Parkstone Subdivision PP 02-033
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FORPARKSTONE
SUBDIVISION
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Case No. PP-02-033
RECOMMENDATION TO CITY
COUNCIL
RECEIVED
MAR 0 3 28:3
HILL VIEW DEVELOPMENT,
Applicant
City Of Meridian
City Clerk Office
1. The property is approximately 104.77 acres in size and is generally located on the
north side of Us tick Road, Yz mile west of Eagle Road, Meridian.
2. The owner of record ofthe subject property is Tom & Sue Davis, 2740 E. Ustick
Road, Meridian.
3. Applicant is Hillview Development Corporation, 150 E. Aikens, Suite A, Eagle,
Idaho 83616.
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 ofR-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 Development consisting of 275 single-family detached building lots, 52
townhouse lots, 4 office lots, 2 commercial lots, 1 mini-storage lot, 1 pocket park,
1 City "Neighborhood" Park and 32 common lots.
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 Karl & Cheryl
Smith, expressed in their letter dated February 2, 2003; John & Shirley Schey,
expressed in their letter dated February 11,2003; Lynda & Marty Lindgren,
expressed in their letter dated February 13, 2003; Vern Alleman, expressed in his
letter dated February 17, 2003; Wendel Bigham, Joint School District, expressed
in his letter dated January 10, 2003.
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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 Recommendations of the Planning and Zoning and Engineering staff
(as Modified by the Planning Zoning Commission) as follows:
SITE SPECIFIC COMMENTS / PRELIMINARY PLAT
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 with the Public Works
Department.
2. The applicant has indicated that a pressurized irrigation system will be
provided within this development, and has indicated that it will be a private
system, owned and maintained by the Parkstone Homeowners Association. Please
revise the plat to show how the system is going to be served (i.e. connection to an
existing system, or independent pumping facilities) Underground vear-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 fence shall be required around the perimeter of the subdivision unless the
City agrees in writing that such a fence is not required. The applicant shall not
be responsible to build a fence facing existing fencing Fencing adjacent to the
proposed City Park shall be approved of by the Parks Commission prior to
submission of the detailed fencing plan. A note restricting the fencing adjacent to
the park shall be added to the Final Plat.
4. A detailed landscape plan shall be submitted with the final plat
application. The detailed landscape plan shall include a 6' landscape buffer
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planted with column juniper trees between land uses adjacent to west side of
Lot 3, Block 15 (the Mini-storage lot) and a 20' landscape buffer adjacent to
the western boundary of Lots 2 and 5 of Block 7 (Office Lots).
5. Detached sidewalks shall be required along the entire Ustick Road
frontage and adjacent to the designated collector roadways.
6. A circulation pump or other means of preventing the irrigation pond from
becoming stagnant shall be required to prevent the pond from becoming stagnant
and thereby becoming a nuisance.
7. Add micro-paths in the following locations:
. In between Lots 48 and 49, Block 12,
. In between Lots 25 and 26, Block 15. The Commission recognizes that
this micro-path may not be viable due to the future development of
the property to the east. If the Council determines that this pathway is
not needed in the future, the Commission has discussed the
elimination of this micro-path does not consider it a significant change
to the preliminary plat.
8. Add or revise the following preliminary plat notes:
'Correct the "Preliminary Plat Development Features Data" to reflect the
requested R-8 zoning designation (instead ofR-4 as shown).
'Add a note to the face of the plat restricting direct lot access to Ustick
Road unless specifically permitted by ACHD and the City of Meridian,
excepting the existing single family dwelling on Ustick Road. When the
residential use of the home ceases access shall be from the interior streets.
'Add a note to the face of the plat that requires any re-subdivision of this
plat to be in compliance with the most recently approved subdivision standards of
the City of Meridian.
'Add a note to the face of the plat that restricts fencing adjacent to the
pathways within the subdivision to being no greater than four feet in height if
solid sight-obscuring material is used for fence construction. Semi-private
fencing, with "see-though" slats may be permitted with a 2' lattice.
'Delete the reference to lots 1, 16 & 25, Block 18 in note number 3.
9. Phasing for the overall project may be modified by staff level approval,
provided written explanation of phasing changes are provided by the applicant
and final plat approval request of said phases are contiguous to previously
approved phases.
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10. The plat shall be revised to include a multi-use pathway that connects the
southern boundary of the property with the northern boundary of the property, in
compliance with the Comprehensive Plan and Parks Department design
guidelines.
11. Extend the sanitary sewer main in Ustick Road to a point south of Lot 5,
Block 7.
12. 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.
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 m
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 fmal plat application, the landscape
plan shall include the location and design ofthe playground equipment.
6. Sidewalks within the proposed subdivision shall be built in accordance
with MCCI2-13-10-8.
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.
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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.
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
ofthree feet above the highest established normal groundwater elevation.
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 Us tick 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.
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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 ofthe
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 #196), if funds are available.
2. Construct a 5-foot concrete sidewalk located 2-feet within the new right-
of-way. If the sidewalk meanders outside of the right-of-way, provide the District
with an easement for the sidewalk.
3. Construct North Park Place Way (a residential collector) to interest Ustick
Road approximately 630-feet east of the west property line, as proposed.
4. Construct North Leslie Way (commercial roadway) to intersect Ustick
Road to align with North Leslie Way on the south side of Us tick Road.
5. Construct North Leslie Way as a 40-foot street section with vertical curb,
gutter and 5-foot concrete sidewalk within 54-feet of right-of-way for
approximately 540-feet north of Us tick Road.
6. Construct North Park Place Way as a residential collector extending from
Ustick Road north to East Bowman Street as a 36-foot street sections with vertical
curb, gutter, 5-foot concrete sidewalk on the west side of the roadway and a 10-
foot asphalt pathway on the east side of the roadways within 50-feet of right- of-
way, as proposed. The asphalt pathway must be owned and maintained by the
homeowners association. Front on housing or direct access will be prohibited.
These restrictions shall be noted on the fmal plat. Parking will also be prohibited
on this roadway. Coordinate the signage plan with District staff.
7. Construct North Leslie Way (from 540-feet north of Us tick Road to East
Nakano Drive), East Nakano Drive and North Dixon Avenue (from East Nakano
Drive to East Herons Crossing Drive) as 36-foot street sections with rolled curb,
gutter and 5-foot concrete sidewalk within 50-feet of right-of-way, as proposed.
8. Construct East Herons Crossing as a 33-foot street section with vertical
curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way to match
the improvements that were approved with the Education Campus Subdivision.
9. Construct North Leslie Way (north of East Nakano Drive, North Mahoney
Avenue, North Petty Way, East Omera Street, East Charleton Street, North
Gaviola Avenue, East Woolsey Street, East Satterfield Street, North Dixon
Avenue (between East Van Oker Street and East Satterfield Street, between East
Conner Street and East Bowman Street, and north of East Herons Crossing), East
Summer Dawn Drive, East Van Oker Street, North Cafferty Way, North Hawkins
Avenue, East Conner Street, East Bowman Street North Pandratz Way, East Vigle
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Way, East Troxell Drive and North Conley Drive as 33-foot street sections with
rolled curb, gutter and 5- foot concrete sidewalk with parking on both sides of the
roadway within 50-feet of right-of-way, as proposed. Submit documentation
showing that the fire department has reviewed and approved the proposed street
section.
10. Construct East Swindell Drive as a 29-foot street section with curb, gutter
and 5-foot concrete sidewalk with parking on one side of the roadway within 42-
feet of right-of-way, as proposed. Parking will be restricted to one side of the
roadway. Coordinate the signage plan with District staff.
11. Extend East Summer Dawn Drive from the west property line
approximately 400-feet north of Us tick Road.
12. Extend East Herons Crossing Drive from the west property line
approximately 610-feet south ofthe north property line, as proposed.
13. Construct a stub street, North Conley Avenue, to the north property line
approximately 8,500-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".
14. Utilize the driveway that intersects Ustick Road approximately 200-feet
west of North Leslie Way for the existing single-family residential home, as
proposed. Eliminate this driveway once the residential use is no longer present
15. Construct a shared driveway on the east side of North Leslie Way for
commercial lots 1 and 2, as proposed. Provide the District with a cross-access
agreement for the parcels to access the public roadway system.
16. Construct a shared driveway on the west side of North Leslie Way for
office lots 2, 3, 4 and 5, as proposed. Provide the District with a cross-access
agreement for the parcels to access the public roadway system.
17. Construct a driveway to intersect with North Park Place Way on the east
side of the roadway approximately 160-feet north of East Van Oker Street, as
proposed.
18. Construct one cul-de-sac turnaround with a center island, as proposed.
Provide a minimum turning radius of 45-feet for the turnaround. 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.
19. Construct four knuckles without islands throughout the subdivision, as
proposed.
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20. Construct islands within the right-of-way of North Leslie Way, North Park
Place Way and East Bowman Street, as proposed. Provide a minimum clear
distance of21-feet (measured back-of-curb to back-of-curb). 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 ofthis shall
be required on the final plat.
21. The applicant should construct an eastbound left-turn lane on Ustick Road
at the intersection of Us tick Road and North Park Place Way.
22. The applicant should construct an eastbound left-turn lane on Ustick Road
at the intersection of Us tick Road and North Leslie Way.
23. The applicant should construct westbound right-turn lane on Ustick Road
at the intersection of Us tick Road and North Park Place Way.
24. The applicant should construct westbound right-turn lane on Ustick Road
at the intersection of Us tick Road and North Leslie Way.
25. 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.
26. Other than the access points specifically approved with this application,
direct access to Ustick Road is prohibited.
27. 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 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 ofIdaho 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
mGUNE (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.
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C. Adopt the Meridian Fire Department Recommendations as follows:
1. The portion of the project which is 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. Commercial, office and storage occupancies will require a fire-flow
consistent with the Uniform Fire Code to service the proposed project. Fire hydrants
shall be placed an average of 400' apart. 1997 UFC Appendix III-A
3. The fire department requests that any future signalization installed as the
result of the development of this project be equipped with Opticom Sensors to
ensure a safe and efficient response by fire and emergency medical service vehicles.
This cost of this installation is to be borne by the developer.
4. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
5. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department. The proposed fire hydrant locations will be submitted to the Public
Works for plan review.
6. All roads and fire lanes shall have a turning radius of 28' inside and 48' outside.
7. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation per section 1103.2.4 ofthe Uniform Fire Code.
8. All access roads within the project shall have a clear driving surface with a
rmmmum
width of20' available at all times. The typical street width of34' will be allowed to
have parking on both sides. The typical street with a minimum width of 29' will be
required to have restricted parking to only one side. UFC 902.2.2.1
9. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins. UFC 901.4.2 & 901.3
10. 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.
11. 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
12. The proposed 275-lot subdivision with an estimated 2.9 residents per
household would have a total estimated population of947 residents at build out.
The 2 commercial lots, 4 office lots and 1 storage lot will have an unknown transient
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population and will have an unknown impact on Meridian Fire Department call
volume.
13. It is requested that all landscape islands at the entry points be moved back a
minimum of 15' to improve turning radiuses at these entrances.
D. Adopt the Recommendation of Settler's Irrigation District as follows:
1. All irrigation and drainage facilities/easements will need to be protected.
2. Storm Drainage is not accepted in any of SID facilities.
3. The developer has the option to enter into an agreement with SID for the
operation and maintenance ofthe pressure irrigation system.
E. Adopt the Recommendations ofNampa & Meridian Irrigation District as follows:
1. Applicant shall apply for a land use change/site application.
F. Adopt the Recommendations of the Central District Health Department as
follows:
1. This proposal can be approved for central sewage & central water after
written approval from appropriate entities is 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.
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 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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