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BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. PP-02-027
REQUEST FOR PRELIMINARY )
PLAT FOR CEDAR SPRINGS ) RECOMMENDATION TO CITY
NORTH SUBDIVISION ) COUNCIL
)
HOWELL-MURDOCH )
DEVELOPMENT CORPORATION, )
Applicant
1.The property is approximately 81.54 acres in size and is generally located on the
south side of W. McMillan Road, ¼ mile west of N. Meridian Road, Meridian.
2.The owners of record of the subject property are Howell-Murdoch Development
Corporation, 4822 N. Rosepoint Way, Suite C, Boise, Idaho and Chukar Estates,
LLC, 4487 N. Dresden Place, Suite 102, Boise, Idaho 83714.
3.Applicant is Howell-Murdoch Development Corporation, 4822 N. Rosepoint
Way, Suite C, Boise, Idaho.
4.The subject property is currently zoned RUT by Ada County. There is, however,
an application for annexation and zoning to R-8 & L-O before the City Council.
The zoning of R-8 & L-O 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:
Mix of single family residential (attached & detached) and office uses.
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 CEDAR
SPRINGS NORTH SUBDIVISION – PP-02-027 - 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 and Zoning Commission recommends either adding one stub street
connecting Black Rock Drive to Lot 18, Block 13 so that the future single-family
attached phase is connected to the single-family detached phases of the project or
providing access to Lot 18, Block 13.via McMillian Road. All other stubs are
recommended as proposed and approved by ACHD.
2.The Planning and Zoning Commission recommends that the City Council that the
applicant be allowed to let the Settlers Canal and the White Drain remain untilled.
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
Site Specific Comments / Preliminary Plat
1. Sanitary sewer service to this site shall be via main line extensions from
the newly installed White Drain Trunk. This development shall be subject to
sanitary sewer latecomer fees to reimburse the City for extending sewer service
into the area. The latecomer fees for each lot shall be due and payable upon
signature on final plat.
2. Domestic water service to this site shall be via main line extensions from
mains being installed adjacent to the property.
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. Subdivision designer to coordinate main sizing and routing
with the Public Works Department.
4. The applicant has indicated that the pressurized irrigation system within
this development is to be owned and operated by the Settler’s Irrigation District.
Please revise the plat to show how the system is going to be served (ie connection
to an existing system, or independent pumping facilities) Underground year-round
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR CEDAR
SPRINGS NORTH SUBDIVISION – PP-02-027 - Page 2
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.
5. A detailed fencing plan shall be submitted upon application of the final
plat. Permanent perimeter shall be required around the subdivision unless the City
agrees in writing that such a fence is not required.
6. In accordance with MCC 12-13-10-8, Applicant shall provide detached
sidewalks adjacent to McMillan Road.
7. If depth to groundwater becomes an issue in this subdivision and DEQ, or
other regulatory agency, requires impermeable surfacing in the storm water
detention areas, such areas shall not be counted toward the required open space
calculation.
8. Unless a waiver is granted by Council, the applicant shall be responsible
to tile all irrigation ditches, laterals, and canals per MCC 12-4-13.1.
9. Additional micro-paths shall be depicted on the landscape plan and
constructed between Lots 14 & 15, Block 12 and between Lots 4, 5 & 6 Block 6.
A detailed landscape plan will be required with any application for Final Plat.
Note: The Landscape Plan does not show any sidewalks, but sidewalks shall be
required, per Site Specific Comment #6 and General Comment #6 of this report.
10. Applicant shall submit ground water monitoring data to the Public Works
Department from the date of the initial investigation (9/29/00), to current.
11. Add or revise the following preliminary plat notes:
?
Add a note to the face of the plat limiting solid fencing adjacent to micro-path
lots to no more than four (4) feet in height per the Meridian Landscape Ordinance.
?
Add a note the face of the plat regarding the dedication and maintenance of
Lot1 Block 1, Lot 1 Block2, Lots 1 & 10 Block 3, Lot 29 Block7 and Lot 19
Block 13.
12. Lot Dimensions: Lot line dimensions for parts of Lot 11 Block 13, Lots 6,
7, and 8 Block 12, Lots 4 and 5 Block 7 and Lot 16 Block 6 are missing from the
plat and must be added to the revised preliminary plat. Furthermore, Lot 22
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR CEDAR
SPRINGS NORTH SUBDIVISION – PP-02-027 - Page 3
Block, 12 does not meet the minimum lot frontage requirement for lots on a cul-
de-sac (40’) and shall be revised to meet the minimum requirements of the MCC
for lot frontage.
13. 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 application.
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, 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.Two-hundred-fifty 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. 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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR CEDAR
SPRINGS NORTH SUBDIVISION – PP-02-027 - Page 4
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.
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.Construct 5-foot concrete sidewalk abutting McMillan Road located 2-feet
within the right-of-way. If the sidewalk meanders outside of the right-of-
way, provide an easement for the sidewalk.
2.Construct all of the internal roadways as 36-foot street section with curb,
gutter and 5-foot concrete sidewalk within 50-feet of right-of-way, as
proposed.
3.Construct North Summit Way as a collector. Construct North Summit
Way as a collector roadway with a 33-foot street section with vertical
curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR CEDAR
SPRINGS NORTH SUBDIVISION – PP-02-027 - Page 5
4.Provide a minimum of 21-feet measured from back of curb to back of curb
on either side of a proposed median.
5.Construct West Fallen Leaf Drive to extend to the east property line
approximately 480-feet north of the south property line, as proposed.
Staff is supportive of this location. Install a sign at the terminus of the
roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
6.Construct West Stone Pond Drive to thewest property line approximately
830-feet south of the north property line, as proposed. Install a sign at the
terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
7.Extend North Portage Avenue from the south property line approximately
400-feet west of the east property line, as proposed.
8.Extend North Rhodes Avenue from the south property line approximately
100-feet east of the west property line, as proposed.
9.Extend West Yosemite Drive to the west property line approximately 170-
feet north of the south property line, as proposed.
10.Extend West White Sands Drive to the west property line approximately
1,170-feet north of the south property line, as proposed.
11.Construct 6-knuckles without center islands within them, as proposed.
12.Provide a minimum turning radius of 45-feet for all cul-de-sac
turnarounds.
13.Construct a roundabout on North Summit Way approximately 500-feet
south of McMillan Road, as proposed. Design the roundabout with a 21-
foot street section on either side of the center island without driveways
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.
14.Construct a shared driveway to be located on North Summit Way
approximately 260-feet south of McMillan Road, as proposed.
15.Any proposed landscape islands/medians within the public right-of-way
dedicated by this plat shall be owned and maintained by a homeowners
association. Notes of this shall be required on the final plat.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR CEDAR
SPRINGS NORTH SUBDIVISION – PP-02-027 - Page 6
16.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.
17.Other than the access points specifically approved with this application,
direct lot access to McMillan Road and North Summit Way is prohibited.
These restrictions shall be noted on the final Plat.
18.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
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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR CEDAR
SPRINGS NORTH SUBDIVISION – PP-02-027 - Page 7
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 duration of 2 hours to service the entire project. Fire
hydrants shall be placed an average of 400’ apart. 1997 UFC Appendix
III-A
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR CEDAR
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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
9. The proposed 197-lot subdivision with an estimated 2.9 residents per
household would have a total estimated population of 571 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 15 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.
12. All building uses and occupancies will have to meet the separation
requirements of the Building Code.
13. A 20’ wide temporary access road, capable of carrying an imposed weight
load of 70,000 pounds will be required to access the project from
McMillan Road. The road will cross the Lemp Canal and access the
project across lots 4 & 19 in Block 13.
E. Adopt the Recommendation of the Meridian Water Department as follows:
1. Water mains will need to be extended north of Meridian Road and west on
McMillan Road.
F. 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 facilities involved are the Coleman Lateral,
McKinney Lateral, and the Settlers (Lemp) Canal. The Coleman Lateral courses
along the eastern boundary, the McKinney Lateral courses through the northern
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR CEDAR
SPRINGS NORTH SUBDIVISION – PP-02-027 - Page 9
part of the property, and the Settlers Canal courses along the north boundary. A
license agreement needs to be in place prior to construction.
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.
G. Adopt the Recommendations of Nampa & Meridian Irrigation District as follows:
1. A Land Use Change/Site application is required by the Nampa & Meridian
Irrigation District.
H. 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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