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HomeMy WebLinkAboutDevlin Place - Preliminary Plat (3)February 16, 2001 MERIDIAN CITY COUNCIL MEETING February 20, 2001 APPLICANT J -U -B Engineers ITEM NO. 3-F REQUEST Findings - PP approval of 16 buidling lots and 4 other lots on 5.17 acres in a proposed R-4 zone for proposed Devlin Place No. 2 - south of Devlin Place btw Sunburst Sub and Sunnybrook Farms AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: SANITARY SERVICE COMPANY CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: BUREAU OF RECLAMATION: OTHER: Contacted: Date: COMMENTS See attached Findings / Conclusions Phone: Materials presented at public meetings shall become property of the City of Meridian. interoffice MEMORANDUM To: William G. Berg, Jr. From: Wm. F. Nichol 1(i Subject: Devlin Place Subdivision No. 2 By: JUB ENGINEERS, Applicant, and DAN WOOD, Developer File: PP -00-025 Date: February 13, 2001 Will: Please find attached the original of the FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT, pursuant to action of the Council at their February 6, 2001 meeting. The Findings will be on the Council's agenda for February 20, 2001 meeting. Please serve conformed copies of the Findings upon the Applicant and the Planning and Zoning Department, Public Works and the City Attorney office, if Council approves the Findings. If you have any questions arise please advise. Z:\Worlc\M\Meridian\Meridian 15360M\Devlin Place 2 RZO08 PP025\BergPP021301.Mem BEFORE THE CITY COUNCIL OF THE CITY OF.MERIDIAN IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR DEVLIN PLACE SUBDIVISION NO. 2 BY: DAN WOOD, OWNER, JUB ENGINEERS, APPLICANT. 02-06-01 Case No. PP -00-025 FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT The above entitled matter coming on regularly for public hearing before the City Council on February 6, 2001, and Shari Stiles, Planning and Zoning Administrator, appeared and testified, and appearing on behalf of the Applicant was Daren Fluke, JUB Engineers, and no one appeared in opposition, and the City Council having received a report from Bruce Freckleton, Engineering Technician III, and Steve Siddoway, Planner, and the City Council having received as part of the record of this matter the recommendation to City Council of the Planning and Zoning Commission and the applicant having submitted the "Preliminary Engineering Conceptual Plan, DEVLIN PLACE SUBDIVISION NO. 2, Preliminary Plat located in the SW 1/4, Section 2, T. 3N., R. 1W, B.M., Meridian, Ada County, FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT DAN WOOD, OWNER JUB ENGINEERS, APPLICANT / FOR DEVLIN PLACE SUB. NO. 2 / (PP -00-025) I Idaho, Drawn By: JPM, Design By: MLV, Checked By: GAL, Project No. 11687, Sheet 1 of 2, handwritten date of: 9-19-00, PRELIMINARY PLANS NOT FOR CONSTRUCTION, JUB ENGINEERS, INC., Engineers, for DEVLIN PLACE SUBDIVISION NO. 2," submitted for preliminary plat approval and which preliminary plat for approval application is herein received and adjudged by the City Council pursuant to Meridian City Code § 12-3-3. Therefore the City Council makes the following findings: FINDINGS OF FACT 1. That the proposed development is in conformance with the Comprehensive Plan by reason of the fact that it lies within the existing Urban Area as defined in the Meridian Comprehensive Plan Generalized Land Use Map, Infrastructure Planning Analysis Comprehensive Plan and Map, adopted December 21, 1993, and the property is presently zoned Low Density Residential District (R- 4), and requires connection to the Municipal Water and Sewer System. [Meridian City Code § 11-7-2 C.] 2. The preliminary plat is in conformance with the Comprehensive Plan City of Meridian adopted December 21, 1993, Ordinance No. 629. 3. It is determined that Urban Services can be made available to accommodate the proposed development if the plat complies with the requirements FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT DAN WOOD, OWNER JUB ENGINEERS, APPLICANT / FOR DEVLIN PLACE SUB. NO. 2 / (PP -00-025) 2 and conditions hereinafter set forth as conditions of preliminary plat approval. 4. The proposed development is a continuity of the proposed development within the City's Capital Improvement Program and if the conditions which are requested by the Planning and Zoning Administrator and the Assistant City Engineer and as proposed by the developer as stated on the preliminary plat there will be public financial capability of supporting services for the proposed development. 5. The development if built in accordance with the conditions and as proposed, will not create health, safety or environmental problems and there have been no specifics of any such concerns brought to the Council's attention. 6. It is found that the Recommendation To City Council of the Planning and Zoning Commission is reasonable and appropriate for the conditions of approval of the preliminary plat as hereinafter set forth. 7. The applicant has submitted for consideration of this approval drawing of the preliminary plat herein designated as: "Preliminary Engineering Conceptual Plan, DEVLIN PLACE SUBDIVISION NO. 2, Preliminary Plat located in the SW 1/4, Section 2, T. 3N., R. 1W, B.M., Meridian, Ada County, Idaho, Drawn By: JPM, Design By: MLV, Checked By: GAL, Project No. 11687, Sheet I of 2, handwritten date of: 9-19-00, PRELIMINARY PLANS NOT FOR CONSTRUCTION, JUB ENGINEERS, INC., Engineers, for DEVLIN PLACE SUBDIVISION NO. 2". FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT DAN WOOD, OWNER JUB ENGINEERS, APPLICANT / FOR DEVLIN PLACE SUB. NO. 2 / (PP -00-025) - 3 DECISION AND ORDER Pursuant to the City Council's authority as provided in Meridian City Code § 12-3-5 and based upon the above and foregoing Findings of Fact which are herein adopted: IT IS HEREBY ORDERED AND THIS DOES ORDER 1. The Preliminary Plat of the applicant as evidenced by "Preliminary Engineering Conceptual Plan, DEVLIN PLACE SUBDIVISION NO. 2, Preliminary Plat located in the SW 1/4, Section 2, T. 3N., R. 1W, B.M., Meridian, Ada County, Idaho, Drawn By: JPM, Design By: MLV, Checked By: GAL, Project No. 11687, Sheet 1 of 2, handwritten date of: 9-19-00, PRELIMINARY PLANS NOT FOR CONSTRUCTION, JUB ENGINEERS, INC., Engineers, for DEVLIN PLACE SUBDIVISION NO. 2", is hereby conditionally approved; and 2. The conditions of approval are as follows to -wit: Adopt the Planning and Zoning Administrator and Assistant City Engineer Recommendations as follows: 2.1 The main issue with the plat is that it does not include the entire 8 -acre parcel, and the City does not recognize the lot split done by D.W., Inc. During the pre -application meeting, staff recommended that the plat include the entire 8 +/- acres. The plat submitted includes only the 5.17 acres purchased by D.W., Inc. from D.D. &. F. Since the split was never done as part of a legal subdivision process, staff continues to recommend that the plat be modified to include the remnant parcel owned by D.D. & F. If, however, the Commission and Council opt to allow this plat to proceed as currently proposed, the remnant parcel will be required to do FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT DAN WOOD, OWNER JUB ENGINEERS, APPLICANT/ FOR DEVLIN PLACE SUB. NO. 2 / (PP -00-025) - 4 a one -lot subdivision to clean up the public record. 2.2 Applicant shall submit a letter from the Ada County Street Name Committee, approving the subdivision and street names, with the final plat. 2.3 Applicant shall coordinate fire hydrant placement with the City of Meridian Public Works Department. 2.4 Sanitary sewer service to this site will be via extensions from existing mains installed in adjacent developments. Conceptual engineering plans submitted with the preliminary plat indicate sewer mains with less than minimum slopes and cover. Sanitary sewer service to Lot 12, Block 1 is questionable from the system being proposed. Subdivision designer shall coordinate main sizing and routing with the Public Works Department. 2.5 Water service to this site will be via extensions from existing mains installed in adjacent developments. Applicant will be responsible to construct the water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. 2.6 Underground year-round pressurized irrigation shall be provided to all common landscape areas on the site. 2.7 Applicant has indicated that the pressurized irrigation system within this development is to be an extension of existing system in Devlin Place Subdivision, which is owned and maintained by the Nampa &. Meridian Irrigation District. The existing system in Devlin has a single point connection to the City's domestic water system as a secondary source of water, and therefor the developer shall be responsible for the payment of water assessments for the common areas prior to signature on the final plat by the Meridian City Engineer. 2.8 The subject parcel shown currently on the plat has no street frontage, so no street buffers would be required. However, if the remnant parcel is incorporated into the plat, a 35 -foot wide landscape buffer would be FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT DAN WOOD, OWNER JUB ENGINEERS, APPLICANT / FOR DEVLIN PLACE SUB. NO. 2 / (PP -00-025) 5 required along Cherry Lane. The Comprehensive Plan designates Fairview Avenue as an entryway corridor. The landscape buffer shall be placed within a permanent landscape easement beyond the future right- of-way and designated as such on the plat. 2.9 5% common open space is required per City Ordinance 12-13-16. For the proposed 5.17 -acre subdivision, a minimum of 11,000 s.f. of open space is required. The storm drainage pond, Lot 13, Block 1 (approximately 8900 s.f.), can count toward the open space if it is designed in accordance with Ordinance 12-13-14. Lot 5, Block 5 can also count if a micropath is developed over the sewer easement in accordance with Ordinance 12-13-15. The'landscape lot on Lot 20, Block 2, may also count as open space, because it is not a required street buffer, if it is planted with grass and trees for beautification of the subdivision. The applicant shall verify how they intend to comply with this requirement, and the actual area provided. 2.10 A detailed landscape plan shall be submitted for review and approval with the Final Plat application, in conformance with City Ordinance 12- 13. A letter of credit or cash surety will be required for the improvements prior to City signature on the Final Plat. 2.11 Any existing irrigation/drainage ditches crossing the property to be included in this project shall be tiled per City Ordinance. The ditches to be piped should be shown on the site plans. Plans shall be approved by the appropriate irrigation/drainage district, with written confirmation of said approval submitted to the Public Works Department. No variances have been requested for tiling of any ditches crossing this project. 2.12 Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance. Wells may be used for non-domestic purposes such as landscape irrigation. 2.13 Applicant shall provide five -foot -wide sidewalks in accordance with City Ordinance (Ord. 12-5-2.K). 2.14 All construction shall conform to the requirements of the Americans FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT DAN WOOD, OWNER JUB ENGINEERS, APPLICANT/ FOR DEVLIN PLACE SUB. NO. 2 / (PP -00-025) �' with Disabilities Act. The Planning and Zoning Commission further recommend: 2.15 Lot 13 and Lot 5 and the micropath shall be landscaped to the extent possible in compliance with City ordinance. Adopt the Central District Health Department's Recommendations as follows: 2.16 The Applicant's central sewage and central water plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality. 2.17 Run-off is not to create a mosquito breeding problem. 2.18 Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 2.19 The Engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. Adopt the Recommendation of the Meridian Fire Department as follows: 2.20 All roads will be installed before building is started with appropriate street name signs. Adopt the Recommendations of the Ada County Highway District as follows: 2.21 Applicant shall extend Gemstone Drive into the site at the east property line between Lot 9, Block 1 and Lot 1 Block 5, as proposed, and connect it to Gemstone Drive at the west property line between Lot 13, Block 1 and Lot 13, Block 5. 2.22 Applicant shall extend Higan street into the site at the north property line as proposed to connect to the proposed Gemstone Drive. Applicant FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT DAN WOOD, OWNER JUB ENGINEERS, APPLICANT / FOR DEVLIN PLACE SUB. NO. 2 / (PP -00-025) shall construct Higan Street as a 29 -foot street section as proposed, within 42 -feet of right-of-way with parking prohibited on one side. Parking shall be restricted on one side of the roadway. A signage plan shall be submitted for review and approval by Planning and Development staff. 2.23 Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this shall be required on the final plat. 2.24 The applicant shall be required to construct all public roads within the subdivision as 36 -foot street sections with curb, gutter, and 5- foot wide concrete sidewalks within 50 -feet of right-of-way. 2.25 Applicant shall construct the turnaround to provide a minimum turning radius of 45 -feet. 2.26 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Additionally, adopt the action of the City Council from their meeting held on February 6, 2 00 1, with the following exceptions to Staff comments dated December 7, 2000, at 10 and 11 on page 3, the comments shall be revised to delete in 10. Lot 5 to Lot 4 and Lot 6, and in 11. to delete 5% and to add the following language to read as follows: 10. That a 20 -foot micropath be required between the west line of Lot 4 and the east line of Lot 6, Block 5, with a fence height restriction of a maximum of 4 feet. 11. 11,000 square feet common open space is required. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT DAN WOOD, OWNER JUB ENGINEERS, APPLICANT / FOR DEVLIN PLACE SUB. NO. 2 / (PP -00-025) 8 By action of the City Council at its regular meeting held on the &A day of 2001. By: R E D. CORRIE Mayor, City of Meridian Copy served upon Applicant, the Planning and Zoning Department, Public Works Department and City Attorney. r� Dated: City Clerk 2-Zo-0/: msg/ZAWork\M\Meridian\Meridian 15360M\Devlin Place 2 RZO08 PP025\F£C1sOrdPP.doc X'S a -.1ft f° SEAL Ito 1W00y FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT DAN WOOD, OWNER JUB ENGINEERS, APPLICANT / FOR DEVLIN PLACE SUB. NO. 2 / (PP -00-025) - 9 MAYOR Robert D. Corrie CITY COUNCIL MEMBERS Ron Anderson Keith Bird Tammy deWeerd Cherie McCandless February 7, 2001 HUB OF TREASURE VALLEY A Good Place to Live CITY OF MERIDIAN Dan Wood D. W., Inc. 13141 W. Bluebonnet Ct. Boise, ID 83713 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433 - Fax (208) 887-4813 City Clerk Office Fax (208) 888-4218 RE: Preliminary Plat approval for Devlin Place Subdivision No. 2 Dear Mr. Wood: LEGAL DEPARTMENT (208) 288-2499 - Fax 288.2501 PUBLIC WORKS BUILDING DEPARTMENT (208)887-2211• Fax 887-1297 PLANNING AND ZONING DEPARTMENT (208) 884-5533 - Fax 888-6854 This letter is to confirm that the City of Meridian's City Council approved the Preliminary Plat application for the subject property at their 2/6/01 meeting. Per Ordinance Section 12-3-6-A, the Council approval of the Preliminary Development Plan shall become null and void if the applicant fails to submit the Final Development Plan within one (1) year of Council approval of the Preliminary Development Plan. Upon written request to the Council and filed by the applicant prior to the termination of the said one (1) year period as stated in Section 12-3-6-B of this Ordinance, the Council may authorize a single extension of the approval of the Preliminary Development Plan for a period not to exceed one (1) year from the end of the said one (1) year period. The fee for an extension request is $100.00. In the event that the development of the preliminary plat is made in successive contiguous segments in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of one (1) year, may be considered for final approval without resubmission for preliminary plat approval. Sincerely, CITY OF MERIDIAN Shari Stiles Planning Director / Zoning Administrator cc: Daren Fluke, J -U -B Engineers, Inc. --01 CL - Item 12. Public Hearing: PP 00-025 Request for Preliminary plat approval for 16 building lots and 4 other lots on 5.17 acres in a proposed R-4 zone by J -U -B Engineers for proposed Devlin Place No. 2 — south of Devlin Place between Sunburst Subdivision and Sunnybrook Farms: Corrie: Item No. 12 is a Public Hearing on a request for a Preliminary Plat approval for sixteen building lots and 4 other lots on 5.17 acres in the proposed R-4 zone by J-U=B Engineers for the proposed Devlin Place No. 2. At this time, I'll open this Public Hearing with Staff comments first. Stile: Mr. Mayor and Members of Council this is for the planned, Preliminary Plat plan for Devlin Place No. 2. We would recommend approval with Staff and Agency conditions. But I believe we'd need to wait until that rezone was done and the development agreement was amended, prior to acting on the plat? Is that correct? Nichols: Mr. Mayor and Members of Council, in response to Shari's comment, we can hold off on the Final Plat, I think, until all those things were done. So, go ahead and approve the Preliminary Plat, if you choose to do so. There are quite a number of hoops that have got to be jumped through, with regard to the existing CUP, the existing development agreement, some of those items. They wouldn't be able to sell the lots until the Final Plat was recorded, so that's a substantial incentive to get it all done. Corrie: Okay, representative of J -U -B. Fluke: Thank you, Mr. Mayor. Daren Fluke, again, with J -U -B. You can see this pretty well fits in with the character of the surrounding neighborhood. These are about eight thousand square foot lots, more or less. And it's just basically what you've got around it. We do tie in with three existing stub streets. This does work better, we think, for the neighbors than what was previously approved. With regard to the existing development agreement and Conditional Use, we're in agreement that the other property owner needs to do something, although I don't necessarily agree that that needs to hold up this plat. They entered into agreement with you, to develop this property in a particular way, and if they never come and ask to do that, there's really no reason to hold up this project. We will be entering into our own agreement with the City, on this portion of the site, and clearly, their development could not be approved, by this body, because they don't have, what they promised the City they would have when they were to develop it. The City's bases will be covered. We'll do everything we customarily do, with a subdivision. I just ask that you not hold us hostage to what DD&F do or do not do, with their piece of property, when they come in to develop it. They'll have to go through all the customary hoops that they'd have to go through. But, there's no reason to hold us up, while they go through that. If you like, I'll add — *** end of side 3 *** Fluke: — I just point out for the record, as I did for the Planning and Zoning Commission, this application was submitted prior to the City's adoption of the Landscape Ordinance. We're certainly not opposed to complying with the ordinance, however, we are pushing that five percent number pretty close. This lot, right here, will be our drainage lot. That contains almost nine thousand square feet, eighty-nine hundred. Then we have this sewer easement in path right here, that we could count. That's about another two thousand square feet. So that gets up to about eleven hundred. We're not opposed to putting that in grass, right there, if the Irrigation District will allow it. What we have there now is a ditch that we are piping. That paperwork has been submitted to the Irrigation District, because we'd like to — we only have a month, or so, to get that done, before they won't let us begin construction. So, we're working through the permitting process on that right now. They want clear and unfettered access to their easement, which will be about twenty feet along here, so they can drive on that. But right here it's not a problem, because they can be on the road. We anticipate that they'll let us grass that little sliver there, and that would get us awfully close to the five percent number. So, we're not opposed to it, I just want to point out that I don't believe that we're subject to that ordinance, because we were in before it was submitted. We'll do everything that we can to comply with the spirit of that. If not, the exact letter of the law. Bird: If you get eleven hundred square feet, you're pretty — Fluke: Yes, we're — Bird: You're pretty close to your five percent on, basically, two hundred and thirty thousand square feet. Fluke: Exactly. We come within a couple hundred square feet. I just don't want my client — or I don't want condition of approval on their saying that we have to have exactly five thousand square feet, because... I'm sorry? Bird: Five percent. Fluke: Five percent. Because we'll be pushing it and I'd really hate for that to hold this up, when really, the ordinance doesn't really apply to us. Corrie: Council, question? De Weerd: Mr. Mayor? I guess I would have question of Council. From your earlier comments it sounds like you'd advise us not to act on this until the rezone is done. Nichols: Councilwoman de Weerd, Mayor, Members of Council, that's not what I'm saying. What I'm saying is you can go ahead and conditionally approve this. You approved the rezone, I have to prepare the documents for that. The Preliminary Plat could be approved, subject to — before they can come in and record Final Plat or have Final Plat approval, there's certain things that need to be done. I would disagree with Mr. Fluke, on the issue of what we can require, because, when this parcel was bought from DD&F, it constituted an illegal lot split inside the City of Meridian. For that reason, we can require this and we are. So, I would say you have the power to do it and they're willing to do it, and they can work with their seller, to get their seller's consent, if that's what's required, or the seller's going to be in some sort of default or fraud or something that way. I don't see it as a major problem, but we certainly have the power to do so. Splitting off this parcel constituted an illegal lot split. Fluke: Can I respond? Corrie: Still a Public Hearing. Fluke: Thank you. Just for clarification sake, I was not trying to state that you did not have the power to do that. I think you certainly have the power to condition it, just about anyway that you see fit, so long that it benefits the public interest. What I was saying is — what I was trying to say that there's really no benefit to holding this project up until you get DD&F to jump through a bunch of hoops. We will do everything that we have to do to build this subdivision. If they want to come in and build their assisted living facility tomorrow, they've immediately got problems with the City, because, all of the sudden they don't have the parcel that they agreed to develop. They've got to amend their development agreement at that time. I guess, the point is, who cares? There's just really no reason to hold this project up. When they come in and want to do something with that, yes, they have to amend the agreement. But there is nothing that should preclude us from going forward because we'll be entering into our own agreement with the City. Maybe it's just a matter of semantics. I certainly think you have that ability, I just don't know what purpose it would serve. Corrie: Okay. Anyone else from the Public? Bird: Mr. Mayor. Mr. Nichols would like to ask — Nichols: Mr. Mayor and Members of Council, if there is no one else to testify on this, I do have a question of Shari. Where this sewer easement is, I don't see a recommendation here, with regard to the fence height along — what height fences? I can't recall now, whether or not that's covered in the Landscape Ordinance or not, where it would be along a pathway there. Should there be some sort of fence height restriction — no more than four feet along that micro path. Stiles: Yes. Yes there should. To be consistent with what we've done in other cases where there is a pathway involved, we ask for a maximum of four feet high, so it's non -site obscuring. And also that there be a deed restriction placed on those adjacent lots that they may not build a six foot high site -obscuring fence. Nichols: Mr. Mayor. I think the applicant needs to respond to that, because I'm not sure it was in any of the discussions, as to what their position would be. Fluke: It's not a problem for us. Corrie: Anyone else from the public who would like to testify. Any comments from Staff or questions. Bird: I have none. Corrie: I'll entertain a motion to close the Public Hearing on Item No. 12. Bird: So Moved. De Weerd: Second. Corrie: Motion made and seconded to close the Public Hearing of request of Preliminary Plat of Devlin Place No. 2 Any further discussion? Hearing none, all those in favor of the motion say aye. MOTION CARRIED: ALL AYES Corrie: Council, any discussion? Bird: I have none. Corrie: Hearing none, I'll entertain a motion on the request for the Preliminary Plat. Bird: I move that we have the Attorney to draw up the Findings of Facts and Conclusions of Law Decision of Order in favor of the request for the Preliminary Plat approval for sixteen building lots, and four other lots on Quiet Point, seventeen acres in a proposed R-4 zone by J -U -B Engineers for proposed Devlin Place No. 2, with Staff comments, and also on the five percent, if they can get around the eleven thousand square feet, or eleven hundred square feet, I mean, that they'd be sufficient at this time. Anderson: Second. Corrie: Okay. Motion has been made and seconded. De Weerd: Eleven hundred? Bird: Eleven thousand, I'm sorry. I was really giving it to them nice. Eleven thousand. Corrie: That was going to be my discussion. Bird: Yes, eleven thousand, instead of eleven hundred. Corrie: Okay, any further discussion? De Weerd: Mr. Mayor. Also the addition that Mr. Nichols had pointed out? Bird. The fence? De Weerd: On the fence? Bird: Yes, that was part of it. Corrie: By the Staff comments? Bird. Staff comments. Corrie: Okay, any other discussion? Okay, motion is to have the Attorney to prepare Findings of Facts and Conclusions of Law in favor and to include the Staff comments and the five -percent landscaping discussed in the motion. Further comments. Bird: I have none. Corrie: Those in favor of the motion say aye. MOTION CARRIED: ALL AYES Item 11. Public Hearing: RZ 00-008 Request for rezone of 5.17 acres from L -O to R-4 by J -U -B Engineers for proposed Devlin Place No. 2 — south of Devlin Place between Sunburst Subdivision and Sunnybrook Farms. Corrie: This is a request for a re -zone of 5.17 acres from L -O to R-4 by J -U -B Engineers for proposed Devlin Place No. 2 — south of Devlin Place between Sunburst Subdivision and Sunnybrook Farms. Public L -O if for offices and R-4 is for homes. So, at this time, I'll open the Public Hearing and like Staff comments fi rst. Stiles: Mr. Mayor and Council, this property was previously re -zoned to L -O, and what some of you may remember, was proposed to be developed as an assisted living, nursing home, Alzheimer's care unit, by Prestige Care. The development agreement that was entered into reflects that plan. Also, as part of that rezone, was when they dedicated the acreage to be known as Chateau Park on the northern end of this property. Staff would recommend approval of the rezone to R-4, with Staff and Agency conditions. The development agreement that was entered into will need to be modified as part of that rezone. Corrie: Do you have some questions, Staff? Anderson: I'm just curious, Shari, the way that looks, that field has been empty for years, and they're only developing the back part. Is there some plan for that front piece of property that we know of at this time? Stiles: I know of no plans for it. If they get this rezone done, this will remain an L -O zone. And because they have a significant modification to their original Conditional Use Permit, anything that comes in here, will require a Conditional Use. The next Public Hearing deals with a Preliminary Plat, but this will also need to be platted as a one -lot subdivision, or whatever they proposed to do in the future. There was an issue, when this came in. It was roughly twenty acres, I think, originally owned by Joan Priest and there was an issue with the sewering of this property, particularly the closer you get to Cherry Lane. I think maybe, they can be served from Cherry Lane, for this piece? No? They'll have a lift station? Do you know how they can serve this? (inaudible). But — I don't know what the reason was the Prestige Care didn't follow through with their original plans, but Mr. Woods, wanted to add this as another phase of the Devlin Place Subdivision. Corrie: Any questions? Any testimony? Fluke: Mr. Mayor and Members of Council, thank you. My name is Daren Fluke with J -U -B Engineers, representing the applicant in this matter. We don't have much to say about the rezone. We needed to accommodate the subdivision, so if you wanted to open that up, I'd be happy to talk about that as well. It's clearly a down zone on the property. I don't think you'll see any opposition from our neighbors for that reason. We would anticipate that we would see some opposition, if we did try to develop this as an L -O parcel. That was one of the reasons for going forward with this particular application. As far as the rezone is concerned, I don't have too much to say. I'll just reserve my comments for when we talk about the Preliminary Plat. Corrie: Any comments from the Council members Nichols: Mr. Fluke. Would there be any difficulty getting DD&F, whoever they are, to agree to the revocation of the Conditional Use Permit that had previously been issued. Have you had any discussion with them about that? Fluke: We don't anticipate any problems. They are aware that they will have to modify their agreement with the City. When they sold this property to my client, he did make them aware of the fact. The plan that was approved before, obviously, required this acreage, for what they wanted to do. So, anything that they would do with this front parcel, wouldn't look anything like what was approved previously. We are not aware of what their plans are for the property. Nichols: Thank you. Corrie: Anyone else from the Public like to issue testimony in this request? Gary, refresh my mind a little bit, what was the problem with sewering in this area? Was it -- ? Smith: Mr. Mayor and Members of Council, it's just really shallow. There is a stub sewer that is provided out the south boundary of this property, right there where the arrow is. That's the only way that remaining piece can be sewered. There is no sewer in Cherry Lane. It is very shallow. That's the issue. The ground is low, as you probably remember. It sits quite low. Corrie: Thank you. Any questions of the Council? Hearing no other testimony, I'll enter a motion to close the Public Hearing. Bird: So moved. Anderson: Second. Corrie: Motion made and seconded to close the Public Hearing on the request for rezone, Devlin Place No. 2. All those in favor say aye. Opposed, no. MOTION CARRIED: ALL AYES Corrie: Discussion, Council? Hearing none, I'll entertain a motion, then, on the request for the rezone. Anderson: I would make a motion that we have the City Attorney draw up the Findings of Facts and Conclusions of Law in support of the request for rezone of the L-O to R-4, for J-U-B Engineers for the proposed Devlin Place No.2. Bird: Second. Corrie: A motion has been made and seconded to direct the Attorney to draw up the Findings of Facts and Conclusions of Law in support of the request for rezone of Devlin Place No. 2, Item No. 11. Any further discussion? Hearing none, all those in favor of the motion say aye. MOTION CARRIED: ALL AYES FEB 09 '01 17:35 FR CITY OF MERIDIAN 208 884 4259 TO P—AND—Z February 6, 2001 Matt Schultz J -U -B Engineers, bic, 250 S. Beechwood Ave., Ste. 2-1 Boise, ID 83709-0944 Re: Devlin Place Subdivision No, 7 Dear Matt: P. 01/01 RECEIVED FEB - 9 2001 CITY OF MERIDIAN 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 Phones: Area Code 208 OFFICE: Nampo 466-7861 SHOP; Nampo 466-0663 This letter is in reference to the piping and relocation of the District's' Rutledge Lateral through the above-mentioned proposed project, A new casement must be described and the old easement relinquished. The boxes must be 5 -foot minimum inside and the floor must be one foot below the pipe, The siphon at the proposed street crossing must meet the Ada County Highway District's requirements and a maintenance road is required along the pipeline. Please contact the District's attorney; Bryce Farris at 342-4591 As soon as the above-mentioned changes have been made acid ask that lie prepare a License Agreement to be presented to the District's Board of Directors for final approval, If you have any questions, please feel free to contact me. Sincerely, Bill Henson, Asst, Water Superintendent NAMPA & MERIDIAN IRRIGATION DISTRICT BH: din CU; File IJoard of NreCLarS Secretary -Treasurer Water Superintendent Ride 4 -- L, Gillmore Ringcrl Clark Chartered — B. Farris Sharp & S►nith, Lie„ Irle. — J. Sharp City oweridian Adn Cowity Highway District APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS, 40,000 ** TnTAI PAr P R1 *5k February 1, 2001 PP 00-025 MERIDIAN CITY COUNCIL MEETING February 6, 2001 APPLICANT J -U -B Engineers ITEM NO. 12 REQUEST Preliminary Plat approval of 16 building lots and 4 other lots on 5.17 acres in a proposed R-4 zone for proposed Devlin Place No. 2 south of Devlin Place between Sunburst Subdivision and Sunnybrook Farms AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: SANITARY SERVICE COMPANY CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: BUREAU OF RECLAMATION: OTHER: Contacted: See attached P&Z Item Packet See attached Recommendation Date: Phone: Materials presented at public meetings shall become property of the City of Meridian. WHITE PETERSON WHITE, PETERSON, MORROW, GIGRAY, ROSSMAN, NYE & ROSSMAN, P.A. KEVIN E. DINIUS CHRISTOPHER S. NYE JULIE KLEIN FISCHER PHILIP A. PETERSON WM. F. GR3RAY, III ERIC S. RossMAN BRENT J. JOHNSON TODD A. RossMAN D. SAMUEL JOHNSON DAvm M. SWARTLEY LARRY D. MOORE TERRENCE R. WHTIE*� WILLIAM A. MORROW NICHOLAS D. WOLLEN WILLIAM F. NICHOLS* *Also admitted in OR ** Also admitted in WA To: Staff Applicant ,Affected Property Owner(s) Re: Application Case No. ATTORNSYs AT LAW 200 EAST CARLTON AvE., SOITE 31 POST OFFICE Box1150 MERIDIAN, IDAHO 83680-1150 TEL (208)288-2499 FAX (208) 288*2501 E-MAIL: @WPPMO,COM January 16, 2001 PP -00.025 NAWA OFFICE 5700 E. FRANKLIN RD. SUITE 200 NAMPA, IDAHO 83687-8420 TEL. (208) 466-9272 FAX (208) 4664405 PLEASE REPLY TO MERIDIAN OFFICE RECEIVED JAN 18 2001 CITY OF MERIDIAN FINDINGS AND RECOMMENDATIONS OF PLANNING AND ZONING COMMISSION Staff, Applicant and/or Affected Property Owner(s): Please note that these Findings and Recommendations of the Planning and Zoning Commission shall be presented to the City Council at the public hearing on the above referenced matter by the Planning and Zoning Administrator. Due to the volume of matters which the City Council must decide, and to insure your position is understood and clear, it is im ortant to have a consistent format by which matters are presented at the public hearings befpore the City Council. The City Council strongly recommends: That you take time to carefully review the Findings and Recommendations of the Planning and Zoning Commission, and be ppXed to state your position on this application by addressing the Fgs and Recommendations of the Planning and Zoning Commission; and 2. That you carefully complete (be sure it is legible) the Position Statement if you disagree with the Findings and Recommendations of the PlanYung and Zoning Commission. The Position Statement form for this application is available at the City Clerk's office. It is recommended that you prepare a Position Statement and deliver it to the City Clerk prior to the hearing, if possible. If that is not possible, Please present your Position Statement to the City Council at the hearing, along with eight (8) copies. The copies will be resented to the Mayor, Council, Planning and Zoning Administrator, Public Works and the City Attorney. If you are a part of a group, it is stronglyy recommended that one Position Statement be filled out for the group, which can be signed by the representative for the group. Ve truly yo s, City Attorney's ice lye BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR DEVLIN PLACE NO.2, JUB ENGINEERS, Applicant Case No. PP -00-025 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 5.17 acres in size and is generally located on the north side of Cherry Lane, east of Ten Mile Road in Meridian, Idaho. 2. The owner of record of the subject property is Dan Wood of Boise. 3. The Applicant is JUB Engineers of Boise, Meridian, Idaho. 4. The subject property is currently zoned L -O. However, there is an application before City Council for a Rezone to R-4. The zoning of R-4 is defined within the City of Meridian's Zoning and Development Ordinance Section 11-7-2. 5. The subject property is within the city limits of the City of Meridian. 6. The entire parcel of the property is included within the Meridian Urban Service Planning .Area as the Urban Service Planning Area as defined in the Meridian Comprehensive Plan. 7. The Applicant proposes to develop the subject property in the following manner: 16 residential building lots and 4 common lots. 8. There are no significant or scenic features of major importance that RECOMMENDATION TO CITY COUNCIL - 1 PRELIMINARY PLAT - DEVLIN PLACE NO.2 BY JUB ENGINEERS affect the consideration of this application. RECOMMENDATION 1. The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the preliminary plat as requested by the Applicant for the property described in the application, subject to the following: Adopt the Planning and Zoning Administrator and Assistant City Engineer Recommendations as follows: 1.1 The main issue with the plat is that it does not include the entire 8 -acre parcel, and the City does not recognize the lot split done by D.W., Inc. During the pre -application meeting, staff recommended that the plat include the entire 8 +/- acres. The plat submitted includes only the 5.17 acres purchased by D.W., Inc. from D.D. &. F. Since the split was never done as part of a legal subdivision process, staff continues to recommend that the plat be modified to include the remnant parcel owned by D.D. &. F. If, however, the Commission and Council opt to allow this plat to proceed as currently proposed, the remnant parcel will be required to do a one -lot subdivision to clean up the public record. 1.2 Applicant shall submit a letter from the Ada County Street Name Committee, approving the subdivision and street names, with the final plat. 1.3 Applicant shall coordinate fire hydrant placement with the City of Meridian Public Works Department. 1.4 Sanitary sewer service to this site will be via extensions from existing mains installed in adjacent developments. Conceptual engineering plans submitted with the preliminary plat indicate sewer mains with less than minimum slopes and cover. Sanitary sewer service to Lot 12, Block I is questionable from the system being proposed. Subdivision designer shall coordinate main sizing and routing with the Public Works Department. RECOMMENDATION TO CITY COUNCIL - 2 PRELIMINARY PLAT - DEVLIN PLACE NO.2 BY JUB ENGINEERS 1.5 Water service to this site will be via extensions from existing mains installed in adjacent developments. Applicant will be responsible to construct the water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. 1.6 Underground year-round pressurized irrigation shall be provided to all common landscape areas on the site. 1.7 Applicant has indicated that the pressurized irrigation system within this development is to be an extension of existing system in Devlin Place Subdivision, which is owned and maintained by the Nampa & Meridian Irrigation District. The existing system in Devlin has a single point connection to the City's domestic water system as a secondary source of water, and therefor the developer shall be responsible for the payment of water assessments for the common areas prior to signature on the final plat by the Meridian City Engineer. 1.8 The subject parcel shown currently on the plat has no street frontage, so no street buffers would be required. However, if the remnant parcel is incorporated into the plat, a 35 -foot wide landscape buffer would be required along Cherry Lane. The Comprehensive Plan designates Fairview Avenue as an entryway corridor. The landscape buffer shall be placed within a permanent landscape easement beyond the future right- of-way and designated as such on the plat. 1.9 Applicant shall install a micropath on Lot 5, Block 5, which is currently shown as a 20 -foot sewer easement. The micropath would allow residents of the subdivision to access Cherry Lane without being forced to go around through the adjacent subdivisions. 1.10 5% common open space is required per City Ordinance 12-13-16. For the proposed 5.17 -acre subdivision, a minimum of 11,260 s.f. of open space is required. The storm drainage pond, Lot 13, Block 1 (approximately 8900 s.f.), can count toward the open space if it is designed in accordance with Ordinance 12-13-14. Lot 5, Block 5 can also count if a micropath is developed over the sewer easement in accordance with Ordinance 12-13-15. The landscape lot on Lot 20, Block 2, may also count as open space, because it is not a required street buffer, if it is planted with grass and trees for beautification of the subdivision. The applicant shall verify how they intend to comply with RECOMMENDATION TO CITY COUNCIL - 3 PRELIMINARY PLAT - DEVLIN PLACE NO.2 BY JUB ENGINEERS this requirement, and the actual area provided. 1.11 A detailed landscape plan shall be submitted for review and approval with the Final Plat application, in conformance with City Ordinance 12- 13. A letter of credit or cash surety will be required for the improvements prior to City signature on the Final Plat. 1.12 Any existing irrigation/drainage ditches crossing the property to be included in this project shall be tiled per City Ordinance. The ditches to be piped should be shown on the site plans. Plans shall be approved by the appropriate irrigation/drainage district, with written confirmation of said approval submitted to the Public Works Department. No variances have been requested for tiling of any ditches crossing this project. 1.13 Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance. Wells may be used for non-domestic purposes such as landscape irrigation. 1.14 Applicant shall provide five -foot -wide sidewalks in accordance with City Ordinance (Ord. 12-5-2.IC). 1.15 All construction shall conform to the requirements of the Americans with Disabilities Act. The Planning and Zoning Commission further recommend: 1.16 Lot 13 and Lot 5 and the micropath shall be landscaped to the extent possible in compliance with City ordinance. Adopt the Central District Health Department's Recommendations as follows: 1.17 The Applicant's central sewage and central water plans must be submitted to and approved by the Idaho Department of Health SL Welfare, Division of Environmental Quality. 1.18 Run-off is not to create a mosquito breeding problem. 1.19 Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. RECOMMENDATION TO CITY COUNCIL - 4 PRELIMINARY PLAT - DEVLIN PLACE NO.2 BY JUB ENGINEERS 1.20 The Engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. Adopt the Recommendation of the Meridian Fire Department as follows: 1.21 All roads will be installed before building is started with appropriate street name signs. Adopt the Recommendations of the Ada County Highway District as follows: 1.22 Applicant shall extend Gemstone Drive into the site at the east property line between Lot 9, Block 1 and Lot 1 Block 5, as proposed, and connect it to Gemstone Drive at the west property line between Lot 13, Block 1 and Lot 13, Block 5. 1.23 Applicant shall extend Higan street into the site at the north property line as proposed to connect to the proposed Gemstone Drive. Applicant shall construct Higan Street as a 29 -foot street section as proposed, within 42 -feet of right-of-way with parking prohibited on one side. Parking shall be restricted on one side of the roadway. A signage plan shall be submitted for review and approval by Planning and Development staff. 1.24 Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this shall be required on the final plat. 1.25 The applicant shall be required to construct all public roads within the subdivision as 36 -foot street sections with curb, gutter, and 5- foot wide concrete sidewalks within 50 -feet of right-of-way. 1.26 Applicant shall construct the turnaround to provide a minimum turning radius of 45 -feet. 1.27 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Z.\Work\M\Meridian\Mexidian 15360M\Recommendations\PP025Devlin.wpd RECOMMENDATION TO CITY COUNCIL - 5 PRELIMINARY PLAT - DEVLIN PLACE NO.2 BY JUB ENGINEERS January 2, 2001 MERIDIAN PLANNING & ZONING MEETING January 4, 2001 APPLICANT JUB Engineers ITEM NO. $ REQUEST Preliminary Plat approval of 16 building lots and 4 other lots on 5.17 acres in a Proposed R-4 zone for proposed Devlin Place No. 2 Between Sunburst Subivision and Sunnybrook Farms AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: SANITARY SERVICE, INC: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: See attached comments See attached comments Public safety concerns No parking of vehicles, equipment or trailers in cul-de-sac No remarks No comment No comment See attached comments ADA COUNTY HIGHWAY DISTRICT: See attached Comments CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: IDAHO POWER: US WEST: See attached comments INTERMOUNTAIN GAS: OTHER: See Attached subdivision evaluation Contacted: Q � (Ut/ e Date: _ t1112 Phone: `�j (� �" -7 -� 31) Materials presented at public meetings shall become property of the City of Meridian. { HUB OFTREASURE VALLEY � MAYOR A Good Place to Lave LEGAL DEPARTMENT Robert D. Corrie CITY OF WMIAN (208) 288-2499 • Fax 288-2501 CITY COUNCIL MEMBERS PUBLIC WORKS 33 EAST IDAHO BUILDING DEPARTMENT Ron Anderson (L08) 887-2211 •Fax 887-1297 Keith Bird MERIDIAN, IDAHO 83642 Tammy deWeerd (208) 8884433 • FAX (208) 887-4813 PLANNING AND ZONING City Clerk Office Fax (208) 888-4218 DEPARTMENr Cherie McCandless (208) 884-5533 • FAX 888-6854 MEMORANDUM: Dec 7, 2000 To: Planning & Zoning Commission/Mayor & City Council O� ee From: Bruce Freckleton, Senior Engineering TechnicianG � - . 8 Steve Siddoway, Planner ! -- 'tt, Z�00 Re: DEVLIN PLACE SUBDIVISION NO.2 Ier� Ofc� e - Request for Rezone of 5.17 Acres from L -O to R-4 by JUB Engineers/D. W., Inc. (File RZ-00-008) - Preliminary Plat of 16 building lots and 4 common lots on 5.17 Acres by JUB Engineers/D. W., Inc. (File PP -00-025) We have reviewed this submittal and offer the following comments, as conditions of the applicant. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATIONS SUMMARY The subject property has a prior Conditional Use Permit (CUP) and a Development Agreement (DA) that affect this application. The 5.17 acres involved in this application is an illegal lot split of a larger 8 -acre parcel, originally owned by D.D. & F. In 1997, a rezone application (R-4 to L -O) and a CUP (for a 44 -unit assisted living facility, 16 -unit Alzheimer wing, 10 garden apartments, and a 106 -suite retirement complex) was submitted for the entire 8 acres. A condition of the rezone was for the owner to enter into a DA with the City of Meridian, which was recorded in April, 1998. If this application is approved, the existing DA will have to be modified and the existing CUP will have to be revoked, because both require an assisted living facility and senior housing to be built on the subject property. LOCATION The property is generally located on the north side of Cherry Lane, east of Ten Mile Road. It is designated as Existing Urban in the Comprehensive Plan. SURROUNDING PROPERTIES North — Devlin Place Subdivision, zoned R-4, South — The remnant 2.69 -acre parcel, owned by D.D. & F. is immediately south of the subject parcel. Haven Cove Subdivision, zoned R-4, is across Cherry Lane from the site. RZ00.008, PP -00.025 Devlin Plan N2.RZPP.doc �^ 71 Mayor, Council and 1,z December 7, 2000 Page 2 East — Sunnybrook Farms Subdivision, zoned R-4. West — Sunburst Subdivision, zoned R-4. REZONE COMMENTS (File RZ-00-008) 1. The legal description submitted in the application appears to meet the requirements of the City of Meridian and State Tax Commission. 2. The subject lot can be adequately served by public facilities and the proposed uses will allow for orderly expansion of the city limits, as this is an infill parcel. 3. The existing Development Agreement, Instrument No. 98031450, must be modified as a condition of rezone. Specifically, items 2 a --e, page 2, must be modified to reflect the change of land uses. 4. The existing Conditional Use Permit must be revoked by City Council in conformance with Section 11-17-9 of the Meridian City Code. To do this, Council must notify the permit holder (D.D. & F.) of their intention to revoke the permit and provide D.D. & F. with the opportunity to contest the revocation. If D.D. & F. contests the revocation, a public hearing must be held. If D.D. & F. has no objection (the response I would anticipate), Council would direct the City Attorney to prepare findings of fact and conclusions of law to revoke the Conditional Use Permit. PRELIMINARY PLAT COMMENTS (File PP -00-025) 1. The main issue with the plat is that it does not include the entire 8 -acre parcel, and the City does not recognize the lot split done by D.W., Inc. During the pre -application meeting, staff recommended that the plat include the entire 8 +/- acres. The plat submitted includes only the 5.17 acres purchased by D.W., Inc. from D.D. & F. Since the split was never done as part of a legal subdivision process, staff continues to recommend that the plat be modified to include the remnant parcel owned by D.D. & F. If, however, the Commission and Council opt to allow this plat to proceed as currently proposed, the remnant parcel will be required to do a one -lot subdivision to clean up the public record. 2. Submit letter from the Ada County Street Name Committee, approving the subdivision and street names, with the final plat. Make any corrections necessary to conform. 3. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 4. Assessment fees for water and sewer service are determined during the building plan review process. 5. Sanitary sewer service to this site will be via extensions from existing mains installed in adjacent developments. Conceptual engineering plans submitted with the preliminary plat indicate sewer mains with less than minimum slopes and cover. Sanitary sewer service to RZ-W-M, PP -00 -MS Devlin Place #2RZPP.d. Mayor, Council and 1, _ L December 7, 2000 Page 3 Lot 12, Block 1 is questionable from the system being proposed. Subdivision designer to coordinate main sizing and routing with the Public Works Department. 6. Water service to this site will be via extensions from existing mains installed in adjacent developments. Applicant will be responsible to construct the water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. 7. Underground year-round pressurized irrigation must be provided to all common landscape areas on the site. 8. Applicant has indicated that the pressurized irrigation system within this development is to be an extension of existing system in Devlin Place Subdivision, which is owned and maintained by the Nampa & Meridian Irrigation District. The existing system in Devlin is has a single point connection to the City's domestic water system as a secondary source of water, and therefor the developer shall be responsible for the payment of water assessments for the common areas prior to signature on the final plat by the Meridian City Engineer, 9. The subject parcel shown currently on the plat has no street frontage, so no street buffers would be required. However, if the remnant parcel is incorporated into the plat, a 35 -foot wide landscape buffer would be required along Cherry Lane. The Comprehensive Plan designates Fairview Avenue as an entryway corridor. The landscape buffer shall be placed within a permanent landscape easement beyond the future right-of-way and designated as such on the plat. 10. Staff recommends that a micropath be required on Lot 5, Block 5, which is currently shown as a 20 -foot sewer easement. The micropath would allow residents of the subdivision to access Cherry Lane without being forced to go around through the adjacent subdivisions. 11.5% common open space is required per City Ordinance 12-13-16. For the proposed 5.17 - acre subdivision, a minimum of 11,260 s.f of open space is required. The storm drainage pond, Lot 13, Block 1 (approximately 8900 s.f.), can count toward the open space if it is designed in accordance with Ordinance 12-13-14. Lot 5, Block 5 can also count if a micropath is developed over the sewer easement in accordance with Ordinance 12-13-15. The landscape lot on Lot 20, Block 2, may also count as open space, because it is not a required street buffer, if it is planted with grass and trees for beautification of the subdivision. The applicant should verify how they intend to comply with this requirement, and the actual area provided. 12. No landscape plan was submitted with the application. A detailed landscape plan shall be submitted for review and approval with the Final Plat application, in conformance with City Ordinance 12-13. A letter of credit or cash surety will be required for the improvements prior to City signature on the Final Plat. RZ-00-008, PP -00-025 Devlin Place 42.RZPP.dw Mayor, Council and P. December 7, 2000 Page 4 GENERAL REQUIREMENTS (Both Applications) 1. Any existing irrigation/drainage ditches crossing the property to be included in this project shall be tiled per City Ordinance. The ditches to be piped should be shown on the site plans. Plans will need to be approved by the appropriate irrigation/drainage district, with written confirmation of said approval submitted to the Public Works Department. No variances have been requested for tiling of any ditches crossing this project. 2. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance. Wells may be used for non- domestic purposes such as landscape irrigation. 3. Provide five -foot -wide sidewalks in accordance with City Ordinance (Ord. 12-5-2.K). 4. All construction shall conform to the requirements of the Americans with Disabilities Act. RZ-00-00$ PP -00-025 Devlin Place #2.RZPP.duc CO CENTRAL DISTRICT 'HEALTH DEPARTMENT Rezone # Use # CEN. 01AL DISTRICT HEALTH')"-" RTMENT Return to: Environmental Health Division ❑ Boise ❑ Eagle 6m- liminar / Final / Short Plat in— bO--C� S" ❑ Garden City Meridian Kuna ❑ ACZ ❑ Star ❑ 1. We have No Objections to this Proposal. N 0 V 1 4 2000 ❑ 2. We recommend Denial of this Proposal. MY OF MER.I' UNi ❑ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. ❑ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ❑ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: ❑ high seasonal ground water ❑ waste flow characteristics ❑ or bedrock from original grade ❑ other ❑ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. Y. After writte approval from appropriate entities are submitted, we can approve this proposal for: central sewage ❑ community sewage system ❑ community water well ❑ interim sewage A central water ❑ individual sewage Cl individual water 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: ,a,central sewage ❑ community sewage system ❑ community water ❑ sewage dry lines A central water 10. Run-off is not to create a mosquito breeding problem. 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ❑ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ❑ 13. We will require plans be submitted for a plan review for any: ❑ food establishment ❑ swimming pools or spas ❑ child care center ❑ beverage establishment ❑ grocery store 14. fe6T S721/2� u.)AL6/� ZQ ©��,��y.-� �.� Date: 21 _/ F l D6 �i�AlJ Reviewed By: Review Sheet CCENTRAL •• DISTRICT �i'i'HEALTH DEPARTMENT MAIN OFFICE - 707 N, ARMSTRONG PL. • BOISE, ID 83704-0825 - (208) 3755211 - FAX 327.85CC 7o prevent and treat disease and disability; to promote healthy lifestyles; and to protect and promote the health and quality of our environment, STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-treated through a grassy swale prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Stormivater Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, January 1997. Serving Valley, Elmore, Boise, and Ada Counties Ada / Boise County Office Ada -WIC Satellite office Elmore County Office Valley County Office 707 N. Armsrong PI. 1606 Robert St. 520 E. 8th Street N. 703 N. 1st Street Boise, ID 83704 Boise, ID 83705 Mountain Home, ID 83647 P.O. Box 1448 Enviro. Health: 327-7499 Ph. 334-3355 Enviro. Health: 587-9225 McCall, ID. 83638 Family Planning: 327-7400 FAX: 334-3355 Family Health: 587-4407 Ph. 634-7194 Immunizations: 327.7450 WIC: 587-4409 FAX: 634-2174 Senior Nutrition: 327-7460 FAX: 587.3521 WIC: 327.7488 FAX: 327-8500 �.- � Preparing � Q Today's .� Students for Tomorrow's Challenges. moi,; SUPERINTENDENT Christine H. Donnell Joint School District No. 2 911 Meridian Street • Meridian, Idaho 83642 • (208) 888-6701 • Fax (208) 888-6700 November 14, 2000 City of Meridian 33 East Idaho Meridian, Idaho 83642 Dear Councilmen: RKEWED NOV 1 6 2000 CITY OF MERIDIAN Enclosed for your review is general information relative to schools located in the proposed project area. If you have any questions, please contact Wendel Bigham at 888- 6701. Reference: Devlin Place No. 2 Elementary School: Chaparral Elementary School Middle School: Meridian Middle School High School: Eagle High School Comments and/or Recommendations: Chaparral Elementary School is over capacity. The school district is currently busing students from new developments to elementary schools outside Chaparral Elementary School's attendance boundary. Meridian Middle School is at capacity. Eagle High School is over capacity. At this point the school district is dealing with growth by providing portable classrooms. With the passage of the General Obligation Bond on September 19`I' a new high school will soon be under construction. We can predict that these homes, when completed, will house four (4) elementary aged children, four (4) middle school aged children, and five (5) senior high aged students. Sincerely, Wendel Big ham Supervisor of Facilities and Construction NOV 2 7 2000 ADA COUNTY HIGHWAY DISTRICT CITY OF MERIDIAN Planning and Development Division Development Application Report Preliminary Plat — Devlin Place No. 2/MPP-00-025/MRZ-00-008 16 -lots This application has been referred to ACHD by the City of Meridian for review and comment. Devlin Place No. 2 is a 16 -lot residential subdivision on 5.17 -acres. The applicant is requesting a rezone from L -O to R-4. The site is located at the terminus of Gemstone Drive and Higan Street. This development is estimated to generate 160 additional vehicle trips per day based on the Institute of Transportation Engineers Trip Generation manual. The existing zoning could generate up to 440 trips per day. Roads impacted by this development: Gemstone Drive Higan Street ACHD Commission Date — November 29, 2000 - 7:00 p.m. Devlin Place No. 2.cnvn Page 1 I� too y�. • � r � j r 4L)IVL �, \ Z Q PL CE z �o N HIGAN ST C • UN UR T 4E DR w w > • Q 0 J . 0 � 2 z /ref OWN VICINITY MAP DEVLIN PLACE SUBDIVISION NO. 2 1 " = .7nn' Facts and Findings: A. Generallnformation West Ada - Impact Fee Service Area Meridian - Impact Fee Assessment District Gemstone Drive Local street No traffic count available 50 -feet of frontage 50 -feet required right-of-way for its extension Gemstone Drive is improved with a 37 -foot street section with curb, gutter and sidewalk within 50 -feet of right-of-way. Higan Street Local street No traffic count available 42 -feet of frontage 42 -feet required right-of-way for its extension Higan Street is improved with a 29 -foot street section with curb, gutter and sidewalk. B. On November 13, 2000, the District Planning and Development staff inspected this site and evaluated the transportation system in the vicinity. On November 17, 2000, the staff met as the District's Technical Review Committee and reviewed the impacts of this proposed development on the District's transportation system. The results of that analysis constitute the following Facts and Findings and recommended Site Specific Requirements. C. Utility street cuts in pavement less than five years old are not allowed unless approved in writing :;. by the District. Contact Construction Services at 387-6280 (with file numbers) for details. r`ti s„ Devlin Place No. 2.cnun Page 2 Owner — Dan Wood Applicant — J.U.B. L-0 - Existing zoning (limited office) R-4 - Requested zoning (residential) r 5.17 - Acres 16 - Proposed building lots 4 - Proposed common lots 1,000 - Total lineal feet of proposed public streets 160 - New trips generated 261 - Traffic Analysis Zone (TAZ) West Ada - Impact Fee Service Area Meridian - Impact Fee Assessment District Gemstone Drive Local street No traffic count available 50 -feet of frontage 50 -feet required right-of-way for its extension Gemstone Drive is improved with a 37 -foot street section with curb, gutter and sidewalk within 50 -feet of right-of-way. Higan Street Local street No traffic count available 42 -feet of frontage 42 -feet required right-of-way for its extension Higan Street is improved with a 29 -foot street section with curb, gutter and sidewalk. B. On November 13, 2000, the District Planning and Development staff inspected this site and evaluated the transportation system in the vicinity. On November 17, 2000, the staff met as the District's Technical Review Committee and reviewed the impacts of this proposed development on the District's transportation system. The results of that analysis constitute the following Facts and Findings and recommended Site Specific Requirements. C. Utility street cuts in pavement less than five years old are not allowed unless approved in writing :;. by the District. Contact Construction Services at 387-6280 (with file numbers) for details. r`ti s„ Devlin Place No. 2.cnun Page 2 D. The applicant is proposing to extend Gemstone Drive into the site at the east property line between Lot 9, Block 1 and Lot 1 Block 5, and connect it to Gemstone Drive at the west property line between Lot 13 Block 1 and Lot 13 Block 5. Staff supports the extension of this street as a 36 -foot street section within 50 -feet of right-of-way. E. The applicant is proposing to extend Higan Street into the site at the north property line to connect to the proposed Gemstone Drive. Staff supports the extension of this street. F. The applicant is proposing to construct Higan Street as a reduced street section to match the existing improvements in Devlin Place Subdivision: The District accepts local residential public roads with a 29 -foot street section with parking prohibited on one side, if the amount of vehicle trips per day on the street does not exceed 1,000VTD or less. The proposed density of development that will utilize Higan Street will generate less than 1,000 vehicle trips per day. This street may be constructed as proposed with a 29 -foot street section with curb, gutter and 5 -foot wide concrete sidewalk within 42 -feet of right- of-way and located as proposed. Parking should be restricted on one side of the roadway. A signage plan should be submitted for review and approval by Planning and Development staff. G. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. H. Unless otherwise approved, the applicant should be required to construct all public roads within the subdivision as 36 -foot street sections with curb, gutter, and 5 -foot wide concrete sidewalks within 50 -feet of right-of-way. I. The turnaround should be constructed to provide a minimum turning radius of 45 -feet. J. The applicant is not proposing to construct a stub street to the parcel to the south because that site has previously been approved as an assisted living facility with a driveway on Cherry Lane. K. Based on development patterns in this area and the resulting traffic generation, staff anticipates that the transportation system will be adequate to accommodate additional traffic generated by this proposed development with the requirements outlined within this report. The following Site Specific Requirements and Standard Requirements must be met or provided for prior to ACHD approval of the final plat: Site Specific Requirements: 1, Extend Gemstone Drive into the site at the east property line between Lot 9, Block 1 and Lot 1 Block 5, as proposed, and connect it to Gemstone Drive at the west property line between Lot 13, Block 1 and Lot 13, Block 5, 2, Extend Higan Street into the site at the north property line as proposed to connect to the proposed Gemstone Drive. Construct Higan Street as a 29 -foot street section as proposed, Devlin Place No. 2.cmm Page 3 r� within 42 -feet of right-of-way with parking prohibited on one side. Parking shall be restricted 'raWF y on one side of the roadway. A signage plan shall be submitted for review and approval by Planning and Development staff. 3. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this shall be required on the final plat. 4. Unless otherwise approved, the applicant shall be required to construct all public roads within the subdivision as 36 -foot street sections with curb, gutter, and 5 -foot wide concrete sidewalks within 50 -feet of right-of-way. 5. Construct the turnaround to provide a minimum turning radius of 45 -feet. 6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. Standard Requirements: 1. A request for modification, variance or waiver of any requirement or policy outlined herein shall be made in writing to the ACHD Planning and Development Supervisor. The request shall specifically identify each requirement to be reconsidered and include a written explanation of why such a requirement would result in a substantial hardship or inequity. The written request shall be submitted to the District no later than 9.00 a.m. on the day scheduled for ACHD Commission action. Those items shall be rescheduled for discussion with the Commission on the next available meeting agenda. Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action do not provide sufficient time for District staff to remove the item from the consent agenda and report to the Commission regarding the requested modification, variance or waiver. Those items will be acted on by the Commission unless removed from the agenda by the Commission. 2. After ACHD Commission action, any request for reconsideration of the Commission's action shall be made in writing to the Planning and Development Supervisor within six days of the action and shall include a minimum fee of $110.00. The request for reconsideration shall specifically identify each requirement to be reconsidered and include written documentation of data that was not available to the Commission at the time of its original decision The request for reconsideration will be heard by the District Commission at the next regular meeting of the Commission. If the Commission agrees to reconsider the action, the applicant will be notified of the date and time of the Commission meeting at which the reconsideration will be heard. 3. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #193, also known as Ada County Highway District Road Impact r, Fee Ordinance. -mow Devlin Place No. 2.cmm Page 4 4. 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. 5. The applicant shall submit revised plans for staff approval, prior to issuance of building pen -nit (or other required pen -nits), which incorporates any required design changes. 6. 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. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. 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. 8. 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. 9. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Conclusion of Law: 1. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Should you have any questions or comments, please contact the Planning and Development Division at 387-6170. Submitted by: Commission Action: Planning and Development Staff Devlin Place No. 2.cmm Page 5 �17' Acla Count""i4i y 4waV '2)iJ Ii,t Judy Peavey -Derr, President 318 East 37th Street Dave Bivens, Vice President Garden City, Idaho 83714-6499 Marlyss Meyer, Secretary Phone (208) 387-6100 Sherry R. Huber, Commissioner Fax (208) 387-6391 Susan S. Eastlake, Commissioner E-mail: tellus@achd.ada.id.us December 1, 2000 TO: Daren Fluke J -U -B Engineers, Inc. 205 S Beechwood Ave. Suite 201 Boise, ID 80709 FROM: Christy Richardson, Principal Devplo ment Analyst Planning & Development e. A Z,Zr, � SUBJECT: Preliminary Plat: 16 -lot Subdivision Street 1?FC_EWR.1) DEC -g 2000 CITY OF MERIDIAN Gemstone Drive/Higan On November 29, 2000, the Commissioners of the Ada County Highway District (hereafter called "District") took action on the preliminary Plat as stated on the attached staff report. In order that the Final Plat may be considered by the District for acceptance, the Developer shall cause the following applicable standard conditions to be satisfied prior to District certification and endorsement: 1. Drainage plans shall be submitted and subject to review and approval by the District. 2. If public street improvements are required: Prior to any construction within the existing or proposed public right-of-way, the following shall be submitted and subject to review and approval by the District. a. Three complete sets of detailed street construction drawings prepared by an Idaho registered professional Engineer. b. Execute and Inspection Agreement between the Developer and the District together with initial payment deposit for inspection and/or testing services. C. Complete all street improvements to the satisfaction of the District, or execute a Surety Agreement between the Developer and the District to guarantee the completion of the construction of all required street improvements. 3. Furnish a copy of the Final Plat showing street names as approved by the Local Government Agency having such authority together with the payment of fee charged for the manufacturing and installation of all street signs. 2. 4. If Public Right -of -Way Trust Fund deposit is required, make the deposit to the District in the form of cash or cashier's check for the amount specified by the District. 5. Furnish easements, agreements and all other datum or documents as required by the District. 6. Furnish Final Plat drawings together with the plat and plan review fees for District acceptance and endorsement. The final plat must contain the signed endorsement of the Owner and the Land Surveyor's certification. 7. All of the material must be submitted to District staff two -weeks prior to Commission review of the final plat. 8. Approval of the plat is valid for one year. The Commission will consider an extension of one year if requested within 15 -days prior to the expiration date. Please contact me at (208) 387-6170, should you have any questions. Cc: Planning & Development Chron/File Planning & Development Services -City of Meridian Construction Services — John Edney Drainage- Chuck Rinaldi Dan Wood 13141 W Bluebonnet Court Boise, ID 83713 ADA COUNTY HIGHWAY DISTRICT Planning and Development Division Development Application Report Preliminary Plat — Devlin Place No. 2/MPP-00-025/MRZ-00-008 16 -lots This application has been referred to ACRD by the City of Meridian for review and comment. Devlin Place No. 2 is a 16 -lot residential subdivision on 5.17 -acres. The applicant is requesting a rezone from L -O to R-4. The site is located at the terminus of Gemstone Drive and Higan Street. This development is estimated to generate 160 additional vehicle trips per day based on the Institute of Transportation Engineers Trip Generation manual. The existing zoning could generate up to 440 trips per day. Roads impacted by this development: Gemstone Drive Higan Street ACHD Commission Date — November 29, 2000 - 7:00 p.m. Devlin Place No. 2,cmm Page 1 mmilaWAMMEA VICINITY MAP DEVLIN PLACE SUBDIVISION NO. 2 1" — .-� nn' Facts and Findings: A. General Information Owner — Dan Wood Applicant — J.U.B. L -O - Existing zoning (limited office) R-4 - Requested zoning (residential) 5.17 - Acres 16 - Proposed building lots 4 - Proposed common lots 1,000 - Total lineal feet of proposed public streets 160 - New trips generated 261 - Traffic Analysis Zone (TAZ) West Ada - Impact Fee Service Area Meridian - Impact Fee Assessment District Gemstone Drive Local street No traffic count available 50 -feet of frontage 50 -feet required right-of-way for its extension Gemstone Drive is improved with a 37 -foot street section with curb, gutter and sidewalk within 50 -feet of right-of-way. Higan Street Local street No traffic count available 42 -feet of frontage 42 -feet required right-of-way for its extension Higan Street is improved with a 29 -foot street section with curb, gutter and sidewalk. B. On November 13, 2000, the District Planning and Development staff inspected this site and evaluated the transportation system in the vicinity. On November 17, 2000, the staff met as the District's Technical Review Committee and reviewed the impacts of this proposed development on the District's transportation system. The results of that analysis constitute the following Facts and Findings and recommended Site Specific Requirements. Devlin Place No. 2.cnvn Page 2 C. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Constriction Services at 387-6280 (with file numbers) for details. D. The applicant is proposing to extend Gemstone Drive into the site at the east property line between Lot 9, Block 1 and Lot 1 Block 5, and connect it to Gemstone Drive at the west property line between Lot 13, Block 1 and Lot 13, Block 5. Staff supports the extension of this street as a 36 -foot street section within 50 -feet of right-of-way. E. The applicant is proposing to extend Higan Street into the site at the north property line to connect to the proposed Gemstone Drive. Staff supports the extension of this street. F. The applicant is proposing to construct Higan Street as a reduced street section to match the existing improvements in Devlin Place Subdivision: The District accepts local residential public roads with a 29 -foot street section with parking prohibited on one side, if the amount of vehicle trips per day on the street does not exceed 1,000VTD or less. The proposed density of development that will utilize Higan Street will generate less than 1,000 vehicle trips per day. This street may be constructed as proposed with a 29 -foot street section with curb, gutter and 5 -foot wide concrete sidewalk within 42 -feet of right- of-way and located as proposed. Parking should be restricted on one side of the roadway. A signage plan should be submitted for review and approval by Planning and Development staff. G. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. H. Unless otherwise approved, the applicant should be required to construct all public roads within the subdivision as 36 -foot street sections with curb, gutter, and 5 -foot wide concrete sidewalks within 50 -feet of right-of-way. The turnaround should be constricted to provide a minimum turning radius of 45 -feet. The applicant is not proposing to construct a stub street to the parcel to the south because that site has previously been approved as an assisted living facility with a driveway on Cherry Lane. K. Based on development patterns in this area and the resulting traffic generation, staff anticipates that the transportation system will be adequate to accommodate additional traffic generated by this proposed development with the requirements outlined within this report. The following Site Specific Requirements and Standard Requirements must be met or provided for prior to ACHD approval of the final plat: Devlin Place No. 2.cnun Page 3 Site Specific Requirements: Extend Gemstone Drive into the site at the east property line between Lot 9, Block 1 and Lot 1 Block 5, as proposed, and connect it to Gemstone Drive at the west property line between Lot 13, Block 1 and Lot 13, Block 5, 2. Extend Higan Street into the site at the north property line as proposed to connect to the proposed Gemstone Drive. Construct Higan Street as a 29 -foot street section as proposed, within 42 -feet of right-of-way with parking prohibited on one side. Parking shall be restricted on one side of the roadway. A signage plan shall be submitted for review and approval by Planning and Development staff. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this shall be required on the final plat. 4. Unless otherwise approved, the applicant shall be required to construct all public roads within the subdivision as 36 -foot street sections with curb, gutter, and 5 -foot wide concrete sidewalks within 50 -feet of right-of-way. 5. Construct the turnaround to provide a minimum turning radius of 45 -feet. 6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. Standard Requirements: 1. A request for modification, variance or waiver of any requirement or policy outlined herein shall be made in writing to the ACHD Planning and Development Supervisor. The request shall specifically identify each requirement to be reconsidered and include a written explanation of why such a requirement would result in a substantial hardship or inequity. The written request shall be submitted to the District no later than 9.00 a.m. on the day scheduled for ACHD Commission action. Those items shall be rescheduled for discussion with the Commission on the next available meeting agenda. Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action do not provide sufficient time for District staff to remove the item from the consent agenda and report to the Commission regarding the requested modification, variance or waiver. Those items will be acted on by the Commission unless removed from the agenda by the Commission. 2. After ACHD Commission action, any request for reconsideration of the Commission's action shall be made in writing to the Planning and Development Supervisor within six days of the action and shall include a minimum fee of $110.00. The request for reconsideration shall specifically identify each requirement to be reconsidered and include written documentation of Devlin Place No. 2.cmm Page 4 data that was not available to the Commission at the time of its original decision The request for reconsideration will be heard by the District Commission at the next regular meeting of the Commission. If the Commission agrees to reconsider the action, the applicant will be notified of the date and time of the Commission meeting at which the reconsideration will be heard. 3. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #193, also known as Ada County Highway District Road Impact Fee Ordinance. 4. 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. 5. 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. 6. 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. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACRD. 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. 8. 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. 9. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Devlin Place No. 2.cnun Page 5 Conclusion of Law: 1. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Should you have any questions or comments, please contact the Planning and Development Division at 387-6170. Submitted by: Commission Action: Planning and Development Staff November 29, 2000 Devlin Place No. Icmm Page 6 Sf JUIVISION EVALUATIC J�,.�IHEET Proposed Development Name Devlin Place Subdivision #2 File No. PP -00-025 Date Reviewed 11/16/00 Preliminary Stage X Final Engineer/Developer J.U.B. Enqr. /Dan Wood The Street name comments listed below are made by the members of the ADA COUNTY STREET NAME COMMITTEE (under direction of the Ada County Engineer) regarding this development in accordance with the Boise City Street Name Ordinance. The following existing street names shall aDDear on the plat: "N. MAN O' WAR PLACE" "W. GEMSTONE DRIVE" The above street name comments have been read and approved by the following agency representatives of the ADA COUNTY STREET NAME COMMITTEE. ALL of the signatures must be secured by the representative or his designee in order for the street names to be officially approved. ADA COUNTY STREET NAME COM EE, GEN PRESENTATIVES OR DESIGNEES Ada County Engineer John Priester Date 1 Z 4 u Community Planning Assoc. Sherri it w r Date Iofl City of Meridian Cheryl Sable 9e— Date Fire District Meridian Representative Date / 2 -/ % ` 0 CD NOTE: A copy of this evaluation sheet must be presented to the Ada County Engineer at the time of signing the "final plat", otherwise the plat will not be signed 1111 Subindex Street Index 3N 1 W 2 Section NUMBERING OF LOTS AND BLOCKS D l TRISUBSISM CITY.FRM