HomeMy WebLinkAboutTully Cove PP-02-018RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TULLY COVE
SUBDIVISION – TED MASON - Page 1
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT APPROVAL FOR TULLY
COVE SUBDIVISION
TED MASON,
Applicant
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Case No. PP – 02-018
RECOMMENDATION TO CITY
COUNCIL
1. The property is approximately 7.30 acres in size and is generally located on the west side
of Linder Road, approximately ¼ mile north of Cherry Lane.
2. The owner of record of the subject property is Robert and Alinda Rainford, PO Box
45233, Boise, ID 83711.
3. Applicant is Ted Mason, 4915 Camas St., Boise, ID 83705.
4. The subject property is currently zoned RUT by Ada County on the south and R-4 on the
north. There is, however, an application for annexation and zoning to R-8 before the City
Council. The zoning of R-8 is defined within the City of Meridian 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 is included within the Meridian Urban Service Planning Area as defined
in the Meridian Comprehensive Plan.
7. The Applicant proposes to develop the subject property in the following manner: 39
building lots (thirty-six (36) attached single family lots and three (3) detached single
family lots) and 10 other lots, including two (2) open-space/park lots and eight (8)
landscape lots adjacent to public right-of-ways.
8. There are no significant or scenic features of major importance that affect the
consideration of this application.
9. The Planning and Zoning Commission recognizes the concerns of Joint School District
No. 2 in their letter of August 12, 2002.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TULLY COVE
SUBDIVISION – TED MASON - Page 2
RECOMMENDATION
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:
A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
Site Specific Comments
1. Sanitary sewer and water service to this site shall be via main line extensions from the
existing mains adjacent to the property.
2. The Applicant has indicated that the pressurized irrigation system within this
development is to be owned and maintained by the Nampa & Meridian Irrigation District,
however the preliminary plat map doesn’t indicate the source. Please revise the plat to
show how the system is going to be served (i.e. connection to Turtle Creek Subdivision’s
system, or independent pumping facilities). Underground year-round pressurized
irrigation must be provided to all lots within this development. The City of Meridian
requires that pressurized irrigation systems be supplied by a year-round source of water.
Applicant shall be required to utilize any existing surface or well water for the primary
source. If a surface or well source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the
developer shall be responsible for the payment of assessments for the common areas
prior to signature on the final plat by the Meridian City Engineer.
3. A detailed fencing plan shall be submitted upon application of the final plat. A solid
fence shall be required around the perimeter of the subdivision unless the City agrees in
writing that such a fence is not required. The fencing within the landscape buffer shall be
removed.
4. Any tree over 4” in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be removed.
5. Add or revise the following preliminary plat notes:
(13.) Direct lot access to Linder Road shall be prohibited unless specifically permitted
by ACHD and the City of Meridian.
(14.) Any re-subdivision of this plat shall be in compliance with the most recently
approved subdivision standards of the City of Meridian.
6. Please submit the final groundwater/soils report to the Public Works Department for
review. Any drainage areas (detention/retention basins) must be designed to ensure that
water is retained only during 25-year storm events, and for a period of time not to exceed
24 hours. Side slopes within drainage areas shall not exceed 3:1.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TULLY COVE
SUBDIVISION – TED MASON - Page 3
7. A detailed landscape plan, in compliance with the landscape ordinance shall be submitted
for the subdivision with the final plat application.
8. The preliminary plat doesn’t show the lot frontage dimensions. Please revise to show
frontages per the “Minimum Yard Setback Requirements” of Meridian City Code 11-9-1.
9. Please show the FEMA flood plain boundaries on the preliminary plat map, or make
reference to any FEMA letters of map revisions that may exist.
10. A revised preliminary plat, reflecting all required changes, shall be submitted at least 10
days prior to the next public hearing for this project.
11. The final plat must clearly specify that Settler’s Irrigation District is the holder of an
access easement across lots 11 and 12 for maintenance of a canal beneath these lots. Such
easement shall be marked on the lots themselves on the final plat to serve as notice to
potential buyers.
General Comments
1. Please submit a copy of the Ada County Street Name Committee’s approval letter for the
subdivision name, and the lot and block numbering. Make any corrections necessary to
conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
3. A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
4. Two-hundred, and one-hundred watt, high-pressure sodium streetlights will be required at
locations designated by the Public Works Department. All streetlights shall be installed at
subdivider’s expense. Typical locations are at street intersections and/or fire hydrants.
5. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
City Ordinance 12-4-13. The ditches to be piped should be shown on the site plans. 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.
B. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1. Dedicate 45 feet of right-of-way from the centerline of Linder Road abutting the parcel
by means of a warranty deed. The right-of-way purchase and sale agreement and deed
must be completed and signed by the Applicant prior to scheduling the final plat for
signature by the ACHD Commission 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 of the right-of-way dedicated which is an addition to existing ACHD
right-of-way if the owner submits a letter of application to the impact fee administrator
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TULLY COVE
SUBDIVISION – TED MASON - Page 4
prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time
(currently Ordinance #195).
2. Provide a $11,200.00 deposit to the Public Rights-of-Way Trust Fund for the cost of
constructing 5 foot wide concrete sidewalk on Linder Road abutting the parcel
(approximately 560 feet) prior to the issuance of a building permit, or District approval of
a final plat, whichever occurs first.
3. Unless otherwise approved by District staff, construct Lonesome Dove Street, from the
west property line to Blue Springs Avenue, Tully Cove Way, Blue Springs Court, and
Blue Springs Avenue as local roadways with a 36 foot street section with curb, gutter, and
5 foot concrete sidewalk within 50 feet of right-of-way as proposed.
4. Except for the intersection of Raincrest Drive and Lonesome Dove street, which may be
constructed with approximately 107 feet between centerlines, all local streets within the
subdivision shall align or offset a minimum of 125 feet from any proposed public street
(centerline to centerline).
5. The residential turnarounds should be constructed to provide a minimum turning radius
of 45 feet. The Applicant should also be required to provide a minimum of a 29 foot
street section on either side of any proposed center islands within the turnarounds. The
medians should be constructed a minimum of 4 feet wide to total a minimum of a 100
square foot area. Dedicate 50 feet of right-of-way plus the additional width of the
median.
6. Connect to the existing stub street that was approved with the Turtle Creek Subdivision
(located on the south side of this site) as proposed. The street, Lonesome Dove Street,
shall be extended into this site. Coordinate the design and construction of any bulb-outs
in Lonesome Dove Street with District staff.
7. Close the existing driveway on Linder Road, located approximately 140 feet north of the
south property line, with landscaping, berming, temporary cubing, or other ACHD
approved method to prohibit access to the driveway.
8. All 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.
9. If the Highway District establishes an extraordinary impact fee area for the North
Meridian Area, Tully Cove Subdivision may be subject to an extraordinary impact fee.
10. No direct lot access to Linder Road is proposed and none is approved with this
application. Direct lot or parcel access to Meridian Road is prohibited. Lot access
restrictions, as required with this application, shall be stated on the final plat.
11. Comply with all Standard Conditions of Approval.
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TULLY COVE
SUBDIVISION – TED MASON - Page 5
3. Replace any existing damaged curb, gutter, and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
4. Utility street cuts in pavement less than five year old are not allowed unless approved in
writing by the District. Contact Construction Services at 387-6280 (with file numbers)
for details.
5. All design and construction shall be in accordance with the Ada County Highway District
Policy Manual, ISPWC Standards and approved supplements, Construction Services
procedures and all applicable ACHD Ordinances unless specifically waived herein. An
engineer registered in the State of Idaho shall prepare and certify all improvement
plans.
6. The Applicant shall submit revised plans for staff approval, prior to issuance of building
permit (or other required permits), which incorporates any required design changes.
7. Construction, use, and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for
occupancy.
8. Payment of applicable road impact fees is required prior to building construction in
accordance with Ordinance #195, also known as Ada County Highway District Road
Impact Fee Ordinance.
9. 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.
10. No change in the terms and conditions of this 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.
11. 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.
C. Adopt the Meridian Fire Department Recommendations as follows:
1. One and two family dwellings will require a fire flow of 1,000 gallons per minute
available for duration of 2 hours to service the entire project. Fire hydrants shall be
placed an average of 400’ apart.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TULLY COVE
SUBDIVISION – TED MASON - Page 6
2. Acceptance of the water supply for fire protection will be by the Meridian Water
Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
4. All roads shall have a turning radius of 28’ inside and 48’ outside.
5. All access roads within the project shall have a clear driving surface with a minimum
width of 20’ available at all times. The streets with the 29’ street section shall have
parking restricted to one side.
6. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
7. Set the nose of the landscape island at Tully Cove Way and Blue Springs Dr. back 15’ to
the southwest to enable longer wheelbase vehicles to negotiate the turn. Post no parking
in front of Block 1 Lot 19 & 20.
8. Establish a “No Parking Zone” on Blue Springs Court in front of Block 1 Lots 8, 9, 10,
11, 12, 13, 14, and 15 to enable longer wheelbase vehicles to negotiate the court.
D. Adopt the Recommendation of the Nampa & Meridian Irrigation District.
1. Applicant shall apply for a land use change/site application.
2. All laterals and waste ways must be protected and all municipal surface drainage must be
retained on site. If any surface drainage leaves the site, the Nampa & Meridian Irrigation
District must review drainage plans. The developer must comply with Idaho Code §31-
3805. It is recommended that irrigation water be made available to all developments
within the Nampa & Meridian Irrigation District.
E. Adopt the Recommendations of Settler’s Irrigation District as follows:
1. The Settlers Canal is currently tiled along the northern boundary of the property. The tile
and easement must be protected.
F. Adopt the Recommendations of the Central District Health Department as follows:
1. 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. Run-off is not to create a mosquito breeding problem.
3. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface
to prevent impact to groundwater and surface water quality.
4. 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TULLY COVE
SUBDIVISION – TED MASON - Page 7
G. Adopt the Recommendations of the Sanitary Service as follows:
1. The application is approved for publicly maintained curbside street collection only.
Sanitary Service trucks cannot do collection onto private drives or lanes.
2. Please provide curbside residential collection for lots with two (2) dwellings.
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