HomeMy WebLinkAboutMoshers Farm PP
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. PP-02-021
REQUEST FOR PRELIMINARY )
PLAT APPROVAL FOR MOSHERS ) RECOMMENDATION TO CITY
FARM ) COUNCIL
)
CMD, INC., )
Applicant )
1.The property is approximately 6.06 acres in size and is located at 895 N. Ten Mile
Road.
2.The owner of record of the subject property is Betty Mosher, 895 N. Ten Mile
Road, Meridian.
3.Applicant is CMD, Inc., 1661 Shoreline Drive, 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:
Planned Residential Development.
8.There are no significant or scenic features of major importance that affect the
consideration of this application.
9. The Planning and Zoning Commission recognized the concerns of Wendel
Bigham, Joint School District No. 2, expressed in his letter dated September 23,
2002.
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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.Revise the dimensions of Lot 23 to be approximately 54 feet by 100 feet.
2.The micropath lots can be reduced to 10 feet wide. The five-foot
micropath shall meander through the lot to accommodate one tree per 35
linear feet.
3.The five foot asphalt pathway connecting Ashley Avenue to Brittany
Court is required per the Landscape Plan submitted with the application.
4.Chainlink fencing will be allowed adjacent to the Ten Mile Drain.
5.Add a note to the Plat referencing the Right to Farm Act.
6.Add language to the CC&R’s for the subdivision regarding the adjacent
agricultural/livestock uses.
7.Parking shall be prohibited in the cul-de-sacs.
8.The applicant sidewalk shall construct a detached five-foot sidewalk along
Ten Mile Road in the landscape buffer as part of the initial subdivision
improvements (not road-trusted for).
9.The applicant should tile the Ten Mile Sub Drain adjacent to the subject
property in accordance with City Code. At a minimum, the applicant shall
be required to tile a section of the drain sufficient to accommodate the
detached sidewalk along Ten Mile Road. The applicant should address
their request to waive the requirement to tile the remainder of the drain
with City Council.
10.Applicant shall submit a revised plat prior to the City Council hearing.
11.The proposed setbacks are approved with the caveat that reduced setbacks
are not allowed along the periphery of the subdivision—therefore the side
side setback along Lot 10 must be 5 feet per story. All other requested
setback modifications are approved per the staff report.
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B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
SITE SPECIFIC COMMENTS / PRELIMINARY PLAT
1. This development will be required to install a temporary sanitary sewer lift
station to provide service to the lots until permanent mains can be installed
from the future Black Cat Trunk. The lift station shall remain in the
ownership of the developer or homeowner’s association. The developer
or home owner’s association may enter into a operation and maintenance
agreement with the City of Meridian. Water service to this site shall be
via main line extensions from the existing mains adjacent to the property.
2. The plat shall be revised to include a common “pathway” lot between Lots
11-12. The pathway shall be designed in accordance with MCC 12-13-15
“Micropath Landscaping – 5-foot wide hard surface path, with a minimum
of 5-feet of landscaping on each side”. 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.
3. The applicant has indicated that a pressurized irrigation system will be
provided within this development, but has not indicated the ownership. If
it is to be owned and maintained by the Nampa & Meridian 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.
4. 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. Fencing adjacent to the pathway shall be in accordance with the
adopted Landscape Ordinance.
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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
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not be considered as replacement trees for those trees that have to be
removed.
6. Add or revise the following preliminary plat notes:
(1.) Current Proposed zoning classification…
(7.) …park lot. Maintenance of the common/drainage/park lots shall be
the responsibility of the Moshers Farm Home Owners Association.
(9.) Direct lot access to Ten Mile Road shall be prohibited unless
specifically permitted by ACHD and the City of Meridian.
(10.) Any re-subdivision of this plat shall be in compliance with the
most recently approved subdivision standards of the City of
Meridian.
(11.) Fencing adjacent to the pathways within the subdivision shall be
no greater than four feet in height if solid sight-obscuring material
is used for fence construction.
7. Please submit the final groundwater/soils report (monitoring results) 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.
8. A detailed landscape plan, in compliance with the landscape ordinance
shall be submitted for the subdivision with the final plat application, the
landscape plan shall include the location and design of the playground
equipment.
9. The applicant shall be required to tile the Ten Mile Sub Drain adjacent to
the subdivision’s south boundary per Meridian City Ordinance 12-4-13,
unless the Meridian City Council waives such requirement. This section
of Ten Mile Sub Drain isn’t classified as a jurisdictional water per the
Boise Regulatory Office of the Army Corps of Engineers.
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.
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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, 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. 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.
C. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1.Dedicate 48-feet of right-of-way from the centerline of Ten Mile 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 ACHD Ordinance #195.
2.Provide a $9,900.00 deposit to the Public Rights-of-Way Trust Fund at the
District for the required street improvements of approximately 495-feet of
5-foot wide concrete sidewalk abutting the parcel, prior to District
approval of the final plat or issuance of a building permit (or other
required permits), whichever occurs first.
3.Construct the main entrance to the subdivision, West Ashley Avenue, on
Ten Mile Road approximately 100-feet south of the north property line, as
proposed. This roadway location meets District policy and is approved
with this application.
4.Construct West Ashley Avenue with 21-foot street sections on either side
of a center median. The median shall be constructed a minimum of 4-feet
wide (maximum 12-feet wide) to total a minimum of a 100-square foot
area. The applicant will be required to dedicate 54-feet of right-of-way
plus the additional width of the median.
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5.Construct North Brittney Court approximately 180-feet west of Ten Mile
Road (measured from centerline to centerline). This location meets
District policy for offset requirements and shall be approved as proposed.
Construct all public roads within the subdivision as 36-foot street sections
with curb, gutter, and 5-foot wide concrete sidewalks within 50-feet of
right-of-way.
6.Construct an ACHD approved turnaround at the end of West Ashley
Avenue and North Brittney Court. The turnarounds shall be constructed
to provide a minimum turning radius of 45-feet and provide a minimum of
a 29-foot street section on either side of any proposed center islands within
the turnarounds. The medians shall be constructed a minimum of 4-feet
wide to total a minimum of a 100-square foot area. Submit a design of the
turnaround for review and approval by District staff.
7.Other than the access point specifically approved with this application,
direct lot or parcel access to Ten Mile Road is prohibited. Lot access
restrictions, as required with this application, shall be stated on the final
plat.
8.Any proposed landscape islands/medians within the public right-of-way
dedicated by this plat should be owned and maintained by a homeowners
association. Notes of this should be required on the final plat.
9.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
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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. The applicant at no cost to ACHD shall repair existing
utilities damaged by the applicant. 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.
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.
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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. All roads shall have a turning radius of 28’ inside and 48’ outside.
5. All access roads within the project shall have a clear driving surface with a
minimum width of 20’ available at all times. UFC 902.2.2.1
6. Operational fire hydrants and temporary or permanent street signs are
required before combustible construction begins. UFC 901.4.2 & 901.3
7. It is recommended that no parking be allowed in front of Block 1, Lots 9,
10, 11, 12, 13, 14, 22, 24, and 25.
E. Adopt the Recommendation of the Nampa & Meridian Irrigation District.
1. Applicant shall apply for a land use change/site application.
F. Adopt the Recommendation of Central District Health Department as follows:
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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