HomeMy WebLinkAboutSalmon Rapids 5 PP
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. PP-02-020
REQUEST FOR PRELIMINARY )
PLAT APPROVAL FOR SALMON ) RECOMMENDATION TO CITY
RAPIDS NO. 5 ) COUNCIL
)
FARWEST, LLC, )
Applicant )
_________________________________
1.The property is approximately 6.503 acres in size and is generally located north of
E. Victory Road and west of S. Locust Grove Road, Meridian.
2.The owner of record of the subject property is Farwest, LLC, 4487 N. Dresden
Place, Ste. 102, Garden City, Idaho 83714.
3.Applicant is owner of record.
4.The subject property is currently zoned R-4. The zoning of R-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:
Residential subdivision consisting of nineteen (19) building lots and two (2) other
lots. Building structures will be a minimum or 1,400 square feet.
8.There are no significant or scenic features of major importance that affect the
consideration of this application.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
SALMON RAPIDS NO. 5 – FARWEST, LLC - 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 for the property
described in the application, subject to the following:
A. Adopt the Special Recommendations of the Planning & Zoning Commission as
follows:
1.Applicant shall submit a Master Grading and Drainage Plan for the
subdivision with the application for Final Plat.
2.Add a note to the plat stating: All buildings and improvements upon all
lots in this subdivision shall comply with the Master Grading and
Drainage Plan on file with the Meridian Public Works and Building
Department.
3.Any fill on Lot 51, Block 2 and Lot 10, Block 9 shall be required to meet
existing grade at the property line of existing adjacent lots.
4.City potable water may not be used as the primary irrigation water supply
for the subdivision. The irrigation water source must be determined and
submitted with the application for Final Plat.
5.Applicant shall give two (2) weeks notice to the owners of Lot 50 Block 2,
and any other affected lots, prior to digging up the sewer line.
6.Applicant shall provide a temporary mailbox for any affected lot owners
during sewer construction.
7.Add a note to the face of the plat stating that all front setbacks adjacent to
detached sidewalks shall be measured from the back of sidewalk.
B.Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
Site Specific Requirements
1.Sanitary sewer and water service to this site shall be via main line
extensions from the existing mains adjacent to the property. 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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
SALMON RAPIDS NO. 5 – FARWEST, LLC - Page 2
with the Public Works Department.
2.The applicant has indicated that the pressurized irrigation system within
this development is to be owned and maintained by the Nampa &
Meridian Irrigation District; however the preliminary plat map doesn’t
indicate the source. Please revise the plat to show how the system is going
to be served (i.e. connection to the existing Salmon Rapids Subdivision’s
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.
3.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. The fencing within the landscape buffer shall be removed.
4.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.
5.Add or revise the following preliminary plat notes:
(1.) Any re-subdivision of this plat shall be in compliance with the
most recently approved subdivision standards of the City of Meridian.
(2.) Add a note indicating who is responsible for the maintenance of
the proposed common lots.
(3.) Add the standard plat note concerning the “Right to Farm Act”.
6. Any drainage areas (detension/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.
A detailed landscape plan, in compliance with the landscape ordinance
shall be submitted for the subdivision with the final plat application.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
SALMON RAPIDS NO. 5 – FARWEST, LLC - Page 3
Lot 19, Block 8 doesn’t meet the minimum 80-foot frontage required in
the R-4 Zone, and Lot 20, Block 8 doesn’t meet the minimum 80-foot
frontage on the E. Lake Creek Drive frontage. Place an arrow on Lot 20,
Block 8 pointing towards S. Pine Bar Place, indicating the front of the
house.
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.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 owners), 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
5.Developer shall coordinate mailbox locations with the Meridian Post
Office.
6.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.
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
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8.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.
9.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.
10.Coordinate fire hydrant placement with the City of Meridian's Water
Works Superintendent.
11.The applicant has proposed four foot (4’) detached sidewalks within the
subdivision. The applicant shall comply with ACHD requirements for
placing sidewalks outside of the proposed right-of-way.
C. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1.Extend Lake Creek Street and Pine Bar Way as 36-foot street sections
with curbs, gutters, and 5-foot landscape area with 4-foot detached
sidewalks within 50-feet of right-of-way.
2.Stub Pine Bar Way to the south property line as proposed on the
preliminary plat (approximately 136-feet southeast of the west property
line). The temporary turnaround should be constructed to provide a
minimum turning radius of 45-feet. Submit a design of the turnaround for
review and approval by District staff.
OR
3.Construct a stub street to the south property line between lot 10 and lot 11
rather than stubbing Pine Bar Way to the south property line. Maintains a
minimum of 125-foot offset (measured centerline to centerline) between
local residential roadways. If the roadway is greater than 150-feet in
depth, provide a temporary turnaround at the terminus of the roadway.
Submit a design of the turnaround for review and approval by District
staff.
The applicant should be required to install a sign at the terminus of the
roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE". Coordinate the sign plan for the stub street, and the design of
the turnaround (if necessary) with District staff
4.Comply with all Standard Conditions of Approval.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
SALMON RAPIDS NO. 5 – FARWEST, LLC - Page 5
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 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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
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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.
2. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
3. All roads shall have a turning radius of 28’ inside and 48’ outside.
4. Operational fire hydrants and temporary or permanent street signs are
required before combustible construction begins. UFC 901.4.2 & 901.3
E. 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 §31-3805.
F. Adopt the Recommendations of the 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
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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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
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