HomeMy WebLinkAboutBleak Subdivision PFP 02-005
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATIER OF THE
REQUEST FOR PRELIMINARY
AND FINAL PLAT FOR BLEAK
SUBDIVISION
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RECOMMENDATION TO CITY
COUNCIL
RECEIVED
Case No. PFP-02-005
KENT & NANCY BLEAK,
Applicant
MAR 2 6 2003
City Of Meridian
City Clerk Office
I. The property is approximately 4.8 acres in size and is located at 4920 W. Cherry Lane,
Meridian.
2. The owners of record of the subject property are Kent & Nancy Bleak, 4920 W. Cherry
Lane, Meridian.
J. Applicant is same as owner.
4. The subject property is currently zoned RUT by Ada County. There is, however, an
application for annexation and zoning to R-J (Rural Medium Density Residential) before
the City Council. The zoning ofR-3 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 as a rural-residential 2-building
lot subdivision.
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 January 10, 2003.
RECOMMENDATION TO CITY COUNCIL OF AFPROV AL OF PRELIMINARY AND FINAL PLAT FOR
BLEAK SUBDIVISION BY KENT & NANCY BLEAK - PFP-02-005 - Page I
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the City of Meridian that they approve the preliminary and final 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:
I. Sanitary sewer service to this development shall be via private septic systems,
until sanitary sewer service is available from the City of Meridian. At such time as
service is available, the owners of each lot will be required to cease using their septic
systems and convert to the Meridian Sewer System per MCC 9-4-8A
2. Water service to this development shall be via service line extensions from the
existing City of Meridian mains adjacent to the south and east.
3. The applicant has indicated that a pressurized irrigation system within this
development will be owned and maintained by the Settler's Irrigation District. 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 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. Add or revise the following preliminary plat notes:
(10.) This development is intended as residential use only with a minimum of
~ 1.500 sq. ft. homes, excluding garage area.
(11.) The owner of each lot across which Dasses an irrigation/drainage ditch or
piDe is responsible for the maintenance therof. unless such responsibility is
assumed by an irrigation/drainage district.
(12.) The bottom elevation of building footings shall be set a minimum of 12-
inches above the highest established normal groundwater elevation.
5. Applicant must comply with all ACHD requirements and submit a revised plat
depicting compliance with these requirements prior to the next public hearing for
this plat.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY AND FINAL PLAT FOR
BLEAK SUBDIVISION BY KENT & NANCY BLEAK - PFP-02-005 - Page 2
6. Add the distance dimension of the east side of Lot I.
7. Revise the plat map to reflect the existing right-of-way ofW. Cherry Lane & N.
Black Cat Roads, and show that portion of the transportation corridor (additional
right-of-way) to be dedicated with this plat in the future.
8. Remove the water services from the final plat map.
9. Add the legal description of the subdivision to the Certificate of Owners.
10. Remove the note in the Certificate of Owners regarding individual wells.
11. Ten (10) copies ofa 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. Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
2. A letter of credit or cash surety in the amount of 11 0"10 will be required for all
fencing, landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc.,
prior to signature on the final plat.
3. All pathways within the proposed subdivision shall be designed in accordance
with MCC 12-13-15 "Micropath Landscaping".
4. Sidewalks within the proposed subdivision shall be built in accordance with
MCCI2-13-1O-8.
5. 250 and 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.
6. 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.
7. Developer shall coordinate mailbox locations with the Meridian Post Office.
B. Adopt the Recommendations of the ACHD as follows:
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY AND FINAL PLAT FOR
BLEAK SUBDIVISION BY KENT & NANCY BLEAK - PFP-02-005 - Page 3
Site Specific Conditions of Approval
I. Construct a driveway on Black Cat Road located near the south property line, as
proposed. Pave the driveway a maximum of 20-feet wide and at least 30-feet into the site
beyond the edge of pavement of Black Cat Road and install pavement tapers with IS-foot
radii abutting the existing roadway edge. This driveway location is approved with a
modification to policy.
2. Utilize the existing driveway on Cherry Lane located near the east property line.
Pave the driveway a maximum of20-feet wide and at least 30-feet into the site beyond
the edge of pavement of Cherry Lane and install pavement tapers with IS-foot radii
abutting the existing roadway edge, as proposed. This driveway location is approved with
a modification to policy.
3. Other than the access points specifically approved with this application, direct lot
or parcel access to Black Cat Road and Cherry Lane is prohibited. Lot access
restrictions, as required with this application, shall be stated on the final plat.
4. Dedicate 48-feet of right-of-way from centerline (or more) and construct a
sidewalk on Black Cat Road and Cherry Lane no closer than 41-feet from the centerline
of the roadway
OR
Do not dedicate any additional right-of-way on Black Cat Road or Cherry Lane and
construct a minimum 5-foot wide concrete sidewalk on the roadways with an easement
provided to the District. The face of sidewalk shall be located a minimum of41-feet
from centerline.
OR
Do not dedicate or construct sidewalk on Black Cat Road or Cherry Lane.
A. 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.
5. 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY AND FINAL PLAT FOR
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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 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 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.
II. 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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY AND FINAL PLAT FOR
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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 Recommendations of the Meridian Fire Department as follows:
1. The driveway approach shall have a minimum radius of 28' inside and 48' outside
radius.
2. The fire access road shall be 20' wide and have a load bearing capacity of 70,000 lbs.
UFC 902.2.1
3. Streets which are greater than 150' in length and are not provided with an outlet are
required to be provided with an approved turn-around.
D. Adopt the Recommendations of Central District Health Dept as follows:
I. 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.
E. Adopt the Recommendations of Sanitary Service Company as follows:
I. If service is required on private driveways or lanes, a liability release for road
damages will need to be signed. This may also increase collection rates.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY AND FINAL PLAT FOR
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