HomeMy WebLinkAboutTimberfalls Sub PP 03-002BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR PRELIIVIINARY
PLAT FOR TIMBERFALLS
SUBDIVISION
DAN WOOD,
Applicant
Case No. PP-03-002
RECOMMENDATION TO CITY
~ couNCH. R~;GEjVED
~ MAR 2 6 2003
C ~ty Clerk OPfice
The property is approximately 14.31 acres in size and is generally located on the
south side of Ustick Road, approximately Y~ mile west of Locust Grove Road,
Meridian.
2. The owner(s) of record of the subject property is Wanda Stewart, 2061 Stewart
Way, Boise, Idaho 83716.
3. Applicant is Dan Wood, 2025 E. Chateau Street, Meridian, Idaho 83642.
4. The subject property is currently zoned RUT (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:
residential subdivision consisting of 50 building lots and 6 other 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 recognized the concerns of Wendel
Bigham, Joint School District No. 2, in a letter dated January 29, 2003.
RECOIvIMENDATION TO CITY COUNCIL OF APPROVAL OF PRET.IMINARY PLAT FOR
TIMBERFALLS SUBDIVISION BY DAN WOOD - PP-03-002 -Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommend 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 and Zoning Commission) as follows:
SITE SPECIFIC CONDITIONS OF APPROVAL PRELIlVIINARY PLAT
Sanitary sewer service to this site shall be via main line extensions from
mains installed in the adjacent properties.
2. Domestic water service to this site shall be via main line extensions from
mains installed adjacent to the property.
3. The applicant has indicated that the pressurized irrigation system within
this development is to be owned and operated by the Nampa Meridian
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 yeaz-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. 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.
A variance shall be submitted by the applicant to allow blocks within the
subdivision to exceed the maximum and minimum block lengths required
by MCC 12-4-5. If the City Council denies the variance request, the
preliminary plat will need to be revised and remanded back to the
Planning and Zoning Commission for additional review.
6. A revised landscape plan shall be submitted with the Final Plat
application.
The applicant has provided a letter stating preliminary approval from
NMID that will allow the developer to encroach into the 35' wide
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T1MI3ERFALLS SUBDIVISION BY DAN WOOD - PP-03-002 -Page 2
easement with fencing for the backyards of Lots 1-6, Block 5 and Lots 4-6
of Block 4. If a license agreement between the applicant and NMID is
finalized the back (south) lot lines shall be set at the encroachment line,
with the remaining portion of the easement in a common lot to be owned
and maintained by either the HOA or the Irrigation District.
If a license agreement is not obtained from NMID, the lots will need to be
re-configured and a 35' wide common lot within the easement will need to
be created.
8. The waterway adjacent to the western boundary of the subject property
must be tiled per MCC 12-4-13.
9. Construct hard-surfaced pathways, a minimum of one lot in depth, leading
into the open common lot (Lot 6, Block 3). In the following locations; the
northern boundary of Lot 1, Block 3; between Lots 5 & 7, Block 3;
between Lots 11 & 12, Block 3 and between Lots 15 & 16, Block 3. These
pathways are not required to be incompliance with landscaping and
fencing requirement s of MCC 12-13-15 (Micro-path Landscaping).
10. Fencing adjacent to the central open space lot (Lot 6, Block 3) is to be no
more than 4' in height if solid material is used, with the allowance of a 2'
lattice to be placed on top of the fence, or 6' tall if the fence is constructed
of an open vision material. A note shall be added to the face of the plat
reflecting the fencing requirement adjacent to Lot 6, Block 3.
11. Please submit all updated groundwater study data for review by the Public
Works Department. If depth to groundwater becomes an issue in this
subdivision and DEQ, or other regulatory agency, requires impermeable
surfacing in the storm water detention azeas, such areas shall not be
counted toward the required open space calculation.
12. 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.
13. If the maintenance of any common lots within the subdivision is to be the
responsibility of anyone other than the HOA, a note shall be added to the
face of the plat indicating who the responsible party shall be. Written
documernation of acceptance of the maintenance of the common lot(s)
from the responsible party (if other than the HOA), shall be submitted to
the City with the final plat application.
GENERAL COMMENTS
RECO~NDATION TO CITY COUNCIL OF APPROVAL OF PRELIIvfINARY PLAT FOR
TIMBERFALLS SUBDIVISION BY DAN WOOD - PP-03-002 -Page 3
i. 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. Sidewalks within the proposed subdivision shall be built in accordance
with MCC12-13-10-8.
5. 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.
6. All irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecting, crossing or lying adjacent and contiguous to the azea 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.
7. Please submit all updated groundwater/soils reports to the Public Works
Department for review. Any drainage azeas (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.
8. 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 tandscaping trees will not be
considered as replacement trees for those trees that have to be removed.
9. Developer shall coordinate mailbox locations with the Meridian Post
Office.
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10. 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.
11. 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.
12. Applicant's engineer will be required to submit a signed, stamped
statement certifying that all street finish centerline elevations aze set a minimum
of three feet above the highest established normal groundwater elevation.
B. Adopt the Recommendations of ACRD as follows:
Site Specific Conditions of Approval
1. Dedicate 48-feet ofright-of--way from the centerline of Ustick Road
abutting the parcel by means of a warramy 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 ACFID 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 mazket value of the
right-of--way dedicated which is an addition to existing ACRD right-of--way if the
owner submits a letter of application to the impact fee administrator prior to
breaking ground, in accordance with the ACRD Ordinance in effect at that time
(currently Ordinance #196), if funds are available.
OR
Dedicate 38-feet ofright-of--way from the centerline of Ustick Road abutting the
parcel by means of a warranty deed and provide an easement for the sidewalk.
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
ACRD 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 ACRD right-of--way if the owner submits a letter of application to the
impact fee administrator prior to breaking ground, in accordance with the ACRD
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.
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TIIvIBERFALLS SUBDIVISION BY DAN WOOD - PP-03-002 -Page 5
3. Construct the main entrance, East Stormy Drive, to intersect with Ustick
Road approximately 110-feet east of the west property line, as proposed.
4. Construct the internal roadways as 36-foot street sections with rolled curb,
gutter and 5-foot attached concrete sidewalk, as proposed.
5. Extend East Edgaz Street from the west property line approximately 280-
feet south of Ustick Road, as proposed.
6. Extend North Stazling Way from the south property line approximately
300-feet east of the west property line, as proposed.
7. Extend East Sharptail Street from the east property line approximately
525-feet south of Ustick Road, as proposed.
8. Constnuct one cul-de-sac turnaround within the subdivision, as proposed.
Provide a minimum turning radius of 45-feet for the North Muledeer Place cul-de-
sac.
9. Construct two knuckles throughout the subdivision, as proposed.
Construct the island within the knuckle to be a minimum of 4-feet wide with a
minimum area of 100-squaze feet and designed to safely channel traffic and
maintain a minimum of a 29-foot street section.
10. Construct a center island within the East Stonny Drive right-of--way, as
proposed. Provide a minimum of a 21-foot street section (measured from back-
of-curb toback-of--curb) on either side of the island.
11. Any proposed landscape islands/medians within the public right-of--way
dedicated by this plat should be owned and maintained by a homeowners
association. Notes of this should be required on the final plat.
12. Other than access points specifically approved with this application, direct
lot access to Ustick Road is prohibited. Notes of the access restrictions aze
required on the final plat.
13. Comply with all Standazd Conditions of Approval
Standazd Conditions of Approval
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.
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TIMBERFALLS SUBDIVISION BY DAN WOOD - PP-03-002 -Page 6
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,
Constmction 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 #197, 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 ACRD Traffic
Operations 387-6190 in the event any ACRD 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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
TIMBERFALLS SUBDIVISION BY DAN WOOD - PP-03-002 -Page 7
waiver/vaziance of said requirements or other legal relief is granted pwsuant to
the law in effect at the time the change in use is sought.
C. 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 hows 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. 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 turn azound.
5. All roads shall have a turning radius of 28' inside and 48' outside
6. Inswe that all yet undeveloped pazcels 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. iJFC 901.4.2 & 901.3
8. The proposed 50-lot subdivision with an estimated 2.9 residents per
household would have a total estimated population of 145 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 ow requests for service are projected to reach 2800 in the year 2005
and 3800 by the year 2010.
9. 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 aze 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.
D. Adopt the Recommendation of Nampa & Meridian Irrigation District as follows:
RECOMRdENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
TIMBERFALLS SUBDIVISION BY DAN WOOD - PP-03-002 -Page 8
1. Applicant shall apply for a land use change/site application.
E. 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. Stonnwater 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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