Watersong Estates PPBEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. PP-02-030
REQUEST FOR PRELIMINARY )
PLAT FOR WATERSONG ESTATES ) RECOMMENDATION TO CITY
COUNCII, ~ECEIVE~I
HOWELL-MURDOCH )
DEVELOPMENT CORPORATION, ) FEB 2 ~ X003
Applicant )
CITY OF MERIDIAN
CIT! (:~ ~v~ n~nrF
1. The property is approximately 39.92 acres in size and is generally located on the
west side of Linder Road, '/a mile north of Ustick Road, Meridian.
2. The owner of record of the subject property is Howell-Murdoch Development
Corporation, 4822 N. Rosepoint, Suite C, Boise, Idaho 83713.
3. Applicant is owner of record.
4. The subject property is currently zoned RUT by Ada County. There is, however,
an application for annexation and zoning to R-8 (Medium Density Residential)
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:
125 single-family building lots and 15 common lots ranging in size from
approximately 6,600 s.f. to 10,000 s.f., at an overall gross density of 3.2 dwelling
units per acre.
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 Wendel
Bigham, Joint School District No. 2, dated December 4, 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:
Merge the following "Special Considerations" from the staff report into the site specific
conditions:
1. Block Leneth: Blocks 4, 6, and 9 are shorter than the minimum block length of
500 feet per Ordinance 12-4-5. Staff strongly supports the shorter block lengths
shown, as they improve the interconnectivity of the development. A Variance
application must be submitted to accompany the Plat application to City Council;
staff would support the Variance.
Blocks 1 and 7 exceed the maximum block length of 1000 feet per Ordinance 12-
4-5. A Variance application to exceed the maximum block length must also be
submitted to accompany the Plat application to City Council. Staff recommends
that High Altitude Way be extended south to connect with E. Quiet Peak Road
and help break up Block 7. This connection closely matches the original plat,
provides for better connectivity and allows for a more efficient layout of lots.
Staff would support the Variance if the road connection. were made. [Note: The
road connection was made in the revised plat approved by the Commission.]
Note: Both block length issues (minimum and maximum) may be combined into
one Variance request.
2. Landscape Plan: The landscape plan should be revised show the detached
sidewalk along Linder Road. A ten-foot wide gravel shoulder will be required
adjacent to the existing edge of pavement along Linder Road; the remainder of the
future right-of--way lot must be landscaped with at least grass per Ordinance 12-
13-10-9.
3. Stub Drain: The revised plans show that the White Stub-Drain will be relocated
and re-piped (shown as `IRR') along the frontage of the project. The location of
the pipe appears to be withiri the future right-of--way. Please verify the location
and make sure the piped stub drain is outside of future right-of--way. No easement
is shown for the stub drain; please revise plans to show the easement. Applicant's
design engineer should consult with Mr. Les Vogel regarding his concern over
pipe size and flooding that currently happens upstream.
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4. Tiling of Ditches: While not stated in the application, staff anticipates that the
applicant desires to leave the White Drain open. To accomplish this, the applicant
must petition City Council for a waiver from the requirement to file the ditch per
MCC 12-4-13.A.2. While the Commission does not act directly on the waiver
request, they may make a recommendation to the Council on the matter. Note:
this request has been granted in other areas along the White Drain. All other
ditches must be piped.
Add the following as site specific condition #14:
14. Pave a short pathway along the north boundary of the subdivision, adjacent to
the White Drain. This will be a dual use pathway for recreation and public
works access.
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 installed adjacent to the property. This development shall be subject to
water latecomer fees to reimburse those responsible for extending water
service into the area. The latecomer fees for each lot shall be due and payable
upon signature on final plat.
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. 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, asingle-
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
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plat by the Meridian City Engineer.
5. A detailed fencing plan shall be submitted upon application of the final plat.
Permanent perimeter fencing shall be required around the subdivision unless
the City agrees in writing that such a fence is not required.
6. All fencing adjacent to the gravel access road/pathway along the north
boundary of the subdivision shall be restricted to 4-foot maximum height for
solid fencing or 6-foot maximum for see-through fencing. Fences along
micropaths have the same restriction per Ordinance 12-13-15-9.
7. In accordance with Ordinance 12-13-10-8, Applicant shall provide detached
sidewalks adjacent to McMillan Road.
8. If depth to groundwater becomes an issue in this subdivision and DEQ, or
other regulatory agency, requires impermeable surfacing in the stone water
detention areas, such areas shall not be counted toward the required open
space calculation.
9. Unless a waiver is granted by Council, the applicant shall be responsible to
the all irrigation ditches, laterals, and canals per MCC 12-4-13.1.
10. Applicant shall submit ground water monitoring data to the Public Works
Department from the date of the initial investigation (10/29/00), to current.
11. Add or revise the following preliminary plat notes:
• Add a note regarding minimum residential house size.
• Modify note 8 to reference specific lots.
12. Lot Dimensions: Several lot line dimensions are missing from the plat and
must be added to the revised preliminary plat.
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.
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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
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.
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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. Provide a Public Right's-of--Way Road Trust Deposit in the amount of
$26,000.00 to construct 5-foot concrete sidewalk on Linder Road
OR
Construct a 5-foot wide concrete sidewallc on Linder Road with an easement
provided to the District. The face of sidewalk shall be located a minimum of 41-
feet from centerline.
2. Construct Watersong Drive to intersect with Linder Road approximately
415-feet north of the south property line to align with the Meridian Middle School
driveway located on the east side of Linder Road.
3. Construct the San Remo Drive/Twin Eagles Way intersection to offset the
Cool River Way/San Remo Drive intersection a minimum of 125-feet (measured
centerline to centerline).
4. Construct Watersong Drive from Linder Road to High Altitude Way as a
residential collector with a 36-foot street section with vertical curb, gutter and 5-
foot concrete sidewalk within 50-feet ofright-of--way, as proposed.
5. Construct the internal roadways as 36-foot street sections with curb, gutter
and 5-foot attached concrete sidewalk within 50-feet ofright-of--way, as proposed.
6. Construct Timber Lakes Lane as a stub street to extend to the south
property line approximately 360-feet east of the west property line, as proposed
and install a sign at the terminus of the roadway stating that, "THIS ROAD WILL
BE EXTENDED IN THE FUTURE".
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7. Extend San Remo Drive from the west property line approximately 550-
feet north of the south property line, as proposed.
8. Extend Shadow Creek Drive to the west property line approximately 75-
feet south of the north property line, as proposed.
9. Construct Cody Creek Way to extend to the north property line
approximately 620-feet east of the west property line, as proposed. Install a sign
at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE".
10. Construct four knuckles without islands within the subdivision, as
proposed.
11. Construct two cul-de-sac tumazounds without islands to provide a
minimum turning radius of 45-feet.
12. 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.
13. Construct a roundabout located on Watersong Drive at the intersection of
High Altitude Way, as proposed. Design the roundabout with a minimum of 21-
foot street sections on either side of the center island and dedicate sufficient right-
of-way on either side of an island. Coordinate the size and design of the
roundabout with traffic services staff.
14. Other than the access points specifically approved with this application,
direct lot access to Linder Road, Ustick Road and Watersong Drive east of High
Altitude Way is prohibited. These restrictions shall be noted on the final Plat.
15. 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.
16. Comply with all Standazd Conditions of Approval.
Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-
way.
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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 aze 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 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,
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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:
One and two family dwellings will require afire-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 LJFC 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 tum around.
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.
Operational fire hydrants and temporary or permanent street signs aze
required before combustible construction begins.lJFC 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 125-lot subdivision with an estimated 2.9 residents per
household would have a total estimated population of 362 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 Standazds and shall
have a clear driving surface, available at all times, which is 20' wide.
UFC 902.2
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11. Building setbacks shall be per the Building Code for one and two story
construction.
E. Adopt the Recommendation of Settler's Irrigation District as follows:
All irrigation and drainage facilities/easements will need to be protected. The
Coleman Lateral courses along the southern boundary of the property and
turns north at the southwest corner. The Coleman requires a 30' easement.
The White Drain Stub will be relocated as shown along the eastern boundary
of the property with a 30' easement. The White Drain courses along the
northeast boundary of the property and requires a 60' easement as shown.
The Matlock Lateral, which enters the property at the northeast comer and
courses along the east boundary, requires a 20' easement. All facilities that
require piping shall be piped with reinforced concrete pipe.
2. A license agreement will need to be signed and recorded prior to construction.
3. All storm drainage must be retained on-site.
4. Plan review/inspection fees shall be paid prior to any approvals.
The developer has indicated that SID will own, operate, and maintain the
pressure irrigation system. A license agreement needs to be in place prior to
the pre-construction meeting.
F. Adopt the Recommendations of Nampa & Meridian Irrigation District as follows:
If all storm drainage is retained on site this project will not impact the
Nampa & Meridian Irrigation District; however, if any drainage leaves the
site the District will require a Land Use Change/Site application.
G. Adopt the Recommendations of the Central District Health Department as
follows:
1. This project 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.
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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 desigri 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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