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BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLA T APPROVAL FOR
CASTLEBROOK SUBDIVISION
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CRESTLINE DEVELOPMENT, LLC, )
Applicant )
Case No. PP - 02-016
RECOMMENDA TION TO CITY
COUNCIL
1. The property is approximately 39.96 acres in size and is generally located on the
east side of Black Cat Road, 1Iz mile south of Cherry Lane, Meridian.
2. The owners of record of the subject property are Bernard L. McFadden and the
Bernard L. McFadden Life Estate, 950 N. Black Cat Road, Meridian.
3. Applicant is Crestline Development, LLC, 416 E. 18t Street, Meridian.
4. The subject property is currently zoned RUT by Ada County. There is, however,
an application for annexation and zoning to R-4 before the City Council. The
zoning ofR-4 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:
120 building lots and 11 other lots, including 2 open-space/ drainage lots, a
micro-path lot, and landscape lots along 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 recognize the concerns of Joint School
District NO.2 dated July 31' 2002.
RECOMMENDATION TO CITY COUNCIL OF AFPROV AL OF PRELIMINARY PLAT FOR
CASTLEBROOK SUBDIVISION- CRESTLINE DEVELOPMENT LLC - Page 1
RECOMMENDA TION
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 Requirements
1. Water service to this site shall be via main line extensions from the existing mains
adjacent to the property. The Applicant shall be required to extend water mains to
and through the proposed development, thereby making them available to the
adjacent properties (Stub streets, and El Gato Road).
2. Although still under investigation, staff finds that sanitary sewer service should be
available to the lots within the proposed subdivision, Sanitary sewer service to
this site will be via a temporary lift station within the Blackstone Subdivision.
This station pumps to an existing gravity sewer main located in Black Cat Road,
that then flows to the Ashford Greens lift station. The Blackstone lift station shall
be upgraded or modified, at the developer's expense, to the City of Meridian's
standards and specifications. The Applicant will be responsible to construct lateral
sewer mains to and through this proposed development. Subdivision designer to
coordinate main sizing and routing with the Public Works Department. This
development shall be subject to the Ashford greens sewer latecomers fees. Black
cat trunk development fee of$I,500.00 per dwelling unit shall also be assessed
against this development. Payment of the trunk development fees and latecomer
fees are required prior to signature on the final plat map by the City Engineer.
3. Underground year-round pressurized irrigation must be provided to all lots within
this development. If the pressurized irrigation system within this development is
to remain a private Homeowners Association system, complete plans and
specifications shall be reviewed by the Public Works Department as part of the
development plan review process. A draft copy of the pressurized irrigation
system O&M manual must be submitted prioir to plan approval. 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.
4. A detailed fencing plan shall be submitted upon application of the final plat.
Fencing adjacent to the micro-path shall be constructed by the developer, in
accordance with the Landscape Ordinance (MCC 12-13-15-9). A solid fence shall
RECOMMENDATION TO CITY COUNCIL OF AFPROV AL OF PRELIMINARY PLAT FOR
CASTLEBROOK SUBDIVISION- CRESTLINE DEVELOPMENT LLC - Page 2
be required around the perimeter of the subdivision unless the City agrees in
writing that such a fence is not required. Fencing adjacent to the Kennedy Lateral
shall be open vision and non-combustible.
5. 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.
6. Add or revise the following notes on the preliminary plat:
(5.) All interior water mains shall be 8"0, and exterior mains shall be 12 "0
unless otherwise shown.
(6.) Pressurized irrigation system to be provided owned and operated by?
(10.) All fencing adjacent to the pathwav svstem and internal open-space/
drainage lots shall be limited to four-feet (4') in height if constructed of a solid.
sight-obscuring material.
(11.) Direct lot access to Black Cat Road shall be prohibited unless specificallv
permitted bv ACHD and the City of Meridian.
(12.) Anv re-subdivision of this plat shall be in compliance with the most
recentlv approved subdivision standards of the City of Meridian.
(13.) A note shall be added to the plat stating that this subdivision is subject to
the terms of the Right to Farm Act pertaining to adjacent agricultural parcels.
7. The Applicant shall provide a phasing plan for the subdivision at least ten (10)
days prior to the next public hearing for this project.
8. Any drainage areas (detensionl retension 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.
9. A detailed landscape, in compliance with the landscape ordinance shall be
submitted for the subdivision at least ten days prior to the next public hearing for
this project.
10. Graphically depict the FEMA flood plain boundary adjacent to the Ten Mile
Creek. Note restrictions associated with the flood zone on the face of the
preliminary plat.
11. Sanitary sewer shall be extended to El Gato Road from Biltmore Avenue.
12. Lot 1, Block 8 does not meet the minimum street frontage requirement on the
Gillette Street frontage. Either adjust the lot frontage to conform to the minimum
80 foot frontage, or place an arrow on the lot to signify the front of the lot house
towards Golfview Way.
13. The landscape plan shall be coordinated with the Public Works Department for
the common areas adjacent to Black Cat Road, due to the location of the
temporary sanitary sewer mains.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
CASTLEBROOK SUBDIVISION- CRESTLINE DEVELOPMENT LLC - Page 3
14. Revise the preliminary plat to provide a 300' offset from the northern subdivision
entrance (Gillette Street) and the southern Corral Creek Subdivision, per ACHD
requirements.
15. Revise the preliminary plat to show the required 40' of roadway on El Gato Road
per ACHD requirements.
16. A revised preliminary plat shall be submitted at least 10 days prior to the next
public hearing for this project.
17. Approval of this project is subject to the results of a sewer study.
18. Applicant shall revise the plat to evidence a twenty-five foot (25') landscape
buffer along Black Cat Road.
19. Applicant shall add a separate common lot included in the plat to reflect a twenty
foot (20') sewer easement adjacent to block 2, lot 7.
20. The fence surrounding the perimeter of this project shall be six feet (6') in height.
The bottom four feet (4') shall be opaque and the top two feet (2') shall be in a
lattice style or another similar style which is not obstructive to view.
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, lateral, or canals, exclusive of natural walkways,
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 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
CASTLEBROOK SUBDIVISION- CRESTLINE DEVELOPMENT LLC - Page 4
2. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
3. Acceptance of the water supply for fire protection will be by the Meridian Water
Department.
4. Final approval of the fire hydrant locations shall be by the Meridian Fire
Department.
5. All radii shall be 28' inside and 48' outside radius for all internal roads.
6. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation per section 1103.2.4 of the Uniform Fire Code.
7. The roadways shall be built to Ada County Highway Standards, with a minimum
clear street width of 20'. All 29' wide streets have restricted parking to one side.
All 33' wide street sections shall also be posted no parking on one side to prevent
encroachment of the required clear width of 20' .
8. The proposed 120 lot subdivision with an estimated 2.8 residents per household
would have a total estimated population of336 residents at build out. According
to a report completed by Fire & Emergency Services Consulting Group in
February of2000 our requests for service are projected to reach 2800 in the year
2005 and 3800 by the year 2010, this is up from 2069 responses in the year 2000.
9. The proposed project lies outside the five-minute response zone goal.
Achievement of this goal is subject to budgetary constraints and is intended to
enhance the probability of a favorable outcome on a request for Basic Life
Support. The budget constraints are typically defined as capital outlay for
facilities that are located within 1.5 miles from a given location and sufficient
operational funds to staff the facilities.
10. The phasing plan may require that any roadway greater that 150' in length that is
not provided with an outlet shall be required to have a turnaround.
11. Phasing of the subdivision that may result in access being provided by a single
access point serving greater than 30 homes will require a secondary access point.
C. 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 931-3805. It is recommended that irrigation water be
made available to all developments within the Nampa & Meridian Irrigation
District.
D. Adopt the Recommendations of the Central District Health Department as
follows:
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
CASTLEBROOK SUBDIVISION- CRESTLINE DEVELOPMENT LLC - Page 5
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.
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