HomeMy WebLinkAboutCobblefield Crossing PP
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. PP-02-022
REQUEST FOR PRELIMINARY )
PLAT FOR COBBLEFIELD ) RECOMMENDATION TO CITY
CROSSING SUBDIVISION ) COUNCIL
)
CMD, INC., )
Applicant )
1.The property is approximately 15.4 acres in size and is located at 4450 N. Linder
Road, Meridian.
2.The owners of record of the subject property are Frank Fisher, 4450 N. Linder
Road, Meridian and Don Huffman, 4035 Meadowwood, Meridian.
3.Applicant is CMD, Inc., 1661 Shoreline Drive, Ste. 200, Boise, Idaho 83702.
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:
Single-family detached and attached homes with one existing single-family
residence, thirteen (13) landscaped common lots, two (2) open space/park lots
with six (6) workout center features in the open space lot south of McMillan
Road and a swimming pool.
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 Brian English
expressed in his letter dated November 18, 2002.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
COBBLEFIELD CROSSING SUBDIVISION – PP-02-022 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 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 existing mains adjacent to the property. This development shall be
subject to sanitary sewer latecomer fees to reimburse those responsible 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
the existing mains 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 a pressurized irrigation system will be
provided within this development will be to be owned and maintained 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 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. A 6-foot solid fence shall be required along the north and east
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
COBBLEFIELD CROSSING SUBDIVISION – PP-02-022 Page 2
boundaries of the subdivision unless the City agrees in writing that such a
fence is not required.
6. Setbacks within the subdivision shall be reduced to allow 5-foot side
yard setbacks regardless of number of stories, provided no fences or
other structural encroachments be permitted in any required side yard
setback area.
7. In accordance with MCC 12-13-10-8, Applicant shall provide detached
sidewalks adjacent to N. Linder Road.
8. Street side setbacks shall be reduced to 10-feet, provided that a condition
of this plat shall be that all structures constructed within 20 feet of a side
street shall provide at least one window of at least six (6) square feet in
size.
10. Add or revise the following preliminary plat notes:
?
Correct #1 of the “Development Data” table to reflect the number
of buildable lots is 73, not 72.
?
Add a note to face of the plat regarding the “Right to Farm Act”
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 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.
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COBBLEFIELD CROSSING SUBDIVISION – PP-02-022 Page 3
6. Sidewalks within the proposed subdivision shall be built in accordance
with MCC12-13-10-8
.
7. 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 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.
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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
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minimum of three feet above the highest established normal groundwater
elevation.
15. The existing house, located on Lot 2, Block 2 of the proposed subdivision
may take direct lot access to Linder Road if approved by ACHD and if the
landscape buffer (Lot 1, Block 2) is widened to twenty-five feet (25’)
adjacent to Linder Road,
OR
If ACHD does not permit direct lot access to Linder Road for the existing
house on Lot 2 Block 2, the landscape buffer (Lot 1 Block2) shall be
required to be twenty-five feet (25’) wide adjacent on the southern edge of
the property and taper down to fifteen feet (15’) wide as it travels north, to
accommodate the driveway access to the proposed Cobblefield Drive.
B. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1. Dedicate 48-feet of right-of-way from the centerline of Linder Road and
McMillan 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).
OR
Dedicate 38-feet of right-of-way from the centerline of Linder Road and
McMillan 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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
COBBLEFIELD CROSSING SUBDIVISION – PP-02-022 Page 5
to breaking ground, in accordance with the ACHD Ordinance in effect at
that time (currently Ordinance #195).
2. Construct a 5-foot concrete sidewalk located 2-feet within the right-of-
way (if the dedicated right-of-way is 48-feet from centerline) or if the
sidewalk is outside of the right-of-way, place the sidewalk within an
easement.
3. Construct the main entrance, Cobblefield Drive, to intersect Linder Road
approximately 140-feet north of the south property line, as proposed.
4. 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.
5. Construct a stub street to extend to the south property line approximately
1,000-feet east of Linder Road, as proposed. Install a sign at the terminus
of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE".
6. Construct a stub street to extend to the north property line approximately
1,340-feet east of Linder Road, as proposed. Install a sign at the terminus
of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE".
7. Dedicate a “temporary stub street” to the District in the form of an
easement. The “temporary stub street” will be a 50-foot easement located
within the 50-foot flag approximately 760-feet north of the south property
line and will extend from the east property line to the west property line.
This easement may become a right-of-way in the future (at the sole
discretion of the District) at no cost to the District and the costs associated
with the construction of the street will be paid by the owner/developer and
placed within a Public Right’s-of-Way Road Trust deposit. If the 50-foot
easement is not utilized to construct a stub street within five years
from the date of the signed final plat, the easement and the road trust
deposit will expire and revert back to the Owner/developer.
8. Construct two knuckles with islands within the subdivision, as proposed.
Construct the islands within the knuckles to provide a minimum of 4-feet
in width with a minimum area of 100-square feet and provide a minimum
of a 29-foot street section for the roadway around the traffic island.
9. Any proposed landscape islands/medians within the public right-of-way
icated by this plat shall be owned and maintained by a homeowners
association. Notes of this are required on the final plat.
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10. Provide a minimum of 21-feet measured from back of curb to back of curb
on either side of a proposed island or median.
11. Enter into a development agreement regarding the location, costs and
terms associated with the “temporary stub street”.
12. Other than the access that has been approved with this application, direct
lot access to Linder Road and McMillan Road is prohibited.
13. 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
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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
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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.
C. 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
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
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8. A minimum of two points of access will be required for any portion of the
project, which serves more than 50 homes. It is recommended that a stub
street be extended to the East between Lots 16-18 on Block 3, to provide a
second point of access to the project. UFC 902.2.1 Revised plans that have
been submitted indicate a connection on the East end of the project.
9. The proposed 73-lot subdivision with an estimated 2.9 residents per
household would have a total estimated population of 211 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. Lots 8,
9, 10, 11, 12, 13, 14, 15 on Block 4 shall 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. 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. The
lots adjacent to the knuckles on Blocks 6, 7, 8 & 9 shall be posted “No
Parking Fire Lane”. UFC 902.2
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