HomeMy WebLinkAboutLochsa Falls Sub AZ 02-010
WHITE PETERSON
WHITE, PETERSON, MORROW, GIGRAY, ROSSMAN, NYE & ROSSMAN, P.A.
KRV1N E. DINIUS
JULIE KLEIN F1SCHER
WM. F. GIGRAY, III
T. GUY JlI.LLAM'"
D. SAMUEL JOHNSON
LARRY D. MOORE
W1LLlAM A. MORROW
W1LUAM F. NICHOLS.
CHRISTOPHER S. NVE
"'Also admitted in OR
*'" Also admitted in W A
PHILIP A PETERSON
ERICA S. PHILLIPS
ERIC S. ROSSMAN
TODD A. ROSSMAN
DAVIDM. SWARTLEY
PAMELAJ. TARLOW
TERRENCE R. WHITE"""
NICHOLAS L. WOLL&'J
ATTORNEYS AT LAw
830 E. FIRST Sr., SUITE 200
POST OFFICE Box1150
MERIDIAN, IDAHO 83680-1150
TEL (208) 288-2499
FAX (20B) 288""2501 E-MAil: NLw@whitepeterson.com
NAMPAOFFICE
5700 E. FRANKLIN RD., STE. 200
NAMPA, IDAHO 83687-8402
TEL. 120BI 466-9272
FtU< 208 466-4405
PLEASE REPLY TO
MERIDIAN OFFICE
September 19, 2002
RECEIVED
SEPt 9 2002
City Of Meridian
City Clerk Office
To:
Staff
Applicant
Affected Property Owner( s)
Re: Application Case No. AZ-02-010
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 Councd 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 important to have a consistent format by which matters are
presented at the public hearings before the City Council.
The City Council strongly recommends:
1. That you take time to carefully review the Findings and Recommendations of the
Planning and Zoning Commission, and be prepared to state your position on
this application by addressing the Findings and RecommendatIons of the
Plannmg and Zomng 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 Planning and
Zomng 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. Ifthat is not possible, please present your Position Statement
to the City Council at the hearing, along with eight (8) copies. The copies will be presented to the
Mayor, Council, Planning and Zoning Administrator, Public Works and the City Attorney. If you are
a part of a groul?, it is strongly recommended that one Position Statement be filled out for the group,
which can be Signed by the representative for the group.
lylZ:\WDRK\M\MERJDIAN\MERJDIAN 15360M\FORMS\TRANSMITTAL.DOC
.-.-
.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE )
REQUEST FOR ANNEXATION AND )
ZONING OF 354.38 ACRES FOR )
PROPOSED LOCHSA FALLS )
SUBDIVISION )
)
)
)
)
Case No. AZ - 02-010
RECOMMENDATION TO CITY
COUNCIL
FARWEST LLC AND DANIEL
GIBSON,
Applicants
1. The property is approximately 354.38 acres in size and is located south of
Chinden Blvd., west of Linder Road, north of McMillan Road and east of Ten-
Mile Road., Meridian. The property is designated as Single-Family Residential.
2. The owners of record ofthe subject property are Leroy E. Brandt, Elroy Brandt,
Marty Goldsmith, Sunjay Ray M.D., Daniel Gibson, Jr., and Justin and Tamra
Martin.
3. Applicants are Farwest, LLC and Daniel Gibson.
4. The subject property is currently zoned RUT and consists of vacant land.
5. The Applicant requests the property be zoned as R-4.
6. The subject property is bordered to the north by the Spurwing Country Club and
the Brandt Subdivision, to the south the Bridgetower Subdivision, and to the east
and west by Rural Residential land.
7. The property which is the subject of this application is within the Area of Impact
of the City of Meridian.
8. The entire parcel of the property is included within the Meridian Urban Service
Planning Area as defined in the Meridian Comprehensive Plan.
9. The Applicant proposes to develop the subject property in the following manner:
856 Single Family Dwellings, 171 Multiple Family Dwellings, 11 Office
Buildings, 1 Commercial Building, 1 City Park, 1 Private Park, and 1 Future Fire
Station Lot.
10. The Applicant requests zoning of the subject real property as R-4, which is
consistent with the Meridian Comprehensive Plan Generalized Land Use Map
which designates the subject property to be primarily Single-Family Residential.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
LOCHSA FALLS SUBDIVISION - FARWEST LLC AND DANIEL GIBSON - Page I
11. There are no significant or scenic features of major importance that affect the
consideration of this application.
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the requested Annexation and Zoning
as requested by the applicant for the property described in the application, subject to the
following:
A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
1. The legal description submitted with the application appears to meet the
requirements ofthe City of Meridian and State Tax Commission and places the
parcel contiguous to existing city limits.
2. The requested zoning ofR-4 is compatible with the City Comprehensive Plan and
the Meridian Zoning Ordinances.
3. The subject property is within the Urban Service Planning Area.
4. Any existing domestic wells and! or septic systems within this proj ect will have to
be removed from their domestic service per City Ordinance Section 5-7-517.
Wells may be used for non-domestic purposes such as landscape irrigation.
5. All irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecting, crossing, or lying adjacent and contiguous to the parcel, shall be tiled
per City Ordinance 12-4-13. Plans will need to be approved by the appropriate
irrigation! drainage district, or lateral users association, with written confirmation
of said approval submitted to the Public Works Department.
6. A Development Agreement will be required as part of this annexation request. A
condition ofthe development Agreement shall be that the Applicant participates
in any road infrastructure agreements in the North Meridian Planning Area
negotiated with ACHD and shall faithfully perform the terms of such agreement
or agreements.
B. Adopt the Recommendations of the ACHD as follows:
Site-Specific Conditions of Approval
1. Dedicate 48 feet of right-of -way from the centerline of Linder Road, Ten Mile
Road, and McMillan Road abutting the parcel by means of a warranty deed. The
right-of-way purchase and sale agreement and deed must be completed and signed
by the Applicant prior to scheduling the final plat for signature by the ACHD
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
LOCHSA FALLS SUBDIVISION - F ARWEST LLC AND DANIEL GIBSON - Page 2
Commission or prior to issuance of a building permit (or other required permits),
whichever occurs first. Allow up to 30 business days to process the right-of-way
dedication after receipt of all requested material. The Owner will be paid the fair
market value ofthe right-of-way dedicated which is an addition to existing ACHD
right-of-way if the Owner submits a letter of application to the impact fee
administrator prior to breaking ground, in accordance with the ACHD Ordinance
in effect at that time (currently Ordinance #195).
2. Construct a 5 foot concrete sidewalk abutting the property on McMillan Road,
Ten Mile Road, and Linder Road. The sidewalk shall be constructed 2 feet within
the new right-of-way. If the sidewalk is proposed to meander outside ofthe right-
of-way, the applicant shall provide an easement to the District.
3. Construct a main entrance, North Goddard Creek Way, to intersect McMillan
Road approximately 1,100 feet east of the west property line (approximately at
the half-mile).
4. Construct a main entrance, West Cayuse Creek Drive, to intersect Linder Road
located approximately 1,350 feet north of the south property line (approximately
the half-mile).
5. Construct a main entrance, Wild Goose Drive, to intersect Linder Road at the
south property line.
6. Construct a center turn lane on Linder Road for West Cayuse Creek Drive to
provide a minimum of 100 feet of storage with shadow tapers for both the
approach and departure directions. Coordinate the design of the turn lane with
District staff.
7. Construct a center turn lane on Linder Road for West Wild Goose Drive to
provide a minimum of 100 feet of storage with shadow tapers for both the
approach and departure directions. Coordinate the design of the turn lane with
District staff
8. Construct a center turn lane on North Goddard Creek Way to provide a minimum
of 100 feet of storage with shadow tapers for both the approach and departure
directions. Coordinate the design of the turn lane with District staff.
9. Construct right-turn deceleration lanes (tapers) on Linder Road for West Cayuse
Creek Drive and West Wild Goose Drive. Coordinate the design of the taper with
District staff.
10. Construct right-turn deceleration lanes (tapers) on McMillan Road for North
Goddard Creek Way. Coordinate the design of the taper with District staff.
11. Construct the internal local residential roadways as a 33 foot street with curb,
gutter, and 4-foot-wide detached concrete sidewalk within 50 feet of right-of-way
with parking on both sides of the roadway contingent upon approval from the
Meridian Fire Department.
12. Construct North Dry Bar Avenue as a 40 foot street section with curb, gutter, and
5 foot concrete sidewalk within 54 feet of right-of-way abutting the commercial
development (approximately 350 feet).
13. Construct West Ballinger Way and West Wild Goose Drive as 36 foot street
sections with curb, gutter, and 5 foot wide concrete sidewalks with no front-on
housing. The access restrictions for these street segments shall be stated on the
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
LOCHSA FALLS SUBDIVISION - F ARWEST LLC AND DANIEL GIBSON - Page 3
fmal plat. Parking shall be prohibited on these street segments. Coordinate the
signage plan with District staff.
14. Construct West Cayuse Creek Drive, North Goddard Creek Way, North Lochsa
Way as 29 foot street sections with vertical curb, gutter, and 5 foot sidewalk
within 50 feet of right-of-way.
OR
Construct West Cayuse Creek Drive, North Goddard Creek Way, North Lochsa
Way as 33 foot street section with a 4 foot bike lane, curb, gutter, and 5 foot
concrete sidewalk within 50 feet of right-of-way.
15. Construct a 30 foot wide driveway located on McMillan Road approximately 250
feet east of the west property line which meets District policy and should be
approved with this application.
16. Construct a 25 foot shared access driveway intersecting North Goddard Creek
Way approximately 420 feet north of McMillan Road extending to the west
property line.
17. Construct two shared driveways (one extending east; one extending west) located
on North Dry Bar Avenue approximately 350 feet south of Chin den Boulevard.
18. Construct thirteen stub streets to the surrounding parcels.
· The Applicant is proposing to construct West Apgar Drive to the east
property line approximately 400 feet north of McMillan Road.
· The Applicant is proposing to construct West Wapoot Court to the east
property line approximately 1,100 feet north of McMillan Road.
· The Applicant is proposing to construct Parachute Hill Avenue to the
south property line approximately 600 feet east of the west property line.
· The Applicant is proposing to construct North Chimney Peak Avenue to
the south property line approximately 1,650 feet east of the west property
line.
· The Applicant is proposing to construct West Cedar Grove Street to the
east property line approximately 650 feet north of the south property line.
. The Applicant is proposing to construct North Gertie Place to the north
property line approximately 100 feet west ofthe east property line.
. The Applicant is proposing to construct West Boulder Bar Street to the
west property line approximately 500 feet south of Chinden Boulevard.
. The Applicant is proposing to construct West Tango Creek Street to the
west property line approximately 1,025 feet south of Chin den Boulevard.
. The Applicant is proposing to construct North Powell Creek Avenue to the
north property line approximately 2,050 feet east ofthe west property line.
· The Applicant is proposing to construct West Glade Creek Street to the
west property line approximately 1,500 feet south of Chin den Boulevard.
. The Applicant is proposing to construct West Anatole Street to the west
property line approximately 2,350 feet north of McMillan Road.
. The Applicant is proposing to construct West Whitehouse Street to the
west property line approximately 1,800 feet north of McMillan Road.
. The Applicant is proposing to construct West Divide Creek Street to the
west property line approximately 1,025 feet north of McMillan Road.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
LOCHSA FALLS SUBDNISION - FARWEST LLC AND DANIEL GIBSON - Page 4
19. Provide a paved temporary turnaround with a temporary easement provided to the
District at the end of North Gertie Place, West Glade Creek Street and West
Wapoot Court and a sign at the terminus of all of the stub streets stating that
"THIS ROAD WILL BE EXTENDED IN THE FUTURE." Coordinate the sign
plan for the stub street, and the design ofthe turnaround with District staff.
20. 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 are required on the final plat.
21. Construct one knuckle on North Goddard Creek Way located approximately 700
feet north of McMillan Road. The island within the knuckle shall be constructed a
minimum of 4 feet wide with a minimum area of 100 square feet and designed to
safely channel traffic. The roadway around the traffic island shall maintain a
minimum of a 29 foot street section. The design shall be reviewed and approved
by ACHD's Planning and Development staff.
22. Construct a roundabout at the intersection of North Lochsa Way, North Goddard
Creek Way and West Cayuse Creek Way with 21 foot street sections on either
side ofthe center island. The Applicant is required to dedicate 54 feet of right-of-
way plus the additional width ofthe island. Coordinate the size and design of the
roundabout with traffic services staff.
23. Turnarounds shall be constructed to provide a minimum turning radius of 45 feet.
The Applicant will be required to provide a minimum of a 29 foot street section
on either side of any proposed center islands within the turnarounds. The medians
shall be constructed a minimum of 4 feet wide to total a minimum of a 100 square
foot area. Dedicate 54 feet of right-of-way plus the additional width ofthe
median.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the
site shall be borne by the developer.
3. Replace any existing damaged curb, gutter, and sidewalk and any that may be
damaged during the construction of the proposed development. Contact
Construction Services at 387-6280 (with file number) for details.
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 ofIdaho 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
LOCHSA FALLS SUBDMSION - F ARWEST LLC AND DANIEL GIBSON - Page 5
7. Payment of applicable road impact fees is required prior to building construction
in accordance with Ordinance #195, also known as Ada County Highway District
Road hnpact Fee Ordinance.
8. 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.
9. No change in the terms and conditions ofthis approval shall be valid unless they
are in writing and signed by the Applicant of 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.
10. Any change by the Applicant in the planned use ofthe 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.
C. Adopt the Recommendations of the Meridian Fire Department as follows:
1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute
available for a duration of 2 hours to service the entire project. Fire hydrants shall
be place an average of 400' apart.
2. Commercial and office occupancies will require a fire-flow consistent with the
Uniform Fire Code to service the proposed project. Fire hydrants shall be placed
an average of 400' apart.
3. Multi-family residential on the site will require a fire-flow of 1500 GPM plus the
amount required by the fire sprinkler demand.
4. Acceptance of the water supply for fire protection will be y the Meridian Water
Department.
5. Final approval of the fire hydrant locations shall be by the Meridian Fire
Department.
6. All roads shall have a turning radius of28' inside and 48' outside.
7. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation per section 1103.2.4 of the Uniform Fire Code.
8. All access roads within the project shall have a clear driving surface with a
minimum width of20' available at all times. Typical street width of34' will be
allowed to have parking on both sides. The typical collector street with a width of
29' will be required to have restricted parking to only one side. Restricted parking
will be required for Blocks 2,58,57,20,36, and 28.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
LOCHSA FALLS SUBDIVISION - FARWEST LLC AND DANIEL GIBSON - Page 6
9. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
10. The phasing plan may require that any roadway greater than 150' in length that is
not provided with an outlet shall be required to have a turnaround.
11. A minimum of two points of access will be required for any portion of the project,
which serves more than 30 homes.
12. The proposed 876-10t subdivision with an estimated 2.9 residents per household
would have a total estimated population of 2,540 residents at build out. The
proposed multi-family lot has an estimated 171 units with a total estimated
population of 495 residents at build out. The 11 office lots and 1 commercial lot
will have an unknown transient population and will have art unknown impact on
Meridian Fire Department call volumes. The Meridian Fire Department has
experienced 2069 responses in the year 2000 and 2251 calls for service in 2001.
According to a report completed by Fire & Emergency Services Consulting
Group in February of2000 our requests for service are projected to reach 2800 in
the year 2005 and 3800 by the year 2010.
13. The proposed project lies outside the five-minute response zone goal.
Achievement of this goal is subject to budgetary constraints and is intended to
enhance the probability of a favorable outcome on a request for Basic Life
Support. The budget constraints are typically defined as capital outlay for
facilities that are located within 1.5 miles from a given location and sufficient
operational funds to staff the facilities.
14. The proposed site location of the Meridian Fire Station meets the general
requirements of the Master Site Plan for fire station locations. The site appears to
have met the minimum lot dimensions required for a satellite location.
D. Adopt the Recommendations of Meridian Parks & Recreation Department as
follows:
1. The Developer shall provide a minimum 25 acre park site adjacent to Ten Mile
Road. The Developer would receive a credit of approximately $478,538.00
collected from impact fees within the Lochsa Falls Development only (Based
upon 862 single family lots and 171 multi-family lots). The Commission
supported this recommendation unanimously. The park would be developed
through City General Funds and impact fees collected from other developments.
2. The Developer shall be responsible for a 14' wide hard surface pathway or section
of parking lot over the utility easement running along the south boundary of the
park site. The developer is responsible for coordinating the location of the
easement with the Parks Department.
btolZ:\ Work\M\Meridian\Meridian 15360M\Recommendations\AZ.02.010Lochsa Falls.doc
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXA nON AND ZONING FOR
LOCHSA FALLS SUBDIVISION - F ARWEST LLC AND DANIEL GIBSON - Page 7