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STAFF REPORT
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH J ~,~ '~/, .; Il,?71'? )'f~"._
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Sonya Watters, Associate City Planner \...../l1.cridii:r1t... - '''\
(208) 884-5533 l ... Ilh\HO I
Cold Creek Subdivision ~j!<M<~.Y/+~" .,
Hearing Date: March 1, 2007
(Continued from February 1, 2007)
TO:
FROM:
SUBJECT:
. PP-06-064
Preliminary Plat of 16 single-family building lots and 4 common lots
on 4.01 acres in an RA zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, BSC, LLC, has applied for Preliminary Plat (PP) approval of 16 single-
family residential building lots and 4 common lots on 4.01 acres in an existing R-4 zone
for Cold Creek Subdivision. The site is generally located on the north side of W. U stick
Road, approximately 1/3 mile east of N. Ten Mile Road, in Section 35, Township 4
North, Range 1 West. This property is currently referenced as Assessor's Parcel
Number S0435346700 and has not been previously platted. This property is within the
City's Urban Service Planning Area and is currently within the corporate boundaries of
the City.
2. SUMMARY RECOMMENDATION
The subject application (PP-06-064) was submitted to the Planning Department for
review. Staff has provided a detailed analysis and recommended conditions of approval
for the requested Preliminary Plat application. Staff recommends approval of PP-06-
064 for Cold Creek Subdivision as presented in the staff report for the hearing date
of March 1, 2007, subject to the conditions listed in Exhibit B.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to recommend
approval to the City Council of File Number PP-06-064 as presented in the staff report
for the hearing date of March 1, 2007, with the following modifications to the conditions
of approval: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial
to the City Council of File Number PP-06-064 as presented during the hearing on March
1, 2007, for the following reasons: (State specific reasons for denial of the preliminary
plat request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File
Number PP-06-064 to the hearing date of (insert continued hearing date here) for the
following reason(s): (State specific reason(s) for a continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
Tax Parcel: S0435346700
Cold Creek Subdivision - PP-06-064
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
Located on the north side ofW. Ustick Road, approximately 1/3 mile east ofN.
Ten Mile Road in Section 35, TAN., R.l W.
b. Applicant / Owner:
BSC,LLC
737 N. 7th
Boise, ill 83702
c. Representative: Ryan Carnie, Lochsa Engineering ofIdaho
d. Present Zoning: R-4
e. Present Comprehensive Plan Designation: Medium Density Residential
f. Description of Applicant's Request: The applicant has applied for Preliminary Plat
approval of 16 single-family residential building lots and 4 common lots on 4.01 acres
in an existing R-4 zone for Cold Creek Subdivision.
1. REVISED Preliminary Plat, Sheet 1 (attached in Exhibit A): Drawn by S.
Crane, Checked by M. Engebritson, Undated
2. Date of Landscape Plan(s), Sheet Ll.1 (attached in Exhibit A): November 9,
2006
g. Applicant's Statement/Justification: The applicant is requesting preliminary plat
approval of 16 single-family residential building lots and 4 common lots on 4.01 acres
in an existing R-4 zone for Cold Creek Subdivision. This property is being developed
to be sold as "build" lots and the current owner will not likely build homes on it.
Because of this, the applicant has not submitted building elevations with the
application. Due to the sales price for these lots, the anticipated home price ranges are
between $300,000.00 to $350,000.00. The home sizes are anticipated to be between
1,500 and 2,500 square feet, which is consistent wit the Comprehensive Plan for this
area. The architectural materials will be consistent with homes in this price range,
which would be at or above surrounding neighborhoods. The proposed gross density
for the subdivision is 3.99 dwelling units per acre with a net density of 5.04 dwelling
units per acre. The site contains 0.22 of an acre of landscaped common areas
consisting of a 25-foot wide street buffer along W. Ustick Road, a 20-foot wide
common area at the northwest comer of the property where a sewer easement is
located, and a planter island within the turn-around in the road at the north end of the
property.
5. PROCESS FACTS
a. The subj ect application will, in fact, constitute a preliminary plat as determined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a
public hearing is required before the Planning & Zoning Commission and City
Council on this matter.
b. Newspaper notifications published on: January 15, 2007, and January 29,2007
c. Radius notices mailed to properties within 300 feet on: January 5,2007
d. Applicant posted notice on site by: January 19, 2007
6. LAND USE
a. Existing Land Use(s): Vacant agricultural property
Cold Creek Subdivision - PP-06-064
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
b. Description of Character of Surrounding Area: A mix of single-family residential,
rural residential county land, and office uses. This area is rapidly transitioning from
rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Single-family residences (Bridget ower Subdivision), zoned R-4.
2. East: Orthodontist office and vacant undeveloped lot (Primeland Subdivision),
zoned R-4 but approved for office uses.
3. South: Single-family residences (Fieldstone Meadows Subdivision), zoned R-
4.
4. West: Rural residential property, zoned Rl (Ada County).
d. History of Previous Actions: This property was previously annexed into the City and
zoned R-4 but was not platted (date and file number unknown).
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This property is proposing sewer service to a 30-inch
tnmk main on the north side of Five-Mile Creek.
Location of water: This property is proposing water service via the 12-
inch main in U stick Road.
Issues or concerns: 1.) The need for a sewer easement through the
property to the north prior to construction plan approval. 2.) Public
Works staffis in agreement with the Planning Staff's interpretation
of the frontage requirements as they relate to this project, and has
some concerns that all dimensional standards of the zone can not be
met with the proposed number of lots.
2. Vegetation: None
3. Floodplain: This property is not in the floodway, but it is in flood zone X5
4. Canals/Ditches/Irrigation: No major facilities are located on this site, however
all ditches on this property shall be tiled per City Code. See Exhibit B below.
5. Hazards: NA
6. Proposed Zoning: NA
7. Size of Property: 4.01 acres
f. Subdivision Plat Information:
1. Residential Lots: 16
2. Non-residential Lots: 0
3. Total Building Lots: 16
4. Common Lots: 4
5. Other Lots: 0
6. Total Lots: 20
7. Open Lots: 0
Cold Creek Subdivision - PP-06-064
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CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
8. Residential Area: 4.01 acres
9. Gross Density: 3.99 units per acre (Net density: 5.04 units per acre)
10. Lot Sizes: The average lot size in the proposed development is 8,058 square
feet, which meets the minimum R-4 lot size requirement of 8,000 square feet.
However, Lot 2, Block 1 and Lots 4, 10, & 12, Block 2 do not meet the
minimum street frontage of 60 feet (or 30 feet for properties on a cul-de-sac
or on a 900 angle) for the R-4 zone. These lots will need to be amended
accordingly.
g. Landscaping:
1. Width of street buffer(s): 25 feet required along W. Ustick Road; Landscape
buffers along streets shall comply with UDC 11-3B-7.
2. Width ofbuffer(s) between land uses: NA
3.
4,
Percentage of site as open space: 0.22 of an acre or 5.37%
Other landscaping standards: Landscaping must be provided within the
planter island (Lot 1, Block 3) located in the cul-de-sac turn-around.
h. Required Setbacks & other Dimensional Standards (in feet unless otherwise indicated)
per the R-4 zone for single-family detached dwellings:
Setbacks
Required
Front living area/side accessed garage (from back of sidewalk) 15
20
5
Front accessed garage (from back of sidewalk)
Side
Rear
15
Other Dimensional Standards
Street frontage
Street frontage (lots on cul-de-sacs or 900 angle)
Property size
Maximum building height
60
30
8,000 sJ.
35
Minimum living area 1,400 s.f.
Minimum ground floor area for multi-story units 800 s.f.
Note: No changes to the dimensional standards in UDC Table 11-2A-5 were
requested or approved with this application.
1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.):
The sole access to the development will be provided from a public street intersecting
W. Ustick Road. A stub street for future connectivity is provided at the west boundary
of the site. Staff is supportive of the proposed roadway design. ACHD has approved
the public street access to W. Ustick Road and the internal roadway, knuckle and
island, as proposed. Direct lot access to W. Ustick Road is prohibited.
7. COMMENTS MEETING
On January 12, 2007, Planning Staff held an agency comments meeting. The agencies and
Cold Creek Subdivision - PP-06-064
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
departments present include: Meridian Fire Department, Meridian Police Department, Meridian
Parks Department, Meridian Public Works Department, and the Sanitary Services Company. Staff
has included all comments and recommended actions as Conditions of Approval in the attached
Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Future
Land Use Map. Medium density residential areas are anticipated to contain three to eight
dwelling units per acre (see Page 99 of the Comprehensive Plan). The proposed Preliminary Plat
includes 16 single-family lots on 4.01 acres for a gross density of 3.99 dwelling units/acre. The
proposed density lies within the anticipated density of the Comprehensive Plan for this area.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics below policy):
. Chapter VII, Goal Ill, Objective A, Action 1 - Require that development projects
have planned for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services
to the subject property. The City of Meridian plans to provide municipal services to
the lands proposed to be platted in the following manner:
). Sanitary sewer and water service will be extended to the project at the
developer's expense,
). The suqject lands currently lie within the jurisdiction of the Meridian City
Fire District,
>- The subject lands currently lie within the jurisdiction of the Meridian Police
Department (MPD),
>- The roadways adjacent to the subject lands are currently owned and
maintained by the Ada County Highway District (ACHD), This service will
not change.
>- The subject lands are currently serviced by the Meridian School District No,
2, This service will not change,
). The subject lands are currently serviced by the Meridian Library District,
This service will not change.
Municipal, fee-supported, services will be provided by the Meridian Building
Department, the Meridian Public Works Department, the Meridian Water
Department, the Meridian Wastewater Department, the Meridian Planning
Department, Meridian Utility Billing Services, and Sanitary Services Company.
. Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties
from incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone, which Staff believes is compatible with
the adjacent residential uses.
. Chapter VII, Goal I, Objective C, Action 4 - Require new residential development to
meet development standards regarding landscaping, signage, fences and walls, etc.
Landscaping is proposed, and will be provided, on the site in accordance with UDC
ii-3B as shown on the landscape plan submitted with the application. Sign age for
the subdivision is required to comply with UDC ii-3D and will require separate sign
permit approval.
. Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to
Cold Creek Subdivision - PP-06-064
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
provide permanent perimeter fencing to contain construction debris on site and
prevent windblown debris from entering adjacent agricultural and other properties.
The applicant is not proposing to construct permanent perimeterfencing around the
subdivision at this time. However, if permanent fencing is not installed, Staff is
including a condition of approval that temporary fencing to contain construction
debris be installed prior to release of building penn its for the subdivision (see
Exhibit B of this staff report).
· Chapter V, Goal I, Objective A, Action 11- Improve and protect creeks (Five Mile,
Eight Mile, Nine Mile, Ten Mile, South Slough, and Jackson and Evans Drainages)
throughout commercial, industrial, and residential areas.
Staff is requiring a 6-foot tall open vision fence that meets the requirements of UDC
11-3A-6B along the north boundary of the subdivision adjacent to the Five Mile
Creek to protect the creek from debris and deter access to the creek.
· Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential
categories (low-, medium-, and high-density single family, multi-family, townhouses,
duplexes, apartments, condominiums, etc.) for the purpose of providing the City with
a range of affordable housing opportunities.
The subject property is currently zoned R-4 (Medium Low-density residential). The
subject property is located adjacent to land zoned R-4 and land zoned RI in Ada
County. The applicant is proposing detached units in the R-4 zone, which Staff
believes will add to the variety of housing opportunities in this area, Staff finds that
the proposed plat and density is consistent with the Comprehensive Plan designation
of Medium Density Residentialfor this site,
. Chapter VI, Goal II, Objective A, Action 6 - Require street connections between
subdivisions at regular intervals to enhance connectivity and better traffic flow.
There are no stub streets provided to this property from the north or east. One stub
street is proposed at the west boundary, which will provide future connectivity to the
property to the west when it develops.
9. UNIFIED DEVELOPMENT CODE
a. Zoning Schedule of Use Control: UDC 11-2A-2 lists single-family dwellings as
principal pennitted uses in the R-4 zone.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a
range of housing opportunities consistent with the Meridian Comprehensive Plan.
Connection to the City of Meridian water and sewer systems is a requirement for all
residential districts. Residential districts are distinguished by the allowable density of
dwelling units per acre and corresponding housing types that can be accommodated
within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in
the Comprehensive Plan and the general compliance of the proposal with the Unified
Development Code, Staff believes that this is a good location for the proposed single-
Cold Creek Subdivision - PP-06-064
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
family residential development. Please see Exhibit D for detailed analysis of facts and
findings for a preliminary plat.
Dimensional Requirements of the R-4 zone per UDC Table 11-2A-5: The
average lot size in the proposed development is 8,058 square feet, which meets
the minimum R-4 lot size requirement of 8,000 square feet. However, Lot 2,
Block 1 and Lots 4, 10, & 12, Block 2 do not meet the minimum R-4 street
frontage requirement of 60 feet (or 30 feet for properties on a cul-de-sac or
on a 900 angle) for the R-4 zone. These lots should be revised to meet the
minimum frontage requirement by reconfiguring the lots or adding common
drives (frontage for 2 properties sharing a common drive shall be a minimum of
15 feet for each property) or losing a building lot. Staff has included a condition
that the plat be revised to meet this requirement (see Exhibit B). All buildings on
the subject lots should meet the minimum setback and maximum building height
requirements stated in UDC Table 11-2A-5 and #6h above. No variances to the
dimensional standards of the R-4 zone are requested or approved with this
application.
Landscaping: The landscape plan that was submitted for this proj ect, prepared
by Lochsa Engineering, labeled Sheet L1.1 & dated 11-9-06, shall be revised as
follows:
. No trees shall be located within the landscape island on Lot 1, Block
3, above the subsurface infiltration basin,
· Add a landscaped common lot in between Lots 7 & 8, Block 2 to
match that shown on the plat. No trees shall be planted within this
common lot as a sanitary sewer main runs underneath it.
Submit copies of a revised landscape plan, reflecting the changes
mentioned above, with the fmal plat application(s).
A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan and submitted to the Planning Department upon completion of the
landscaping prior to Certificate of Occupancy for the site. All standards
of installation should apply as listed in UDC 11 ~3B-14.
Common Areas/Open Space: The applicant has provided 0.22 of an acre
(5,37%) oflandscaped common area. A 25-foot wide landscape buffer is required
along W. Ustick Road, a minor arterial roadway. Common open space and site
amenities are not required for this development per UDC 11-3G-3A-l, as the
property does not exceed 5 acres in size. Maintenance of all common areas shall
be the responsibility of the Cold Creek Subdivision Homeowners Association.
Staff is supportive of the open space and proposed landscaping shown on the
landscape plan with the conditions of approval listed in Exhibit B.
Landscape Island: Per UDC 11-2A-3, street knuckles shall be separated from
through traffic by a landscape island; a landscape island is shown on the plat on
Lot 1, Block 3. The Fire Department is opposed to any landscape island in the
middle of a cul-de-sac that may prevent a fire truck from turning around at the end
of the court. If the planter island is constructed, parking should not be allowed
within the cul-de-sac and shall be signed accordingly to allow for a turning radius
of 28' inside and 48' outside with a clear driving surface of 20' in width, per the
Fire Department.
Cold Creek Subdivision - PP-06-064
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
Access: The sole access to the subdivision will be provided from a public street,
(currently unnamed) to W. Ustick Road. A public stub street is provided for
future connectivity to the County-zoned parcel to the west. Staff is supportive of
the proposed roadway design. ACHD has approved the access to W. Ustick Road
and the internal roadway, knuckle and island, as proposed. Direct lot access to
W. Ustick Road is prohibited.
Stub Streets: The applicant should be required to provide a public stub street to
the property to the west (Parcel #S0435346665) as proposed on the plat. A
knuckle with a planter island is provided at the northwest property boundary for a
turn-around.
Elevations: The applicant has not submitted elevations for the proposed
single-family dwellings within this subdivision. This property is currently
being developed to be sold as "build" lots. The current owner will likely not
build the homes on this site. Therefore, elevations are not provided with this
application. The minimum living area for homes in the R-4 zone is 1,400 square
feet for detached units and 800 square feet for attached units, with a minimum
ground floor area for multi-story units of 800 square feet, per UDC 11-2A-5.
The UDC does not have design standard requirements for residences.
Conceptual elevations of proposed structures, including building materials,
are required to be submitted with preliminary plat applications per the
preliminary plat application checklist. If the Commission and Council feel that
some specific design guidelines for future structures on this site are necessary,
Staff would suggest that a Development Agreement be required to include these
guidelines.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation
systems be supplied by a year-round source of water. The applicant should be
required to utilize any existing surface or well water for the primary source. If a
surface or well source is not available, a single-point connection to the culinary
water system shall be required. If a single-point connection is utilized, the
developer will be responsible for the payment of assessments for the common
areas prior to signature on the fmal plat by the City Engineer. An underground,
pressurized irrigation system should be installed to all landscape areas per the
approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1.28
Fencing: The applicant is not proposing permanent perimeter fencing at this
time. A 6-foot tall open vision fence, having an ll-gauge, 2-inch mesh or
other construction, equivalent in ability to deter access to the Five Mile
Creek is required per UDC 11-3A-6B, along the north boundary of the
subdivision adjacent to the Five Mile Creek, prior to release of building
permits. If permanent perimeter fencing is not installed along the west and east
boundaries, temporary fencing to contain construction debris should be installed
around the perimeter of the subdivision prior to issuance of building pennits. The
applicant should submit a detailed fencing plan with the final plat application for
the subdivision if fencing is proposed at that time. Fencing should taper down to
a 3 foot maximum within 20 feet of all rights-of-way. All fencing shall be
installed in accordance with UDC 11- 3A-7.
Ditches, Laterals, and Canals: As per UDC 11-3A-6, all inigation ditches,
laterals or canals, exclusive of natural waterways and waterways being used as
amenities, which intersect, cross or lie within the area being subdivided shall be
Cold Creek Subdivision - PP-06-064
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
covered.
b. Staff Recommendation: Based on the above analysis, staff finds that the subject
preliminary plat (PP-06-064) application substantially conforms to the Comprehensive
Plan policies and UDC standards. Staff recommends approval of said PP application,
subject to the conditions listed in Exhibit B.
11. EXHffiITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat (Prepared by Lochsa Engineering, drawn by S. Crane,
checked by M. Engebritson, sheet 1 of 2, undated)
2. Landscape Plan - Sheet Ll.1 (Dated: 11-9-06)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Nampa & Meridian Irrigation District
C. Required Findings from Unified Development Code
Cold Creek Subdivision - PP-06-064
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
A. Drawings
1. Vicinity Map
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Cold Creek Subdivision - PP-06-064
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007
2. Preliminary Plat (Prepared by Lochsa Engineering, drawn by S. Crane, checked by
M. Engebritson, sheet I of 2, undated)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
3. Landscape Plan
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Cold Creek Subdivision - PP-06-064
PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.1.1 The undated preliminary plat labeled as Sheet 1, prepared by Lochsa Engineering, is
approved, with the conditions listed herein.
1.1.2 The landscape plan prepared by Lochsa Engineering on 11-9-06, and labeled Sheet L1.1
is approved with the following modifications/notes:
. No trees shall be located within Lot 1, Block 3, above the subsurface
infiltration basin.
· Add a 20-feet wide landscaped common lot in between Lots 7 & 8, Block 2
to match that shown on the plat. No trees shall be planted within this
common lot as a sanitary sewer main runs underneath it.
. A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC 11-3B-14.
Where the Applicant has submitted a preliminary landscape plan, and where Staff has
reviewed such plan, the landscaping shall be consistent with the preliminary plan with
modifications as proposed by Staff. The proceeding modifications and notes should be
shown on a revised landscape plan submitted with the final plat application(s).
1.1.3 Lot 2, Block I and Lots 4, 10, & 12, Block 2, do not meet the minimum 60-foot wide
street frontage requirement for the R-4 zone; revise plat to meet this requirement.
1.1.4 A 6~foot tall open vision fence, having an II-gauge, 2-inch mesh or other construction,
equivalent in ability to deter access to the Five Mile Creek shall be installed along the
north boundary of the subdivision adjacent to the Five Mile Creek, per UDC 11-3A-6B.
1.1.5 Perimeter fencing or temporary fencing must be installed along the west and east
boundaries ofthe subdivision prior to issuance of building pennits to prevent debris from
blowing onto adjacent properties during construction. Fencing should taper down to a 3
foot maximum within 20 feet of all rights-of-way. All fencing shall be installed in
accordance with UDC 11-3A-7.
1.1.6 Maintenance of all common areas shall be the responsibility of the Cold Creek
Subdivision Homeowners Association.
1.1.7 Provide a stub street to the property to the west, as shown on the preliminary plat.
1.1.8 Direct lot access to W. Ustick Road is prohibited except for the public street access
approved with the subj ect plat.
1.1.9 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural
waterways, and waterways being used as amenities, that intersect, cross or lie within the
area being subdivided shall be covered. Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners), with
written approval or non-approval submitted to the Public Works Department prior to
construction plan approval. If lateral users association approval can not be obtained,
alternate plans will be reviewed and approved by the City Engineer.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
1.1.10 Staff s failure to cite specific ordinance provisions of the UDC or terms of the approved
annexation does not relieve the applicant of responsibility for compliance. The applicant
must comply with all standards of the UDC.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.2.1 Sidewalks/walkways shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to UDC ll-3A-17.
The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water. The applicant should be required to utilize any existing surface or
well water for the primary source. If a surface or well source is not available, a single-
point connection to the culinary water system shall be required. If a single-point
connection is utilized, the developer will be responsible for the payment of assessments
for the common areas prior to signature on the final plat by the City Engineer. An
underground, pressurized irrigation system should be installed to all landscape areas per
the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28.
1.2.2
1.2.3
1.2.4 A detailed landscape plan, in compliance with the landscape and subdivision ordinance,
and as noted in this report, shall be submitted for the subdivision with the final plat
application. Where the applicant has submitted a preliminary landscape plan and where
staff has reviewed such plan, the landscaping shall be consistent with the preliminary
plan with modifications as proposed by staff.
1.2.5 The applicant shall submit a fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to
contain debris must be installed around the perimeter prior to issuance of a building
pennit. All fences shall taper down to 3 feet maximum within 20 feet of all right-of-way.
All fencing should be installed in accordance with UDC 11-3A-7.
1.2.6 Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be mitigated.
1.2.7 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC
11-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains
located to the north ofthis property. The applicant shall provide signed easements for all
mains not located within their property prior to construction plan approval.
2.2 A 14-foot wide all weather access road shall be installed to all manholes, water valves,
and blow-offs not located within the right-of-way.
2.3 The common lot containing the proposed sewer line shall be a minimum of 20-feet wide.
2.4 The applicant shall install sewer and water mains to and through this subdivision;
applicant shall coordinate main size and routing with the Public Works Department, and
execute standard forms of easements for any mains that are required to provide service.
Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is
less than three feet than alternate materials shall be used in conformance of City of
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
Meridian Public Works Departments Standard Specifications.
2.5 With the final plat application the applicant shall dedicate a 5-foot wide public utilities,
drainage and irrigation easement along all interior lot line, and a 10-foot wide public
utilities, drainage, and irrigation easement shall be dedicated along all rear lot lines. Note
#2 shall be stricken from the preliminary plat.
2.6 Revise the plat so that all lots meet the minimum dimensional standards for the R-4 Zone,
per the Planning Department corrnnents.
2.7 Any potential reimbursement agreements must comply with all requirements of City
Code 9-1-13 and 9-4-19, which includes the preliminary agreement (which includes
footage, size, and depth of reimbursable pipe) being finalized prior to construction plan
approval. The detailed agreement with the reimbursable amount shall be approved by
Council prior to plat signature.
2.8 The applicant shall provide a 20-foot easement for all public water/sewer mains outside
of public right of way (include all water services and hydrants). No tress shall be
allowed within this easement.
2.9 The preliminary plat does not show a pressurized irrigation system being installed. Per
City of Meridian code the applicant shall be required to install a pressurized irrigation
system, with service to all lots within this subdivision. If the required system is to be
maintained as a private system, plans and specifications will be reviewed by the Public
Works Department as part of the construction plan review. A "draft copy" of the
operations and maintenance manual will be required prior to plan approval with the "[mal
draft" being required prior to final plat signature on the last phase of this project. If it is to
be owned and maintained by an Irrigation District then a letter of plan approval shall be
submitted prior to scheduling of a pre-construction meeting.
2.10 The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water (UDC 11-3A-6). The applicant should be required to use any
existing surface water for the primary source. If a surface source is not available, a
single-point connection to the culinary water system shall be required. If a single-point
connection is utilized, the developer will be responsible for the payment of assessments
for the corrnnon areas prior to signature on the [mal plat by the City Engineer.
2.11 All existing structures not meeting setbacks or meeting the dimensional standards of the
UDC shall be removed prior to signature on the final plat by the City Engineer.
2.12 Meridian Public Works specifications do not allow any large landscaping within a five
foot radius of water meters. The applicant shall make the necessary adjustments to
achieve this separation requirement and comply with all landscape requirements.
2.13 Any existing domestic wells and/or septic systems within this project shall be removed
from domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used
for non-domestic purposes such as landscape irrigation.
2.14 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural
waterways, that intersect, cross or lie within the area being developed shall be tiled.
Plans will need to be approved by the appropriate irrigation/drainage district, or lateral
users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department prior to plan approval. If lateral users association approval can
not be obtained, alternate plans will be reviewed and approved by the City Engineer.
2.15 Street signs are to be in place, water system shall be installed and activated, sewer system
shall have passed air-testing and video inspection, fencing installed, drainage lots
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
constructed, road base approved by the Ada County Highway District and the Final Plat
for this subdivision shall be recorded, prior to applying for building pennits.
2.16 A letter of credit or cash surety in the amount of 110% will be required for all
uncompleted required improvements prior to signature on the final plat. These include
but are not limited to, fencing, landscaping, amenities, pressurized irrigation, sanitary
sewer, and water.
2.17 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.18 Applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as detennined during the plan review process, prior to
signature on the final plat.
2.19 It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
2.20 Applicant shall be responsible for application and compliance with and NPDES
Pennitting that may be required by the Environmental Protection Agency.
2.21 Applicant shall be responsible for application and compliance with any Section 404
Pennitting that may be required by the Anny Corps of Engineers.
2.22 Developer shall coordinate mailbox locations with the Meridian Post Office. Where
mailboxes are located on or near sidewalk the applicant shall comply with all American
with Disabilities Act requirements for unobstructed sidewalk access.
2.23 Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
2.24 The engineer shall be required to certify that the street centerline elevations are set a
minimum of 3-feet above the highest established peak groundwater elevation. This is to
ensure that the bottom elevation of the crawl spaces of homes is at least l.foot above.
2,25 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all
public residential streets. Two-hundred and fifty watt high pressure sodium streetlights,
on 30' pole shall be required on subdivision entrances and collector roadways. Design of
the streetlights shall be approved by the Public Works Department. Decorative lights
require a streetlight agreement on file with Public Works prior to activation. All
streetlights shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants, and no further than 400' distance in between locations.
Final design locations and quantity are detennined after power designs are completed by
Idaho Power Company. The street light contractor shall obtain approval from the Public
Works Department, and permit from Building Department prior to commencing
installations.
3. FIRE DEPARTMENT
3.1 One and two family dwellings will require a fire-flow of 1,000 gallons per minute
available for duration of 2 hours to service the entire project. Fire hydrants shall be
placed an average of 500 feet apart. International Fire Code Appendix C.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire
Department and water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval ofthe fire hydrant locations shall be by the Meridian Fire Department.
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CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing pennits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section
509.5.
h. Show all proposed or existing hydrants for all new construction or additions to
existing buildings within 1,000 feet of the project.
3.4 Any roadway greater than 150 feet in length that is not provided with an outlet shall be
required to have an approved turn around. Phasing of the project may require a
temporary approved turn around on streets greater than 150' in length with no outlet.
3.5 All common driveways shall be straight or have a turning radius of 28' inside and 48'
outside and shall have a clear driving surface which is 20' wide and be capable of
supporting 75,000 pounds.
3.6 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of
supporting an imposed load of 75,000 lbs. All roadways shall be marked in accordance
with Appendix D Section D103.6 Signs.
3.7 Operational fire hydrants, temporary or permanent street signs and access roads with an
all weather surface are required before combustible construction is brought on site.
3.8 All portions of the buildings located on this project must be within 150' of a paved surface
as measured around the perimeter of the building.
3.9 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire
hydrants and mains shall be provided where required by the code official. For buildings
equipped throughout with an approved automatic sprinkler system installed in accordance
with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet
(183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system
installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement
shall be 600 feet (183 m).
3.10 The fIre department is opposed to any landscape island in the middle of a cul-de-sac
that may prevent a fire truck from turning around at the end of the court. If the
planter island is constructed, parking shall not be allowed within the cul-de-sac and
shall be signed accordingly to allow for a turning radius of 28' inside and 48' outside
with a clear driving surface of 20' in width.
4. POLICE DEPARTMENT
4.1 Any fencing proposed along the Five Mile Canal shall allow visibility from the street or
shall not exceed four feet in height if solid fencing is used.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
5. PARKS DEPARTMENT
5.1 The Parks Department has no concerns with the site design as submitted with the
application.
6. SANITARY SERVICE COMPANY
6.1 SSC has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1. SITE SPECIFIC CONDITIONS OF APPROVAL
7.1.1 Construct a 5-foot concrete sidewalk 41-feet from the centerline of Us tick Road
(measured face of walk to centerline), as proposed.
7.1.2 Dedicate a total of 48.feet of right-of-way from the centerline of Us tick Road abutting the
parcel, an additional 23-feet. 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 pennit (or other
required pennits), whichever occurs first. Allow up to 30 business days to process the
right-of-way dedication after receipt of all requested material. The District will purchase
the right-of-way which is in addition to existing right-of-way from available Corridor
Preservation Funds.
7.1.3 Construct an entry road approximately 116-feet east ofthe southwest property line
(measured property line to centerline) located in alignment with North Quarrystone Way,
as proposed.
7.1.4 Construct the internal roadways as 36-foot street sections within 50-feet of right-of-way
complete with curb, gutter and 5-foot attached concrete sidewalk, as proposed.
7.1.5 Construct a knuckle with center island located at the northwest property line and provide
a 29-foot street section on either side of the center island, as proposed.
7.1.6 Construct a stub street to the west located approximately In-feet south of the northwest
property line (measured property line to centerline). A sign shall be installed at the
tenninus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE". Utilize the required knuckle for a turnaround, as proposed. Provide to
ACHD a letter from the Fire Department specifically approving the knuckle functioning
as a turnaround.
7.1.7 Direct lot access to U stick Road is prohibited and shall be noted on the final plat.
7.1.8 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD
roadway or right-of-way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site
shall be borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
7.2.5 Comply with the District's Tree Planter Width Interim Policy.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District
Policy Manual, ISPWC Standards and approved supplements, Construction Services
procedures and all applicable ACHD Ordinances unless specifically waived herein. An
engineer registered in the State of Idaho shall prepare and certify all improvement plans.
7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building
permit (or other required pennits), which incorporates any required design changes.
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for
occupancy.
7,2.10 Payment of applicable road impact fees is required prior to building construction in
accordance with Ordinance #200, also known as Ada County Highway District Road
Impact Fee Ordinance.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-
way. The applicant at no cost to ACHD shall repair existing utilities damaged by the
applicant. The applicant shall be required to call DIGLINE (1~800-342-1585) at least
two full business days prior to breaking ground within ACHD right-of-way. The
applicant shall contact ACHD Traffic Operations 387-6190 in the event any AClIO
conduits (spare or filled) are compromised during any phase of construction.
7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the applicant or the applicant's authorized representative and an
authorized representative of the Ada County Highway District. The burden shall be upon
the applicant to obtain written confirmation of any change from the Ada County Highway
District.
7.2.13 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 subj ect 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.
8. NAMPA & MERIDIAN IRRIGATION DISTRICT
8.1 A Land Use Change application is required to be filed, for review, prior to final platting.
Please contact Donna Moore at 466.7861 for further information.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
C. Required Findings from Unified Development Code
1. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or
short plat, the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan. Staff supports the proposed density and proposed plat
layout, with recommended changes, as the development generally complies with
the provisions of the Comprehensive Plan. Please see Comprehensive Plan
Policies and Goals, Section 8, of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services can be made available to accommodate the
proposed development. (See Exhibit B of the Staff Report for more details from
public service providers.)
3. The plat is in conformance with scheduled public improvements in accord
with the City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development
at their own cost, Staff fmds that the subdivision will not require the expenditure
of capital improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends that the Commission and Council rely upon comments from
the public service providers (i.e., Police, Fire, ACHD, etc.) to detennine this
fmding. (See Exhibit B, Agency Comments and Conditions, for more detail.)
5. The development will not be detrimental to the public health, safety or
general welfare; and
Staff is not aware of any health, safety, or environmental problems associated
with the development of this subdivision that should be brought to the Councilor
Commission's attention. ACHD considers road safety issues in their analysis.
Staff recommends that the Commission and Council reference any public
testimony that may be presented to detennine whether or not the proposed
subdivision may cause health, safety or environmental problems of which staff is
unaware.
6. The development preserves significant natural, scenic or historic features.
Except for the Five Mile Creek, which is located adjacent to the north boundary,
Staff is unaware of any natural, scenic, or historic features on this site. The
applicant is not proposing to disturb the Creek. Therefore, Staff fmds that the
proposed development will not result in the destruction, loss or damage of any
natural, scenic or historic feature( s) of maj or importance. Staff recommends that
the Commission and Council reference any public testimony that may be
presented to detennine whether or not the proposed development may destroy or
damage a natural or scenic feature(s) of major importance of which staff is
unaware.
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