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Home My WebLink AboutRevised Project Narrative B:tFeb.23, 20071; 2:04PMes3423979 L.o:::t-5A ENGINEERING No. 7076 P. 3/6El2 LOCHSA ENGINEERING OF IDAHO RILEY MAHAFFEY. P.E. LEB HAlUUSON, S.B. PRELIMINARY PLAT PROJECT NARRATIVE FOR COLD CREEK SUBDMSION CLIENT: BSCjLLC LOCHSA ENGINEElUNO OF ID.AHO rOB NO. 061015,00 November 9, 2006 Revised 'Febl'\latY 19.2007 stRUCTURAL Ie CIVIL ENGINEEPitlNG 13f 1 W. JEFFERSON. IIOISI, ID. ~HON!t (208) 342.7t68' FAX (208) 342-30,.. t.1'F e b, 23. 20071: 2: 04PM~l;I:;;I4~;itl(~ LOCHSA ENeII'EERING No. 7076 IP. 4/6B3 INTRODUCTION The fonowing narrative 1. respectfully submitted u a description of the proposed Cold Creek Subdivision. This project includcs the prcUminary plat of an existing 4.0116 acre parcel located on the north side of Us tick 'Road and east of Ten Mile Road. The current site address is W. Usticlc Rd. Meridian, Idaho 83646 and is parcel number 50435346700. The parcel is cutrently zonedR-4. The project has been annexed into the City of Meridian, and this application proposes a Preliminary Plat. The project will include 16 rE:sidentiallots wHh a minimum lot sie of 8,000 square feet. Per the City of Meridian Comprehensive Plan, the minimum sll1:e allowed for a Te5idence i$ 1,400 square feet. The te<ihnic:a1 and planning aspects of this proposed development arc described in greater detail below. COMlREBENSIVE PLAN COMPLIANCE The City of Meridian Future Land Use Map adopted on August G, 2002 and amended October 10,2006 was used to verify the proposed residential designation as being in compliance with the Meridian Comprehensive Plan. This map indicates that the future land use for this property is Medium Density Residenti~. Per the Com)) Plan Amendment, Resolution ~o. 04-4541 Medium Density Residential is defined as follows: Medium Density: to allow smaller lQts for rosidential purposes within city limits. Uses may include single-family homes at densities of three to eis,ht dwelliDs: units per acre. A planned development may be required fot large subdivision.. Density bonuses may also be ~onsidercd with the provision of public amenities such as open space~ pathways~ or land dedicated for 1'ublic services. The existing R-4 ~oning meets the lot densities suggested in the Meridian. Compreh.ensive Plan. The minimum tot size proposed is 8,000 square feet. 'Ibis zoning reqwres a minimum residence size of 1,400 square feet aDd a minimum ground fl~r area of 800 square feet. It is the intent of the developer to provide homes larger than this miDimum to meet the market demand for bighc:r end residential homes. There are a total of 16 residential lots and the net lot density is approximately 3.9884 dwelling 1D1its per acre. The average lot 81m is 8,123 square feet Thete is a proposed righ.t-of~WilY dedication of 1.0S acres and an open space area or 10,829 square ,feet. The open space area consista of four comroon area tracts, Lot 1. Block 1, Lot 1 & 11, Block 2 &.. Lot IJ Block 3. The total area of open "ace is approximately 9,383 square feet. This open space area i, !4 of 1 % of the project area composed of the residcntiallots and the interior streets. The adjacent parcel to the south is the Tumble Creek Subd;vision, to the ell$t and the nortb is the Towerbridge Subdivision which are aU zoned R-4. lbe adjacent parcel to the we$t 11 a private residcnco and is currently zoned R-I. The project matches the Future Land Use Map for lot si~e which also includes the properties to the south, east and north. LOCHSA ENGINEERING OF lDA.80 Address: 1311 W. Jefferson Boise Idaho. Phone (208) 342-7168- fax (208) 342..3079 E:l:Feb.23, 20073: 2:04PMes34231379 LDCHsA ENGlNEERING No. 7076 p, 5/6134 20f3 Pebrnarv 19. 2007 ROADWAY DEDICATION I ACCESS Pre-Applicat.ion mcotiDgs have been held with the City of Meridian planning department and the AdJ. County Highway Depa.rtment planning department to discuss the required right..of- way dedications and likely acces.s points. The City of Meridian will require tbe main street within the project to stub to the west fOT :future development. The dedication and improvement requJ.rements presented by the Ada COW1ty Highway Departmeot in a prc-applicatiou meeting are as follows; Wcit Ustick Rold is currently classified 8S an arterial road and i$ under ACHD jurisdiction. West Ustick Road is not under Tdaho Transportation Department jurisdiction. Currmtly there is a 2S foot right..or-way on tbe north side of West Ustick Road and 45 feet of right-of-way on the south side of West Ustic:k Road. The design riabt-ot-way will be 96 feet; 48 feet on both sides with a 5 foot sidewalk located a minimum of 41 feet to the: face of sidewalk from centerline. Then will be no curb and sutter :required. The City of Meridian also indicated tha.t a 2S foot landscape buffer will be required adjacent to this collector. ':The preliminary 'plat indicates that all ofthese improvement and dedication requirements are met. The interior streets shall be improved per the ACHD residential street sections_ A local residctial street include:s Q 50 foot right-otway section with a 36 foot ba.ck of curb to back of curb dimension, a 5 foot sidewalk and a 2 foot landscape strip within the right..or-way. The preliminary plat indicates that .all oftheso imf)fOvement and dedication requireme,nts are met. Comm.on Lot 1 ~Block 3 is required to achieve a turn around for fire trucks. The lot geometry allows emergency access around common Lot 1, Block 3 for emergency access. ENGINEERING I UTILIn' I DRAINAGE Idaho Power bas an existing 3 phase line I'l1nning along West Ustick Road on the south side of the road. It will depend on what demands lire required for the site to determine whether single phase or multi.~phase power will be needed. There is aD avaiJable switch approximately 130 teet to the east, just west of the Towerbridge Subdivision entrance, with 1 feed, 350 case mill within the ec>mmOD IRa. Interm~taIn Gas has a 4" plastic low pressure gas line 23 feet north of the centerline of West U$tielc Road. It IS proposed to tiel into this line at the entrance of the subject parcel. Sanitary Scwot will be provided by the city of meridian. There are two 30" seWer mains located on the south side of Tbe Towcrbridge Subdivision, Connecting to either oftheae Sewer mains will require boring under 5 Mile Creek, partel 80435346800. Water service will be provided by the city of Meridian. There is an existing '12" water main within the north side of West Ustick Road. LOCBSA ENGINEERING OF IDAHO Address: 1311 W. Jefferson Boise Idaho · Phone (208) 342-7168- Fax (208) 342-3079 tl~Feb. 23. 20071: 2:05PMa83423079 LOCl-5A ENGINEERING No. 7076 P. 6/606 30f3 February 19. ~PP7 Nsmpa Meridian Imption owns and mana,ges the pressure irrigation facilities, The development of this property will require conncl;tmg to the ~sting pressuro imgation facilities within the Tumble Cree" Subdivisiont which is adjacent to the subject parco! on the south side of West Ustick Road. Nampa Merit1ian Inigation at this time was unable to determine the full extent of any u1?grade$ uuul the final design could. ba reviewed. Drainage for the proposed street shall be per the requirements oftbe Ada County Highway District. '!he current plans are to collect lot and street runoff in grated inlets located within the CUJ:'b 2Dd gutter. provide pre~treatmcnt with a sand and grease interceptor and 9tore the desi.gr.a 'torm nmoffin seepage bods loe.ated within the dedicated risht olway. PROPOSED STRUCTURES This property is currently beins developed to be sold as "buildn lots. The current owner will likely not build the bomes on this sire. Thus, it is outside of the scope of this owne{ to provide architectural plans lor review. Due to the saJe price for these lots, the anticiPated home price , ~gcs are between S300,OOO to 5350,000. The home sizes are anticipated to bo between 1500 to 2500 square foot which is consistent with the comprehensive plan tor this area as stated in previous sections. Tbe arehJtecturat materials win be ccmsistent with homes in this price range which would be at or above surrounding neishborhoods. LOCHSA ENGINEERING OF IDAHO Addl'eS$: 131 J W. Jefferson Boise tdaho -l'hone (208) 342.71 !S8- Pax (208) 342-3079