R 2007 City Of Meridian City Clerk Office RE: Meadowlake Village North Staff Report (PP-07-009, CUP-07- 008, VAR-07-008 and MI-07-006) Dear Ms. Hess; On behalf of our Client, Touchmark of the Treasure Valley, LLC please accept the following comments in regards to the staff report regarding the Meadowlake Village North Subdivision preliminary plat, conditional use, variance and miscellaneous applications: 1.1 CONDITIONAL USE PERMIT COMMENTS 1.1.1 Future construction of the single-family homes shall substantially comply with the elevations in Exhibit A of the staff report. Response: We will comply. • ... i.1.3 The proposed office Z commercial lots Lots 1 1 52 Block 1 shall be subiect to Conditional Use Permit approval At the time of submittal for CUPS the Applicant. shall provide PlansJor these lots which depict the orientation of buildings, the Parking lot layout, and how they will access Nistler Court. Additionally,the Applicant shall also supply elevations of the proposed buildings Response: We will comply. 1.1.4 Any future subdivision on this property shall require procurement of a CUP in accordance with the City of Meridian ordinances in effect at the time of permit submittal. Response: We will comply. 1.2 SITE SPECIFIC REQUIREMENTS —PRELIMINARY PLAT 1.2.1 The preliminary plat labeled as Sheets COO-CO3, prepared by WRG Design, Inc., and REVISED May 29, 2007, is approved, with the conditions listed herein. d&ted Response: We will comply. 1.2.2 Dedicate and construct all public internal roadways to meet ACHD's road design standards. Response: We will comply. 1.2.3 Provide a public stub street connection to the north property line, at the terminus of Nistler Court, instead of the proposed emergency access. Response: We agree with staffs recommendation to remove this condition as we have proposed an alternative connection to the south. 1.2.4 Provide an emergency access to connect with the proposed stub at the northeast corner of the subject property. Response: We agree with staff s recommendation to remove this condition as we have proposed an alternative connection to the south. E S! G..._.N,.. t N C. 1.2.5 All roads (public and emergency) shalt meet the Meridian Fire Department's requirement of 28' inside / 48'outside turning radius and be constructed in accordance with ACHD :s requirements. Modify all applicable roads to reflect this requirement. Response: We will comply. 1.2.6 Direct access to S. Touchmark Way shall be prohibited for any lot within this subdivision place a note on the face of the Final Plat. Response: We will comply. 1.2.7 The setbacks for the proposed subdivision shall be as follows: Setbacks Street to Living Area** 10 Street to Front -Facing 20 Garage** Side Entry Garage** 15 Street Side** 10 Side* 5 / story Rear* 12 Minimum Lot Size 5,250 Maximum Building 35 Height Minimum Street 40 Frontage Street Frontage on Cul- 30 de -sac Measured from property line * Measured from back of sidewalk Response: We will comply, but would like to clarify that these setbacks apply to the residential portion only. Setbacks for the commercial lots will be determined at the time of commercial CUP submittal. 1.2.8 All single family dwellings with shall be required to have a two -car garage plus a 20' x 20' parking pad to be sited in front of each garage. Response: We will comply. 1.2.9 The landscape plan prepared by WRG Design, Inc., REVISED May22g 2007, and labeled Sheets Ll - L8, is approved and shall demonstrate compliance with the following standards: • Provide 5.18 acres (26.1% of the site) for landscaping and open space. D E S I G,.,,.N„; I N C. .,. • Graphically depict the 10-foot minimum landscape buffer adjacent to the Edgeview Estates Subdivision (beyond the canal easement). This landscape buffer should be included as part of Lot 39, Bloch i. • Per UDC 11-3G-3B5 all parkways that are used as common open space shall be a minimum of eight feet wide from street curb to edge of sidewalk AND contain one Class II tree for every 35 linear feet of parkway. As it stands, with approximately 3,500 Iineal feet of frontage is proposed within the development. Therefore, 102 street trees should be provided. Only 89 are depicted on the Plan. Install 13 more trees within the proposed street parkways. • All micropathways shall be, at minimum, 5 feet wide and constructed in accordance with UDC 11-3A-8. All landscaping adjacent to the pathway shall meet the requirements of UDC 11-3B-12. • Per UDC 11-3A-7A-7b, fencing is required adjacent to all micropathways and common areas. Said fencing shall be either four feet (4') in height, if closed vision, or six feet (61 tall if open vision fencing is used. Modify the applicable areas on the landscape plan to reflect this requirement. • 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. 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. The proceeding modifications and notes should be shown on a revised landscape plan submitted with the final plat application(s). Response: We will comply. 1.2.10The Applicant shall provide documentation that a 48" or larger pipe would be required for covering the Ridenbaugh Canal prior to the hearing before City Council. The Applicant shall construct 6-foot tall, open -vision fencing on the east side of the property. Response: A letter from John Anderson at the Nampa Meridian Irrigation District was submitted to the City on July 3, 2007 stating that the Ridenbaugh Canal would require a 48-inch pipe or larger. Staff has recommended that the requirement be waived and we are in agreement with their recommendation. 1.2.10A11 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, Response: We will comply. D E S I' G N I N C. 1.2.11 Maintenance of all common areas shall be the responsibility of the Meadowlake Village North Homeowners Association. Response: We will comply. 1.3 GENERAL REQUIREMENTS —PRELIMINARY PLAT 1.3.1 , Sidewalks/walkways shall be installed within the subdivision pursuant to UDC I I-3A-17. Response: We will comply. 1.3.2 All lot lines common to a public right-of-way shall reserve a 10' utility easement. Response: We will comply. 1.3.3 The Applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11. Response: We will comply. 1.3.4 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 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. Response: We will comply. 1.3.5 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. Response: We will comply. 1.3.6 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 of airl ri ht� ffences shall taper should be installed in accordance with UDC 11-3A Y All fencing Response: We will comply, 1.3.7 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. Response: We will comply. 1.3.8 All open ditches or laterals that cross the subject site shall be tiled in accordance with the UDC (with the exception of the Ridenbaugh Canal, if waived by City Council). Response: We will comply with the exception of the Ridenbaugh Canal. A letter from John Anderson at the Nampa Meridian Irrigation District was submitted to the City on July 3, 2007 stating that the Ridenbaugh Canal would require a 48-inch pipe or larger. Staff has recommended that the requirement be waived and we are in agreement with their recommendation. 1.3.9 Staffs failure to cite specific ordinance provisions or terms of the approved preliminary plat does not relieve the Applicant of responsibility for compliance. Response: We will comply. 1.3.10 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-613-7. Response: We will comply. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service to this development is being proposed via extension of mains to the north of this project. The Applicant shall install mains to and through this subdivision; 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. Response: We will comply. 2•2 Prior to construction plan approval the Applicant shall submit signed easements using the City of Meridian's standard forms for off -site mains. All off -site sewer mains shall have a 14-foot wide all weather access road placed over it to allow for routine maintenance. Response: We will comply. 2.3 The Applicant shall revise the common lot proposed to house the sewer main to be 20-foot in width, and dedicate a City of Meridian sewer I N C. easement over it. The sewer shall be centered within the buildable, with none of it being installed within a buildable lot. All lots must still meet the minimum dimensional standards. Response: We will comply. 2.4 No trees shall be allowed within the City of Meridian's sanitary sewer easements. Coordinate with the Planning Department for compliance with this condition while still meeting all landscaping ordinance. Response: We will comply. 2.5 Water service to this site is being proposed via extension of mains in Touchmark Way, The Applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works, Response: We will comply. 2.6 Due to the number of lots proposed with only a single water connection the Applicant shall be responsible for a second water connection. The water connection shall not be routed through a buildable lot, but rather a 20-foot wide common lot with a City of Meridian water easement dedicated over it. Response: We will comply. Water lines are shown in Block 1, Lot 14 to the north and Block 1, Lot 47. 2.7 The Applicant shall comply with one of the following: 1. Either provide two water stubs to the northern boundary, location to be coordinated with the Public Works Department; or 2. Provide one water stub to the north and when the northern property develops, a connection to the Franklin Road with a PRV shall be required. Response: We will comply. Water lines are shown in Block 1, Lot 14 to the north and Block 1, Lot 47. 2.8 Any potential reimbursement agreements must comply with alI -Code 9-1-13 and 9-4-19, which includes the requirements of City preliminary agreement (which includes footage, size, and depth of reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement with the reimbursable amount shall be approved by Council prior to plat signature. Response: We will comply. 2•9 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that intersect, cross or lie within the area being D E S I -..G, N -IN C. developed shall be tiled. Historically, the requirement to tilt the Ridenbaugh canal has been waived by City Council. 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 prior to plan approval. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer. Response: We will comply. 2.10 The Applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants) . Response: We will comply. 2.11 Additional width to the public utilities, drainage and irrigation easement along the right -of way shall be dedicated where the sidewalk is located past the right-of-way. The additional width needs to be sufficient to allow for 10 feet of easement past the sidewalk. Response: We will comply. 2.12 With the final plat application the applicant shall be required to dedicate 5-foot wide Public Utilities, Drainage, and Irrigation easements along interior lot lines, and 10-foot wide Public Utilities, Drainage, and Irrigation easements along rear lot lines. Response: We will comply. 2.13 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. Response: The irrigation system will be operated by Touchmark of the Treasure Valley. A draft copy of the operations and maintenance manual will be submitted with the construction plans with a final copy to be approved prior to final plat. 2.14 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 water for the primary source. If a surface source is not available, a single -point connection to the culinary water system shall be required. If a single -point connection D E=- N I N C. 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. Response: We will comply. 2.15 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. Response: We will comply. 2.16 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. Response: We will comply. 2.17 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. Response: We will comply. 2.18 A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord.557, 10-1-91) for all off-street parking areas. Storm water treatment and disposal shall be designed in accordance with Department Management Practices for Idaho Citof Environmental Quality 1997 publication Catalog of Storm Water Best ies and Counties and City of Meridian standards and policies. Off -site disposal into surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The Applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. Response: We will comply. 2.19 Street signs are to be in place, water system shall be installed and activated, sewer system shall have passed air -testing and video inspection, 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. (Residential Only). Response: We will comply. D��Ly�G f.1NYU WC ...e 1%--1 2.20 A letter of credit or cash surety in the amount of I10% will be required for all uncompleted required improvements prior to signature on the final plat. These include but are not limited to, fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, and water. Response: We will comply, 2.21 Sewer, water, pressurized irrigation, and any life safety development improvement shall receive final approval prior to occupancy. Other required development improvements, such as fencing, micropaths, and landscaping may be bonded for prior to obtaining certificates of occupancy. (Commercial Only) Response: We will comply. 2.22 All development improvements, including but not limited to sewer, fencing, micropaths, pressurized irrigation, and landscaping shall be installed and approved prior to obtaining certificates of occupancy. (Residential Only) Response: We will comply. 2.23 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. Response: We will comply. 2.24 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. Response: We will comply. 2.25 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. Response: We will comply. 2.26 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. Response: We will comply. } jai'%�+�'s�C.•�v�Y� D E S I G N I N C. 2.27 Developer shall coordinate mailbox locallonS with the Meridian Post Office. Where mailboxes are located on or near sidewalk the applicant shall comply with all American with Disabilities Act requirements for unobstructed sidewalk access. Response: We will comply. 2.28 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. Response: We will comply. 2.29 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. Response: We will comply. 2.30 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 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. Response: The previous phases in Meadow Lake Village use a metal halide street light. We would like to continue using the same product for a cohesive look throughout the development. 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. Response: We will comply. D E S I G N __ I N 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. Response: We will comply. 3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 %2" 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. Response: We will comply. 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. Response: We will comply. 3.5 All entrance and internal public and private roads shall have a turning radius of 28' inside and 48' outside radius. Response: We will comply. 3.6 Requirements for dead-end fire apparatus access roads that are between 50W-750' in length. 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 26' wide. Streets with less than a 35' street width shall have no parking. Streets with less than 39' shall have parking only on one side. These measurements shall be based on the face of curb dimension. Special approval required over 750' IFC Table D 103.4. The roadway shall be able to accommodate an imposed load of 75,000 GVW, Response: We will comply. tat D E S I G N 1 N C. 3.7 Insure that all yet undeveloped parcels are maintained free of combustible vegetation. Response: We will comply. 3.8 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. Response: We will comply. 3.9 To increase emergency access to the site a minimum of two points of access will be required for any portion of the project, which serves more than 50 homes. The two entrances should be separated by no less than 1/2 the diagonal measurement of the full development. The Applicant shall provide a stub street within the development. Response: A stub street is no longer necessary as there are now two access points into the subdivision. 3.10 Building setbacks shall be per the International Building Code for one and two story construction. Response: We will comply. 3.11 The roadways shall be built to Ada County Highway Standards cross section requirements and shall have a clear driving surface. 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 back of curb dimension. The roadway shall be able to accommodate an imposed load of 75,000 GVW. Response: We will comply. 3.12 Commercial and office occupancies will require a fire -flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. Response: We will comply. 3.13 Maintain a separation of 5' from the building to the dumpster enclosure. Response: We will comply. 3.14 Provide a Knox box entry system for the complex prior to occupancy. Response: We will comply. 3.15 The first digit of the office suite shall correspond to the floor level. Response: We will comply. 3.16 The Applicant shall work with Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance at the required intersection(s). Response: We will comply. 3.17 All aspects of the building systems (including exiting systems), processes, and storage practices shall be required to comply with the International Fire Code. Response: We will comply. 3.18 All portions of the buildings located on this project must be within 1S0' of a paved surface as measured around the perimeter of the building. Response: We will comply. 3.19 Provide exterior egress lighting as required by the International Building 8s Fire Codes. Response: We will comply. 3.20 There shall be a fire hydrant within 100' of all fire department connections. Response: We will comply. 3.21 The fire department is opposed to any landscape island in the middle of a cul de sac that may prevent a fire truck from turning around on the end of the court. Response: We will comply. 3.22 Contact Joe Silva with the Meridian Fire Department (888-1234) to address concerns about the cul-de-sacs and secondary access. Response: We will comply. 4. POLICE DEPARTMENT 4.1 The proposed development shall limit landscaping shrubs and bushes to species that do not exceed two feet in height. Trees shall have a canopy of no less than six feet, Response: We will comply. 77 D E S I G�:,-.,Ns�,�. I N C. 4.2 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if solid fencing is used. All micropaths and open areas shall have adequate lighting. Response: We will comply. 5. PARKS DEPARTMENT 5.1 The Parks Department has no concerns with the site design as submitted with the application. 6. SANITARY SERVICE COMPANY 6.1 SSC has no comments related to this application. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 SITE SPECIFIC CONDITIONS OF APPROVAL 7.1.1 Construct the internal streets (Nistler Court and Biel Court) as 34-foot street sections with rolled curb, gutter, and 8-foot planter strips within 50 feet of right-of-way; and a 5-foot detached concrete sidewalk located on site within an easement, as proposed. If any portion of the sidewalk is located outside of the right-of-way, then the applicant shall provide ACHD with a public access easement. Response: We will comply. 7.1.2 Obtain fire department approval for the reduced street sections, and parking is restricted to one side of the roadway. Response: We will comply. 7.1.3 Construct an oblong cul-de-sac turnaround with an island at the terminus of Nistler Court and Biel Court with minimum turning radii of 45 feet. No on -street parking is allowed around these turnarounds. Response: We will comply. 7.1.4 Pave the emergency access to the site (located along the northern boundary) its entire width and at least 30-feet beyond the edge of pavement (as a paved apron), where intersecting Touchmark Way and Nistler Court. Response: We no longer have the emergency access road so this condition no longer complies. 7.1.5 Construct perpendicular parking on the proposed islands at the terminus of Nistler Court and Biel Court, as proposed. Response: We will comply. D E S t G .,N,, I N C. 7.1.6 Comply with all Standard Conditions of Approval. Response: We will comply. 7.2 STANDARD CONDITIONS OF APPROVAL 7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of- way. Response: We will comply. 7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way. Response: We will comply. 7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. Response: We will comply. 7.2.4 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. Response: We will comply. 7.2.5 Comply with the District's Tree Planter Width Interim Policy. Response: We will comply. 7.2.6 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. Response: We will comply. 7.2.7 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. Response: We will comply. 7.2.8 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.. Response: We will comply. P:tit�ti;" D E S I G N -IN C. 7.2.9 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. Response: We will comply. 7.2.10 Payment of applicable road impact fees is required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance, Response: We will comply. 7.2.11 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. Response: We will, comply. 7.2.12 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 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. Response: We will comply. 7.2.13Any 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. Response: We will comply. 8. CENTRAL DISTRICT HEALTH DEPARTMENT 8.1 After written approval from appropriate entities are submitted, we can approve this proposal for central sewage and central water. Response: We will comply. E'S1G D 5 1 GIN 8.2 The following plans must be submitted to and approved by the Idaho Department of Health 8, Welfare, Division of Environmental Quality: central sewage and central water. Response: We will comply. 8.3 Run-off is not to create a mosquito breeding problem. Response: We will comply. 9. NAMPA MERIDIAN IRRIGATION DISTRICT 9.1 Applicant shall apply for a land use change application prior to final platting. Response: We will comply. 9.2 All laterals and waste ways must be protected. Response: We will comply. 9.3 The District's Ridenbaugh Canal courses along the east boundary 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. Response: We will comply, 9.4 All municipal surface drainage must be retained on site. If any surface drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. Response: We will comply. 9.5 The Developer must comply with Idaho Code 31-3805. Response: We will comply. 9•6 NNIID recommends that irrigation water be made available to all developments within the Nampa 8, Meridian Irrigation District. Response: We will comply. °� �``` G :9.. .�£r We appreciate the opportunity to comment on this staff report and the recommended conditions of approval. If you should have any questions or concerns, please do not hesitate to contact me at 208.246.8300 or at megan.johnson@wrgdesign.com. Sincerely, WRG Design, Inc, Megan Johnson, A CP Senior Planner Enclosure CC: Touchmark of the Treasure Valley, LLC Steve Bradbury W F G "Woo. I i v ir z J z I E rn J CIVOH 31 Jb3 7 w W FO v «o LU LLI 81 t •�c R� LAND PLANNING 1601 CIVIL ENGINEERING F LANDGCAPE ARCHITECTURE 01 LAND SURVEY WATER RE000RCEE 1173 East Winding Creek Drive Eagle, ID 83616 PH 208/246.8300 FX 208/246.8320 www.wrgdesign.com ©0� D E S I G N I N C. MEMORANDUM To: Amanda Hess, Associate Planner City of Meridian From: Megan Johnson Senior Planner Date: May 29, 2007 Project: Meadow Lake Village North (Phase III) WRG#: TCH6223.DD4 Re: Revised Layout Ms. Hess- MM 2 9 2007 City Of Meridian City Clerk Office Via: Courier In response to City of Meridian staff and Planning and Zoning Commission concerns, the applicant, Touchmark of the Treasure Valley, LLC has proposed some modifications to the site design. In particular, the applicant is responding to the request for cul-de-sac length variance. The applicant understands the concern about the proposed cul-de-sac length and the potential affect on the health and welfare of the residents. However, the applicant believes that a stub street to the north as requested by staff is not the best solution. Rather, the applicant has proposed a street connecting South Worth Court and East Putter Lane. This new road would replace the pedestrian path as previously proposed. The road would be a private fire lane and as such no on -street parking or direct access onto the road would be allowed. This solution would in effect take away the need for a variance application. By providing a secondary access point, the cul-de-sac length for Biel Court is now measured from its intersection with South Worth Road and the cul-de-sac length for South Worth Court is measured from its intersection with the newly proposed road. Both cul-de-sacs now comply with City of Meridian standards for block length. The applicant prefers this southern alternative to the requested northern connection point because he does not want to encourage commercial traffic to cut through the subdivision. Meadow Lake Village is an active -adult community with residents seeking privacy and safety. The applicant feels that a stub street to the north would take away that sense of community Meadow Lake Village residents are seeking. Connectivity is important to every community. The applicant understands that and feels that the overall connectivity to adjacent parcels is provided for by the two stub streets to the west and the two stub streets onto Franklin Road (Interstate 84 and the Ridenbaugh Canal act as natural barriers to connectivity to the south and east). As a planned development, Meadow Lake Village should have control over the interior circulation and connectivity of the site. The circulation pattern featuring cul-de-sacs currently proposed is not unlike the existing residential areas of Meadow Lake Village. Those homes also take access from cul-de-sac streets. Below is a list of revisions from the previous preliminary plat. Some of the changes are due to the newly proposed secondary access point and some of the changes are due to City requests located in the staff report dated May 17, 2007. Proposed Changes to Plan Secondary Access • The all-weather emergency access in the future Louise Drive right-of-way has been removed; • The emergency access provided in the northeast corner has been removed and replaced with a secondary access at South Worth Court, extending south to East Putter Lane via a OF LAND PLANNING FOR CIVIL ENGINEERING LANDSCAPE ARCHITECTURE 1-91 LAND SURVEY 0 WATER RESOURCES 1173 East Winding Creek Drive Eagle, ID 83616 PH 208/246.8300 FX 208/246.8320 www.wrgdesign.com D E S I G N I N C. private road (Block 1, Lot 48 of the Preliminary Plat). The private road will be extended to East Putter Lane by a cross -access easement offered by the developer; • The proposed secondary access will have a 42-foot street section with 29 feet from back -of - curb to back -of -curb and five (5) foot sidewalks on both sides. • No parking or direct access will be allowed along the private drive; • The common lot that contained the emergency access was absorbed by the adjoining residential lots. The Preliminary Plat, dated May 29, 2007 has two less common lots as a result of this absorption. Plat Changes • The revised plat has two less common lots. The total lot count is 60 with 52 residential lots, 8 common lots and 2 commercial lots. • The number of residential and commercial lots has not changed with the proposed revision. • Open space measures 5.18 acres or 26 percent. • Per Ada County, Nistler Court is not an acceptable name because it has already been used within the development. The correct name should be South Worth Road. • Some lot lines were adjusted to accommodate the new 12-foot setback as asked for by the City. Residential Lot # PP dated 2/15/2007 Street Frontage in feet Residential Lot # PP dated 5/29/07 Street Frontage 3 113.3 3 113.3 4 119.2 4 119.2 5 152.3 5 152.3 6 107.1 6 106.6 7 66.1 7 66.6 8 69.4 8 69.4 9 64.9 9 64.9 10 39.2* 10 39.4* 11 56.4* 11 56.4* 12 30.1 * 12 31.8* 13 36.7* 13 35.0* 15 34.1* 15 31.1* 16 41.5* 16 61.6* 17 62.9 17 60.7* 18 68.0* 18 51.1 20 65.5 20 53.8 21 58.7 21 59.8 22 60.8 22 62.3 23 64.5 23 64.5 24 50.0 24 44.4 25 59.9 25 59.9 26 104.0 26 104.0 27 58.9 27 58.9 28 58.0 28 58.0 29 53.1 29 53.1 30 47.9 30 47.9 31 60.6 31 60.6 32 142.2 32 136.0 33 139.1 33 136.7 34 60.6 34 60.6 35 67.7 35 66.2 36 36.7* 36 36.7* 37 33.9* 37 36.8* 41 21.9*,** 38 27.5*,** R� LAND PLANNING 11 CIVIL ENGINEERING LANDSCAPE ARCHITECTURE 01 LAND SURVEY El WATER RESOURCES 1173 East Winding Creek Drive Eagle, ID 83616 PH 208/246.8300 FX 208/246.8320 www.wrgdesign.com I D E S I G N I N C. 42 43.2* 39 39.7* 43 26.6** 41 46.8* 44 36.8*'** 42 49.1 45 63.6* 43 51.5 46 69.8 44 68.3 47 56.5 45 54.4 48 54.1 46 35.9** 50 43.0 48 46.0 51 38.5** 49 38.5** 52 31.9** 50 31.9** 53 39.3** 51 39.3** 54 73.9** 52 73.9 55 181.7 53 181.7 56 179.6 54 179.6 57 62.7 55 62.7 58 43.0** 56 43.0 59 35.0** 57 35** 60 68.1 58 68.1 Gul-ae-sac lot frontage **Shared driveway Utility Changes • The northern water line stub has moved to Block 1, Lot 14. • Block 1, Lot 14 has increased to 35 feet in width to accommodate both water and storm water drainage lines. • A secondary water line connection has been located in the proposed secondary access within Block 1, Lot 48 as required by the City staff report. Proposed Conditions CONDITIONAL USE PERMIT COMMENTS 1.1.2 The Applicant shall provide elevation of the proposed office / commercial lots to Planning Staff no later than at the time of the Planning & Zoning Commission hearing. Additionally, the Applicant shall also provide a concept plan for the office / commercial lots which depict the orientation of buildings, the parking lot layout, and how these buildings will access the public road system. Proposed Condition: "At such time that the two commercial parcels are ready to develop, the applicant shall be required to obtain a conditional use permit in accordance with the City of Meridian ordinances in effect at the time of permit submittal; additionally access to the commercial properties shall be limited to the local street, South Worth Road." SITE SPECIFIC REQUIREMENTS —PRELIMINARY PLAT 1.2.3 Provide a public stub street connection to the north property line, at the terminus of Nistler Court, instead of the emergency access Proposed Condition: "Provide a north -south connection from South Worth Court extending to Putter Lane. Applicant shall provide a cross -access easement to Putter Lane as proposed." 1.2.4 Provide an emergency access to connect with the proposed stub at the northeast corner of the property. D E S I G N I N C. Proposed Condition: "Secondary access shall be provided to the south from South Worth Court to Putter Lane as proposed by the applicant and in conformance with the Preliminary Plat prepared by WRG Design, Inc dated May 29, 2007." 1.2.8 Landscape plan prepared by WRG Design, Inc., on February 29, 2007, no label, is not approved. The following revisions shall be made: FO� Provide 5.12 acres (25.9°/D of the site) for landscaping and open space. LAND PLANNING Proposed Condition: "Provide 5.18 acres (26 %) of the site for landscaping and open space." F-01 FIRE DEPARTMENT CIVIL 3.6 Requirements for dead-end fire apparatus access roads that are between 500'-750' in ENGINEERING length. 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 26' wide. Streets with less than a 35' street width shall have no parking. Streets with less than 39' F shall have parking only on one side. These measurements shall be based on the face of curb dimension. Special approval required over 750' IFC Table D103.4. The roadway shall be able to accommodate an imposed load of 75,000 GVW. LANDSCAPE ARCHITECTURE "With the proposed changes there are no dead-end fire apparatus roads between 500' and 750' in length; therefore, this condition no longer applies." 01 3.6 To increase emergency access to the site a minimum of two points of access will be required for any portion of the project, which serves more than 50 homes. The two entrances should LAND SURVEY be separated by no less than %2 the diagonal measurement of the full development. The Applicant shall provide a stub street within the development. Proposed Condition: WATER "The proposed secondary access shall be built to the south as proposed by the RESOURCES Preliminary Plat prepared by WRG Design, Inc dated May 29, 2007 with a 42-foot street section with 29 feet back -of -curb to back -of -curb and 5 foot sidewalks on both sides." ADDITIONAL CONDITIONS "Applicant shall provide a cross -access easement to connect South Worth Court to Putter Lane as proposed." "The proposed secondary access shall be a private road with a 42-foot street section including 29 feet back -of -curb to back -of -curb and 5-foot sidewalks." 1173 East Winding Creek Drive "No parking or direct access from single-family homes is allowed on the proposed secondary access." Eagle, ID 83616 "A private street application shall be submitted at final plat." PH208/246.8300 FX 208/246.8320 "No on -street parking is allowed within the cul-de-sacs." www.wrgdesign.com ©0© D E S I G N I N C. REQUIRED FINDINGS FROM UNIFIED DEVELOPMENT CODE 1. Conditional Use Permit Findings The Commission shall base its determination on the Conditional Use Permit request upon the following: a. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is 107 located; Staff believes the site is large enough to accommodate the proposed single-family LAND subdivision and still comply with all development regulations as outlined in this staff PLANNING report. Staff recommends the Commission rely on Staff's analysis and any oral or written public testimony provided when determining if this site is large enough to accommodate FEb. the proposed use. That the proposed use will be harmonious the Meridian with Comprehensive Plan and in accord with the requirements of this Title; CIVIL ENGINEERING Staff finds that the designated Comprehensive Designation for this property is Mixed - Use — Community. The property is currently zoned L-O. Per the approved conceptual site plan, the proposed single family residential uses are generally harmonious with the IF requirements of the Planned Development for Touchmark Living Centers / Meadowlake Village and the UDC. (See Sections 8 and 10 above for more information regarding the LANDSCAPE requirements for this use.) ARCNITECTURE c. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended 19-31 character of the general vicinity and that such use will not adversely change the essential character of the same area; LAND SURVEY Staff finds that, if the Applicant complies with the conditions outlined in this report, the proposed subdivision should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity; WATER RESOURCES Staff finds that, if the Applicant complies with the conditions outlined in this report, the proposed uses will not adversely affect other property in the area. The Commission should rely upon any public testimony provided to determine if the development will adversely affect the other property in the vicinity. e. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer; Based on comments from other agencies and departments, Staff finds that the proposed use can be adequately served by all of the public facilities and services listed above, if the Applicant complies with the conditions outlined in this 1173 East Winding Creek Drive Eagle, ID report. Please refer to any comments prepared by the Meridian Fire Department, Police Department, Parks 83616 Department, Sanitary Services Corporation, and ACHD. PH2O8/246.8300 FX 208/246.8320 f• That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community; www.wrgdesign.com D E S I G N I N C. If approved, the Applicant will be financing any improvements required for development. Staff finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community's economic welfare, if the Applicant complies with the conditions outlined in this report. g. That the proposed use will not involve activities or 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, FO smoke, fumes, glare, or odors; and Staff does not use will anticipate the proposed p p p II create excessive noise, smoke, fumes, LAND glare, or odors. Staff finds that the proposed uses will not be detrimental to people, PLANNING property, or the general welfare of the area, if the Applicant complies the with conditions outlined in this report. 19-11 h. That the proposed use will not result in the destruction, loss or damage of a natural, scenic, or historic feature considered to be of major importance. °iE ENGINEERING ) Staff finds that there should not be and/ health, safetyor environmental problems associated with this subdivision that should be brought to the Commission's attention, if the Applicant complies with the conditions outlined in this report. Staff finds that the proposed use will not result in the destruction, loss or damage of any natural, scenic, or I historic feature of major importance. 2. Preliminary Plat Findings: LANDOCAPE ARCNITECTURE 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; Staff finds that the proposed application is in substantial compliance with the adopted LAND Comprehensive Plan. Staff supports the proposed density and proposed plat layout, with SURVEY 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; WATER Staff finds that public services can be made available to accommodate the proposed RE60URCE8 development. Please see Section 8 of the Staff Report above. c. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; If approved, the developer will be installing sewer, water, and utilities for the development at their own cost. Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public 1173 East Winding Creek Drive service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B, Agency Comments and Conditions, for more detail.) Eagle, ID 83616 e. The development will not be detrimental to the public health, safety or general welfare; and PH2O8/246.8300 Fx 208/246.8320 Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether www.wrgdesign.com or not the proposed subdivision may cause health, safety, or environmental problems. 0 D E S I G N I N C. f. The development preserves significant natural, scenic or historic features. Staff is unaware of any natural, scenic, or historic features on this site. Therefore, Staff 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 recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. R� LAND PLANNING OR CIVIL ENGINEERING IF LANDSCAPE ARCHITECTURE 0 LAND SURVEY 0 WATER RE6GURCE6 1173 East Winding Creek Drive Eagle, ID 83616 PH 208/246.8300 FX 208/246.8320 www.wrgdesign.com INTERSTATE 84 ®®� VICINITY MAP PROJECT NO. TCH6223 MEADOW LAKE SUBDIVISION PHASE III BY: 05/29/07 Creak TM E W"V DM E89K ID =18 TeL 20e24e.&3W Fax 2Dezae.e32D Y. RPH TOUCHMARK OF THE TREASURE VALLEY, LLC SCALE: 1" = 400' CITY OF MERIDIAN, IDAHO CW9=C:T kin %/ln kAA. .1w. ivinr I