HomeMy WebLinkAboutSundance Place PP 02-010
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. PP – 02-010
REQUEST PRELIMINARY PLAT )
APPROVAL FOR SUNDANCE ) RECOMMENDATION TO CITY
PLACE SUBDIVISION ) COUNCIL
)
G.L. VOIGT DEVELOPMENT, )
Applicant )
1.The property is approximately 42.72 acres in size and is generally located on the east side
of Meridian Road, ½ mile north of Ustick Road, Meridian.
2.The owners of record of the subject property are G.L. Voigt Development, 1908 Jennie
Lee Drive, Idaho Falls, ID 83404, and David Bayless, 3860 N. Meridian Rd., Meridian.
3.Applicant is G.L. Voigt Development.
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: 144
building lots and 5 other lots, including two open-space drainage lots, a micro-path lot,
and landscape lots adjacent to Meridian Road.
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 Joint School District
No. 2 expressed in their letter of July 24, 2002.
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PLACE SUBDIVISION-G.L. VOIGT DEVELOPMENT-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
1.Sanitary sewer and 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
and sanitary sewer mains to and through the proposed development, thereby making them
available to the adjacent properties (Stub streets, and N. Meridian Road).
2.Underground year-round pressurized irrigation must be provided to all lots within this
development. If the pressurized irrigation system within this development is to become a
private homeowner’s 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 prior to plan approval. The City of Meridian requires that pressurized irrigation
systems by 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. 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 be required around the
perimeter of the subdivision unless the city agrees in writing that such a fence is not
required.
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:
(11.) …public utility, drainage and irrigation easement adjacent to all side lot lines
inside this subdivision which do not front a public street.
(12.) Unless otherwise designated or dimensioned, all lots shall have a ten (10) foot
public utilities, drainage, and irrigation easement adjacent to all rear lot lines.
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PLACE SUBDIVISION-G.L. VOIGT DEVELOPMENT-Page 2
(13.) Lot 5, Block 4 shall be a common area lot for a pedestrian micro-path, to be
owned and maintained by the Sundance Place Subdivision Homeowner’s Association.
Said lot shall also be for the purpose of a sanitary sewer main corridor with a blanket
easement to the City of Meridian.
(14.) All fencing adjacent to the pathway system and internal open-space/drainage lots
shall be limited to four-feet (4’) in height if constructed of a solid, sight obscuring
material.
(15.) Direct lot access to Meridian Road shall be prohibited unless specifically
permitted by ACHD and the City of Meridian.
(16.) Any re-subdivision of this plat shall be in compliance with the most recently
approved subdivision standards of the City of Meridian.
(17.) A not 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.
6.Eliminate plat note number 9 from the face of the plat and re-number remaining notes
accordingly.
7.Revise the plat to show the proposed Quenzer Commons Subdivision (Heritage
Commons) on the east side of the proposed Subdivision.
8.The Applicant shall provide a phasing plan for the subdivision at least ten (10) days prior
to the next public hearing for this project.
9.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.A pedestrian pathway shall be added to Block 5 in the area of Lots 28 and 35 with exact
location to be chosen by Developer.
11.If phasing of this project should cause development of the eastern portions of the project
before the proposed stub streets are connected, a second access road shall be provided by
the Developer for emergency purposes. Such contingent emergency access road shall be
placed over the existing sewer easement at Block 4, Lot 5 with surfacing of such road to
be approved by Meridian Fire Department.
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR SUNDANCE
PLACE SUBDIVISION-G.L. VOIGT DEVELOPMENT-Page 3
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.
B. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1.Dedicate 35 feet of right-of-way from the centerline of Meridian 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).
2.Construct approximately 730 feet of 5 foot wide detached concrete sidewalk on Meridian
Road located 2 feet within the new right-of-way. Coordinate the location and elevation of
the sidewalk with District staff. If the sidewalk meanders outside of the right-of-way,
provide an easement for the sidewalk. The District will require a license agreement for
the landscape strip with the detached sidewalk. An agreement must be approved prior to
scheduling the final plat for signature. Please contact the Right-of-Way Division at 387-
3271 for guidelines.
3.Construct Ashton Street from Meridian Road to Lezana Avenue as a residential collector
street with no front-on housing in alignment with Ashton Lane. District policy requires
that this street segment be constructed as a 36 foot street section with curb, gutter, and 5
foot wide concrete sidewalks within 50 feet of right-of-way. Parking shall be prohibited
on this street segment. Coordinate the signage plan with District staff. The access
restrictions for this street segment should be stated on the final plat.
4.Unless otherwise approved by District staff, construct Lezana Avenue, Cornell Street,
Etta Way, Lewiston Avenue, Alester Street, Longabaugh Avenue, Pescado avenue,
Weston Avenue, Cape Cod Way and the segments of Ashton Street that are east of
Lezana Avenue as local roadways with a 36 foot street section with curb, gutter, and 5
foot concrete sidewalk within 50 feet of right-of-way as proposed.
5.Streets within the subdivision shall align or offset a minimum of 125 feet from any
proposed public street.
6.The residential turnarounds should be constructed to provide a minimum turning radius
of 45 feet. The Applicant should also be required to provide a minimum of a 29 foot
street section on either side of any proposed center islands within the turnarounds. The
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR SUNDANCE
PLACE SUBDIVISION-G.L. VOIGT DEVELOPMENT-Page 4
medians should be constructed a minimum of 4 feet wide to total a minimum of a 100
square foot area. Dedicate 54 feet of right-of-way plus the additional width of the median.
7.Construct a stub street to the property to the north, Etta Way, as proposed and 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 with District staff.
8.Construct a stub street to the property to the north, Pescado Avenue, as proposed and
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 with
District staff.
9.Construct a stub street to the property to the east, Ashton Street, as proposed and 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 with District staff.
10.Connect to the existing stub street that was approved with the Sundance Subdivision
(located to the south of this site) as proposed. The street, Lewiston Avenue, shall be
extended into this site.
11.Construct a center turn lane on Meridian Road for the main entrance intersection. The
turn lane should be constructed to provide a minimum of 100 feet of storage with shadow
tapers for both the approach and departure directions. Coordinate the design of the turn
lanes with District staff.
12.Construct a right hand deceleration lane on Meridian Road for the main entrance
intersection. Coordinate the design and construction of the lane with District staff.
13.All 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.
14.If the Highway District establishes an extraordinary impact fee area for the North
Meridian Area, Sundance Place Subdivision may be subject to an extraordinary impact
fee.
15.No direct lot access to Meridian Road is proposed and none is approved with this
application. Direct lot or parcel access to Meridian Road is prohibited. Lot access
restrictions, as required with this application, shall be stated on the final plat.
16.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.
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4.Utility street cuts in pavement less than five year 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 is 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 of 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.That a fire-flow of 1,000 gallons per minute be available to service the entire project. Fire
hydrants shall be placed an average of 400’ apart.
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 is contingent upon acceptance of the
water system by the City of Meridian for water quality.
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PLACE SUBDIVISION-G.L. VOIGT DEVELOPMENT-Page 6
4.Final Approval of fire hydrant locations shall be by the Fire Department.
5.All radii shall be 28’ inside and 48’ outside radius.
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 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.
8.The proposed 144 lot subdivision with an estimated 2.8 residents per household (per
COMPASS projections) would have a total estimated population of 403 residents at build
out. Based on current response trends experienced by the Meridian Fire Department this
would generate an estimated 24 additional responses or a 1% increase in our total run
volume annually. 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, this up from 2069 responses in the year
2000.
9.The roadways shall be built to Ada County Highway Standards with a minimum street
width of 36’.
10.A 20’ wide second means of access shall be provided on Block 7 or Block 5.
D. 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. It is recommended that irrigation water be made available to all developments
within the Nampa & Meridian Irrigation District.
E. Adopt the Recommendations of the Settler’s Irrigation District as follows:
1.The Parkins Nourse Drain should be tiled with 30” reinforced concrete pipe with
manholes located in every turn of direction or every 300’.
2.Access to every manhole is needed to operate and maintain the pipeline.
3.An easement of 30’ is needed for this drain.
4.A license agreement needs to be signed and recorded prior to construction.
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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.
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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