HomeMy WebLinkAboutBurney Glen Subdivision PP
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. PP-02-025
REQUEST FOR PRELIMINARY )
PLAT FOR BURNEY GLEN ) RECOMMENDATION TO CITY
SUBDIVISION ) COUNCIL
)
PROPERTIES WEST, INC., )
Applicant )
1.The property is approximately 35.94 acres in size and is generally located on the
east side of N. Meridian Road, ½ mile north of Ustick Road.
2.The owner of record of the subject property is Wanda White Trust, c/o Pamela
Geile, 4399 N. Meridian Road, Meridian, Idaho 83642.
3.Applicant is Properties West, Inc., P.O. Box 2797, Boise, Idaho 83701.
4.The subject property is currently zoned RUT by Ada County. 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:
Burney Glen Subdivision, a 119 building lot single-family residential subdivision.
8.There are no significant or scenic features of major importance that affect the
consideration of this application.
9. The Planning & Zoning Commission recognized the concerns of Wendel Bigham,
Joint School District No. 2, in a letter dated November 4, 2002.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
BURNEY GLEN SUBDIVISON - Page 1
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 Special Recommendations of the Planning and Zoning Commission as
follows:
1.The Planning & Zoning Commission acknowledges that the revised plat
has changed from 117 building lots and 15 other lots to 119 building lots
and 12 other lots.
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
Site Specific Comments / Preliminary Plat
1. Sanitary sewer and water service to this site shall be via main line
extensions from existing mains adjacent to the property.
2. Applicant shall submit ground water monitoring data to the Public Works
Department covering the period from the initial investigation to the
present.
3. Applicant will be responsible to construct the sewer and water mains to
and through this proposed development, thereby making them available to
adjacent properties, including N. Meridian Road. Subdivision designer to
coordinate main sizing and routing with the Public Works Department.
4. The applicant has indicated that a pressurized irrigation system within this
development will be owned and maintained by the Settler’s Irrigation
District. Please revise the plat to show how the system is going to be
served (i.e. connection to an existing 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.
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BURNEY GLEN SUBDIVISON - Page 2
5. 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.
6. Add or revise the following preliminary plat notes:
(14.) Add a note to the face of the plat restricting direct lot access to
Meridian Road unless specifically permitted by ACHD and the
City of Meridian.
(15.) Add a note to the face of the plat that restricts fencing adjacent to
the pathways within the subdivision to being no greater than four
feet in height if solid sight-obscuring material is used for fence
construction.
(16.) Add a note to the face of the plat regarding the “Right to Farm
Act”
(17.) Add a note to the face of the plat to dedicate 10-foot rear yard, and
5-foot side yard easements for public utilities, drainage, and
irrigation.
7. Add pedestrian pathways between Lots 5-6, Block 6 and Lots 17-18 Block
6.
8. Designate on the plat that Lot 2 Block 9 shall only take access to/from
Donovan Way and not onto the traffic roundabout.
9. Include a temporary turnaround at north end of Donovan Way. This may
be accomplished in either of the following ways:
(1) Designate one of the lots at the north end of Donovan Way as
unbuildable—with a note on the plat—to accommodate the turn-
around until the street is extended.
(2) Secure permission to construct the temporary turn-around on the
adjacent property to the north from the property owner.
10. Revise the side yard setback noted on the face of the plat to reflect 5-foot
per story.
11. Ten (10) copies of a revised plat shall be submitted to the City Clerk’s
Office at least ten days prior to the next public hearing for this plat.
General Comments
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
BURNEY GLEN SUBDIVISON - Page 3
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, play equipment, pressurized irrigation, sanitary
sewer, water, etc., prior to signature on the final plat.
4.All pathways within the proposed subdivision shall be designed in
accordance with MCC 12-13-15 “Micropath Landscaping”.
5.A detailed landscape plan, in compliance with the landscape ordinance
shall be submitted for the subdivision with the final plat application.
6.Sidewalks within the proposed subdivision shall be built in accordance
with MCC12-13-10-8
.
7.250 and 100-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. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company.
The street light contractor shall obtain design and permit from the Public
Works Department prior commencing installations.
8.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. Plans will need to
be approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owner’s), with written approval or non-approval
submitted to the Public Works Department. If lateral users association
approval can’t be obtained, plans will be reviewed and approved by the
meridian City Engineer prior to final plat signature.
9.Please submit all updated groundwater/soils reports to the Public Works
Department for review. Any drainage areas (detention/retention basins)
must be designed to ensure that water is retained only during 100-year
storm events, and for a period of time not to exceed 24 hours. Side slopes
within drainage areas shall not exceed 3:1.
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10.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.
11.Developer shall coordinate mailbox locations with the Meridian Post
Office.
12.Any existing domestic wells and/or septic systems within this project will
have to be removed from their 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.
13.Compaction test results must be submitted to the Meridian Building
Department for all building pads receiving engineered backfill, where
footing would sit atop fill material.
14.Applicant’s engineer will be required to submit a signed, stamped
statement certifying that all street finish centerline elevations are set a
minimum of three feet above the highest established normal groundwater
elevation.
C. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1. Dedicate 35-feet of right-of-way from the centerline of Meridian 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 prior to breaking
ground, in accordance with the ACHD Ordinance in effect at that time
(currently Ordinance #195).
2. Construct 5-foot concrete sidewalk abutting the site on Meridian Road.
Locate the sidewalk 2-feet within the new right-of-way. If the sidewalk
meanders outside of the right-of-way, provide the District with an
easement.
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3. Construct West Burney Glenn Drive to intersect North Meridian Road
approximately 250-feet north of the south property line, as proposed.
4. Construct West Fulham Court to align with West Halpin Drive or offset
the roadway a minimum of 125-feet.
5. Construct Burney Glen Drive as a residential collector from Meridian
Road to Donavan Way, as proposed. Construct this portion of the
roadway as a 36-foot street section with vertical curb, gutter and 5-foot
concrete sidewalk within 50-feet of right-of-way. Direct lot access and
front on housing is prohibited on residential collectors
6. Construct the internal roadways as 36-foot street sections with curb, gutter
and sidewalk within 50-feet of right-of-way, as proposed.
7. Extend West Welford Drive from the east property line approximately
300-feet north of the south property line, as proposed.
8. Extend North Rickerby Way from the south property line approximately
990-feet west of the east property line, as proposed.
9. Extend North Donovan Way from the south property line approximately
490-feet east of the west property line, as proposed.
10. Extend North Kilberry Way from the north property line approximately
740-feet west of the east property line, as proposed.
11. Construct a stub street, North Donavan Way, that extends to the north
property line approximately 650-feet east of the west property line, as
proposed. Construct a temporary turnaround with a sign at the terminus of
the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
12. Design the roundabout with 21-foot street sections on either side of the
center island without driveways near or accessing the roundabout.
Dedicate sufficient right-of-way on either side of an island. Coordinate
the size and design of the roundabout with traffic services staff.
13. Construct a left-turn and right-turn deceleration lane on Meridian Road for
traffic turning into the site at the Burney Glenn Drive intersection.
Coordinate the design of the lane with District staff (387-6140).
14. Construct a right-turn deceleration lane on Meridian Road for traffic
turning into the site at the Burney Glenn Drive intersection. Coordinate
the design of the lane with District staff (387-6140).
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15. Construct two knuckles without islands within the subdivision, as
proposed.
16. Provide a minimum turning radius of 45-feet for the cu-de-sac turnarounds
17. Construct landscape islands on West Burney Glenn Drive and West
Halpin Drive, as proposed. Provide a minimum of 21-feet (measured
back-of-curb to back-of-curb) on either side of the island to safely channel
traffic. The island shall be owned and maintained by a homeowners
association. Notes of this are required on the final plat.
18. The applicant shall enter into a development agreement with ACHD that
outlines right-of-way acquisition, costs, timing and payment; and shall
also include an agreement that this development shall be subject to any
extraordinary impact fee, LID or other funding source established by the
District to improve the surrounding roadways; or shall be subject to the
development’s proportionate share of surrounding roadway improvements
as established by the applicant’s traffic impact study.
19. Other than the access points specifically approved with this application,
direct lot access to Meridian Road and Burney Glen Drive is prohibited.
These restrictions shall be noted on the final Plat.
20. 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.
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 years 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
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BURNEY GLEN SUBDIVISON - Page 7
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 are 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 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.
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.
D. 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 a duration of 2 hours to service the entire project. Fire
hydrants shall be placed an average of 400’ apart. 1997 UFC Appendix
III-A
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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. 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 turn around.
5. All roads shall have a turning radius of 28’ inside and 48’ outside.
6. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation per section 1103.2.4 of the Uniform Fire Code.
7.Operational fire hydrants and temporary or permanent street signs are
required before combustible construction begins. UFC 901.4.2 & 901.3
8. A minimum of two points of access will be required for any portion of the
project, which serves more than 50 homes. UFC 902.2.1. The Planning and
Zoning Commission further recommends approval of the proposed Phase 1
(51 building lots) to be constructed with a single point of access.
9. The proposed 117-lot subdivision with an estimated 2.9 residents per
household would have a total estimated population of 339 residents at build
out. 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 of
2000 our requests for service are projected to reach 2800 in the year 2005
and 3800 by the year 2010.
10. The roadways shall be built to Ada County Highway Standards and shall
have a clear driving surface, available at all times, which is 20’ wide. This
may affect the landscape islands in Block 8 Lot 1, Block 11 Lot 1, Block 13
Lot 1, Block 5 Lot 1, they may have to be posted “No Parking Fire Lane”.
UFC 902.2
11. Building setbacks shall be per the Building Code for one and two story
construction.
E. Adopt the Recommendations of Settler’s Irrigation District as follows:
1. All irrigation and drainage facilities/easements will need to be protected
that are effected by this project. The facility involved is the Starkey
Lateral which courses along the north and east boundaries of the property.
A license agreement needs to be in place prior to construction.
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2. All storm drainage must be retained on-site.
3. Plan review/inspection fees shall be paid prior to any approvals.
4. The developer has indicated that SID will own, operate, and maintain the
pressure irrigation system. An agreement needs to be in place prior to the
pre-construction meeting.
F. Adopt the Recommendations of Central District Health Department as follows:
1. This proposal can be approved after written approval from appropriate
entities are submitted.
2. 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.
3. Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy swale prior to discharge to
the subsurface to prevent impact to groundwater and surface water quality.
5. 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.
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