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Home My WebLink AboutTimberfalls Sub PP 03-002March 3, 2003 MERIDIAN PLANNING & ZONING MEETING APPLICANT Dan Wood PP 03-002 March b, 2003 ITEM NO. REQUEST Public Hearing -Request for Preliminary Plat approval of 50 building lots and 6 other lots on 14.31 acres in a proposed R-13 zone for proposed Timberfalls Subdivision -south of East Ustick Road and west of North Locust Grove Road AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: COMMEMS See attached Staff Comments See attached Comments C6~~,~~v ~~~~ "Ok with Meridian Water Department" "No Comment" See attached Comments "No Comments at this time" See attached Comments See attached Comments See attached Comments INTERMOUNTAIN GAS: OTHER: See attached Revised Plats Phone: Materiels presented at public meetin®s shall become propQdy of the CNy of Meridian. r A .~~ ~~~~ Ada County Highway District Susan s. r_asnake, 1st vice rresioent Garden City ID 83714-6499 Dave Bivens, 2nd Vlce President Phone (208) 387-6100 David E. Wynkoop, Commissioner FAX (208) 387-8391 John S. Franden, Commissioner E-mail: tellus(~j4CHD.ada.id.us February 17, 2003 To: Dan Wood RECEIVED 2025 East chateau Street FEB 19 2003 Meridian, Idaho 83642 City of Meridian City Clerk Office Subject: Timbertalls Subdivision/MPP03-002/MAZ03-003 50-lot residential subdivision South side of Ustick Road /West of Locust Grove On February 12, 2003, the Ada County Highway District acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at 208-387-6177. Since , An rea N. Tuning Principal Development Analyst Right-of-way & Development Services Planning Division CC: Planning & Development Chron/project file City of Meridian Construction Services Drainage Utilities Wanda L. Stewart 2061 Stewart Way Boise, Idaho 83716 Land Consultants Shawn Nickel 52 North 2nd Street Eagle, Idaho 83616 ..A,f 'zls~~ Ada County Highway District Right-oj-Way nc Development IJepartment Planning Review Division This application requires Commission action due to the fact that the site is located near the North Meridian Planning area and will contribute traffic onto the roadways that wen: examined as a part of the North Meridian Planning Area Study. This Item is scheduled to be on the consent agenda on February 12, 2003 a! 6:30 pm. Tech Review for this item was held with the applicant on Friday January 31, 2003. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177, atuningQachd. ado. id. us File Numbers: Timberfalls Subdivision / MPP03-0021 MAZ03-003 Site address: South side of Ustick Road between Locust Grove Road and Meridian Road Owner: Wanda L. Stewart 2061 Stewart Way Boise Idaho 83716 Applicant: Dan Wood 2025 East Chateau Street Meridian, Idaho 83642 Representative: Johnson Engineering and Surveying 9225 Chinden Boulevard, Suite J Garden City, Idaho 83714 Application Infonnatlon The applicant is seeking annexation, rezone and preliminary plat approval fora 50-lot residential subdivision on 14.31-acres. The site is currently zoned RUT and proposed to be rezoned to R-8. The site is located on the south side of Ustick Road between Locust Grove Road and Meridian Road. Acreage: 14.31-acres Current Zoning: RUT Proposed Zoning: R-8 Proposed buildable lots: 50-lots Proposed common lots: 6-lots Vicinity Map A. Findings of Fact Trip Generation: This development is estimated to generate 480 additional vehicle trips per day (0 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building permit. The assessed impact fee will be based on the impact fee ordinance that is effect at that time. 3. Traffic Impact Study: A traffic impact study was not required with this application. This site is located near the North Meridian Planning area and will contribute traffic onto the roadways that were examined as a part of the North Meridian Planning Area Study. Executive Summary of the North Meridian Traffic Plan The proposed 12-square mile study area between US 20126 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1 W and sections 292 of T4N R1 E), is selected Ada County Highway District (ACHD) for anticipated development build out. The following are the principal findings and recommendations of the study: • By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park. • The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. • The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. • At build out, traffic on the arterials is expected to significantly increase (see Table 4). • All of the arterial intersections in the study area are currently operating at acceptable level of service of "C" or better. • By the year 2020, the majority of study intersections are projected to meet the peak hour traffic signal warrant. • A proportionate share of the impacts of the individual sections at each of the study area arterial intersections is summarized in Table 6. • Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. • Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be required at some access and arterial intersections. • McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes maybe necessary. • Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. • Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections right turns lanes may be required. • McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. 2 • Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections right tum lanes may be required. • Ten Mile Road is forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections tum lanes may be required. • Meridian Road requires a 3-lane section north of McMillan and 5-lane section south of McMillan in the study area. At arterial intersections right tum lanes may be required. • Locust Grove Road requires a 3-lane section in the study area. At arterial intersections right tum lanes may be required. At Ustick Road a 5-lane section is forecasted. 4. Site Information: The site is currently vacant. 5. Description of Adjacent Surrounding Area: a. North: Weaver Acres Subdivision (1.0-acres to 7.2-acres). b. South: Finch Creek Subdivision (approxmately .20-.25-acres) c. East: Granite Creek Subdivision (approximately .20-.25-acres) d. West: Bedford Place Subdivision (approximately .15-.20-acres) 6. Impacted Roadways Ustick Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: 7 Meridian Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: Locust Grove Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: 640-feet Minor Arterial West of Locust Grove Road was 6,510 on 6-20-01 East of Locust Grove Road as 7,640 on 6-20-01 East of Meridian Road was 7,142 on 4-23-02 Currently better than "C" 35 MPH Meridian Road is a four-way stop-controlled intersection None Minor Arterial North of Ustick Road was 4,928 on 4-23-02 South of Ustick Road was 7,355 on 4-23-02 Currently better than "C" 50 MPH Ustick Road is a four-way stop-controlled intersection None Minor arterial North of Ustick Road was 5,706 on 6/20/01 South of Ustick Road was 7,867 on 2-14-02 South of McMillan Road was 4,719 on 6/28101 Better than "C" 35 MPH Locust Grove Road is a four-way stop-controlled intersection Roadway Improvements Adjacent To and Near the Site Ustick Road is currently improved with two traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk. 3 Meridian Road is currently improved with two traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk. Locust Grove Road is improved with 24-feet of pavement with no curb, gutter or sidewalk. 8. Existing Right-of-Way Ustick Road currently has 50-feet of right-of-way (25-feet from centerline). Meridian Road currently has 50-feet of right-of-way (25-feet from centerline). Locust Grove Road currently has 50-feet of right-of--way (25-feet from centerline). 9. Existing Access to the Site The site does not have an existing driveway from the public roadway system. The site currently has three stub streets that access the site. 10. Slte History The District has not previously reviewed an application for this site. 11. Five Year Work Program/Capital Improvement Program There are no projects that area scheduled within the District's Five Year Work Program. Ustick Road (from Meridian Road to Locust Grove Road) is listed in the CIP. Ustick Road is anticipated to be reconstructed to a 5-lane roadway with curb, gutter and 5-foot detached concrete sidewalk with 96-feet of right-of--way between the years 2011-2015. 12. Other Development in Area Staff has recently been receiving large amounts of inquiries from developers in the northwest Meridian area. Many developers are prepared to plat entire section-miles, and have site plans developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools, office/commeroial lots, and city and neighborhood parks. Due to the large number of inquiries and submitted development applications in this area, staff and the development community realized that the potential for development in this area is extreme and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are °in the works". If staff examines each development individually, the roadway system appears adequate, but when staff begins to add in a second or third large-scale development, the traffic capacities of the surrounding roadways reach their 2020 planning thresholds. Based on development patterns in this area, and the concern surrounding the abutting roadways, ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area from Ustick Road to Chinden Boulevard, and from Meridian Road to one-half mile west of Black Cat Road. B. Findings for Consideration Right-of-Way District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. The applicant has expressed an interest in dedicating less right-of-way (38-feet from centerline) and placing the sidewalk on Ustick Road within an easement. The District is supportive of the applicant 4 dedicating the amount of right-of-way that is required for the construction of the roadway due to the fact that the District may construct the roadway without having to compensate the applicant for additional right-of-way. The applicant should dedicate an adequate amount of right-of-way (38-feet from centerline) that can accommodate one half of a 72-foot street section with curb, gutter and a 2- foot utility easement with an easement for the 5-foot concrete sidewalk. On August 28, 2002, the Commission voted to approve the above requested modification. Due to budgetary constraints and changes to the CIP and Impact Fee Ordinance, the Commission has directed staff to only purchase right-of-way on roadways that are in the Five Year Work Program. Ustick Road is not in the Five Year Work Program, but is in the current CIP and is anticipated to be reconstructed in the year 2011. Due to the fact that this project is residential and Ustick Road is considered a priority corridor for the North Meridian area, staff is recommending that right-of-way be acquired with this project. 2. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all collector roadways (7204.6.5). The applicant should 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, the applicant should provide the District with an easement for the sidewalk. 3. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline}. District policy 7204.11.6, requires local roadways to align or offset a minimum of 300.feet from an arterial roadway (measured centerline to centerline). The applicant is proposing to construct the main entrance, East Stormy Drive, to intersect with Ustick Road approximately 110-feet east of the west properly line. This roadway location meets District policy and should be approved with this application. The internal roadways meet District policy in regard to roadway offsets and should be approved with this application. 4. Street Sections District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5-acres in size will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of--curb to back-of-curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5- feet or more in which case the sidewalk shall be a minimum of 4-feet in width. The applicant is proposing to construct the internal roadways as 36-foot street sections with rolled curb, gutter and 5-foot attached concrete sidewalk. This street section meets District policy and should be approved with this application. 5. Stub Streets District policy 7203.5.1 and 7205.5 requires stub streets to provide intro-neighborhood circulation and to provide access to adjoining parcels. District policy also requires temporary turnarounds with a temporary easement provided to the District at the end of stub streets that serve more than one lot, or 5 are greater than 150-feet in length with a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to extend three existing stub streets. The applicant is proposing to extend East Edgar Street from the west property line approximately 280-feet south of Ustick Road. This stub street was approved as a part of Bedford Place Subdivision in 1998. Staff is supportive of the extension of this roadway. The applicant is proposing to extend North Starling Way from the south property line approximately 300-feet east of the west property line. This stub street was approved as a part of Finch Creek Subdivision in 1995. Staff is supportive of the extension of this roadway. The applicant is proposing to extend East Sharptail Street from the east property line approximately 525-feet south of Ustick Road. This stub street was approved as a part of Granite Creek Subdivision in 1998. Staff is supportive of the extension of this roadway. 6. Turnarounds District pclicy 7205.2.1 requires tumarounds to 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 medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. The applicant is proposing to construct one cul-de-sac turnaround without an island within it throughout the subdivision. The applicant should provide a minimum turning radius of 45-feet for the North Muledeer Place cul-de-sac. 7: Knuckles District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island within a knuckle to be constructed with the island being a minimum of 4-feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The roadway around the traffic island should maintain a minimum of a 29-foot street section. The design should be reviewed and approved byACHD's Planning and Development staff. The applicant is proposing to construct two knuckles throughout the subdivision. One knuckle is proposed to have an island within it. Staff is supportive of the location of the proposed knuckles. The island within the knuckle should be constructed with the island being a minimum of 4-feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The roadway around the traffic island should maintain a minimum of a 29-foot street section. The design should be reviewed and approved by ACHD's Planning and Development staff. 8. Islands District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public right-of-way dedikxted by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. The applicant is proposing to construct a center island within the East Stormy Drive right-of-way. The applicant should provide a minimum of a 21-foot street section (measured from back-of-curb to back- of-curb) on either side of the island. 6 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. 9. Other Access Ustick Road is a classified roadway. Access is restricted on all classified roadways. Other than access points specifically approved with this application, direct lot access to Ustick Road should be prohibited and notes of this should be required on the final plat. C. Site Specific Conditions of Approval Dedicate 48-feet of right-of-way from the centerline of Ustick 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 applicent 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 #196), if funds are available. OR Dedicate 38-feet of right-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 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 e~asting 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 the main entrance, East Stormy Drive, to intersect with Ustick Road approximately 110-feet east of the west properly 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 Edgar Street from the west property line approximately 280-feet south of Ustick Road, as proposed. 6. Extend North Starling Way from the south property line approximately 300-feet east of the west properly line, as proposed. 7. Extend East Sharptail Street from the east property line approximately 525-feet south of Ustick Road, as proposed. 7 8. Construct 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-square 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 Stormy Drive right-of-way, as proposed. Provide a minimum of a 21-foot street section (measured from back-of-curb to back-of-curb) on either side of the island. 11. Any proposed tandscepe islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners assoaation. Notes of this should be required on the final plat. 12. Other than axess points specifically approved with this application, direct lot access to Ustick Road is prohibited. Notes of the access restrictions are required on the final plat. 13. Comply with ail Standard Conditions of Approval. D. Standard 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. 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 ACRD 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 8 breaking ground within ACHD right-of-way. The applicant shall contact ACRD 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. E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/developmenttyill not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACRD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be retumed to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be retumed. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting when: the original matter, is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 10 11 YO (~ RossRT D. CoxxtE KEN W. Bowers COUNCII, MEnmFRC f DEPUTY CkDEF - FmE PREVENTION Wu,LUnn L.M. Naxx JOSEPH Sn.va ~ .. l{EITH Bntn .. Tan~a.2y De WEexn crrr oe+ DEPUTY CHIEP - TxatNma Ce~R~McCaNnl.ESS n Bn.I. JGI~,SON C~ i~i Rcrxat, FIRE ConmESS[oNExs r ~ 540 Fast Franklin Road Rtcaev~ GREENE Inatio Meridian, ID 83642 TERRY LEIGHTON ~ (208) 888-1234 ~" STEVEEI.LIOn " °~ r,~ ,~ vwa~ ,~ Fax (208) 895-0390 MERIDIAN CITY/RURAL FIRE DEPARTMENT ,RECEIVED February 21, 2003 Fc(i 2 12003 CITY OF MERIDIAN CITY CLERK nFFI(',F TO: Mayor, City Council & Meridian Planning & Zoning Commission FROM: Joseph Silva, Deputy Chief, Fire Prevention SUBJECT: Timberfalls Subdivision PP 03-002, AZ 03-003 The following will be the requvements and/or concerns to provide minimum levels of fire protection for the proposed project: One and two family dwellings will require afire-flow of 1,000 gallons per minute available far duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix lII-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 ttnn around. 5. All roads shall have a tµrnirtg 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 are required before combustible construction begins. UFC 901.4.2 &901.3 8. The proposed 50-lot subdivision with an estimated 2.9 residems 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 our 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 are typically defined as capital outlay for facilities that are located within 1.5 miles from a given location and sufficient operational funds to staffthe facilities. Aep°ring O Tod°y's Studen6 for rncnenges. T°m°"°W= N Joint School District No. 2 Svo 911 Meridian Road • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 888-6700 SUPERINTENDENT Christine H. Donnell January 29, 2003 City of Meridian 33 East Idaho Meridian, Idaho 83642 Dear Planners: RECEIVED FEB - 6 2Q03 City of Meridian City Clerk Office The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, middle schools, and elementary schools throughout the district are operating over capacity. Approval of Timberfalls Subdivision will have a significant impact on school enrollments at Chief Joseph Elementarv, Meridian Middle, and Eagle High School. We can predict that these homes, when completed, will house sixteen (16) elementary aged children, thirteen (13) middle school aged children, and nine (9) senior high aged students. Additional students will fiu•ther compound the current overcrowded situation. Residents cannot be assured of attending the neighborhood school, as it may be necessary to bus students to other schools across the district. School capacity is addressed in Idaho Code 67-6508. The Meridian School District is currently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at 888-6701. Sincerely, Wendel Btgham Supervisor of Facilities and Construction `~adir~a & `~~e~udsaot ~~x;gatia~ ~c~i,GCt 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 RECEIVED January 28, 2003 JAN 3 i 200 Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 Will Ber Cit Clerk City of Meridian g~ Y City Clerk Office - - -. - 33 East Idaho Meridian, ID 83642 Re: PP 03-002 Preliminary Plat approval for Timberfalls Subdivisions Dear Commissioners: The Nampa & Meridian Irrigation District requires that a Land Use Change/Site application be filed. Please contact Ms. Donna Moore, Asst. Secretary/Treasurer at the District's main office at 466-7861 for further information. The District's Stokesberry Lateral courses along the south boundary of the above- mentioned proposed project. The easement of the Stokesberry Lateral must be protected and all storm drainage must be retained on site. Sincerely, ~~ iB 11 Henson, Asst..Water Superintendent NAMPA & MERIDIAN IRRIGATION DISTRICT BH/dll Cc: File -Shop File -Office Water Superintendent APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 ~ & ~~~ CO Y 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 RECENED Roy Johnson JAN 3 1 2003 Johnson Engineering & Surveying 9225 Chinden Blvd, Suite J City of Meridiaix Garden City, ID 83714 City Clerk Office RE: Land Use Change Application-Timberfalls Subdirrlsion Dear Mr. Johnson: Phones: Areo Code 208 OFFICE: Nampo 466-7861 SHOP: Nampa 466-0663 Enclosed please find a Land Use Change Application for your use to file with the Irrigation District for its review on the above-referenced development. If this development is under a "rush" to be finalized, I would recommend that you submit a cashier's check, money order or cash as payment of the fees in order to speed the process up. If you submit a company or personal check, it must clear the bank before processing the application. Should this development be planning a pressure urban irrigation system that will be owned, operated and maintained by the Irrigation District, I strongly urge you to doordinate with John P. Anderson, Water Superintendent for the Irrigation District, concerning the installation of the pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate the process of contractual agreements between the owner or developer and the Irrigation District for the ownership, operation and maintenance of the pressure urban irrigation system. If you have any questions concerning this matter, please feel free to call on me at the District's office, or John P. Anderson, at the District's shop. Sincerely, ~ ~. ~~ Donna N. Moore, Asst. Secretary/Treasurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNM/smc cc: File Water Superintendent Will Berg, City Clerk, City of Meridian Wanda L. Stewart, 2061 Stewart Way, Boise, ID 83716 Dan Wood, 2025 E. Chateau Street, Meridian, ID 83642 Shawn Nickel, Land Consultants, Inc., 52 N. 2nd Street, Eagle, ID 83616 enc. APPROXIMATE IRRIGABLE ACRES RIVER PLOW RIGHTS - 23,000 BOISE PROJECT RIGMS - 4D,000 30 January 2003 CENTRAL •• DYSTRICT HEALTH DEPARTMENT CENTRAL DISTRICT HEALTH DEPARTMENT Environmental Health Division Return to: ^ Boise ^ Eagle - ^ Barden Ciiy Meridian ^ Kuna ^ ACZ ~ ^ Star Rezone # Conditional Use # Preliminary /Final /Short Plat Anna ^ 1. We have No Objections to this Proposal. City of Meridian ^ 2. Vl{e~fRCOr,Xbg~end Denial of this Proposal. City Clerk Office ^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. ^ 4. We will require more data concerning soil conditions on ibis Proposal before we can comment. ^ 5. Before we can comment concerning individual sewage disposal, we will require more data conceming the depth of: ^ high seasonal ground water ^ waste flow characteristics ^orbedrockfromoriginalgrade ^other ^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ^ 7. This project shall be reviewed by the Idaho Departmem of Water Resources concerning well construction and water availability. `~8. After written approval from appropriate entities are submitted, we can approve this proposal for: / ` ~ central sewage ^ ommunity sewage system ^ community waterwell ^ interimsewage ~entralwater ^ individual sewage individual water ~9. The following plan{s) must be submitted to and approved 6y the Idaho Department of Health & Welfare, Division of vironmental Quality: central sewage ommunity sewage system ^ community water ^ sewage dry lines central water ~10. Run-off is not to create a mosquito breeding problem. ////^ 11. This Department would recommend deferral until high seasonal ground water cari be determined rf other considerations indicate approval. ^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ^ 13. We will require plans be submitted for a plan review for any: ^ food establishment ^ swimming pools or spas ^ child care center ^ beverage establishment ^ grocery store ^ 14. Review Sheet coHOwooik~ ,CENTRAL •• DISTRICT ~ HEALTH DEPARTMENT MAIN OFFICE • 707 N. ARMSTRONG PL • BOISE. ID 83704-0825 • (208) 375-5211 • FAX 327 8500 To prevervl and treat disease and disability; to promote healthy lifestyles; mrd to protect mrd proneofe the health and quality of our environment. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-treated through a grassy swale prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance axe: State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000. ServingYalley, Elmore, Boise, and Ada Counties Atla /Boise County Office Atla-WIC Setellile Ollice Elmore County Office Valley County Office 707 N. Armsrong PI. 1606 Robert St. 520E 8th Street N. 703 N. 1 s} Street Boise. ID 83704 Boise, ID 83705 Mountoin Home, ID 63647 P.O. Box 1448 Enviro. Health: 327-7499 Ph. 334-3355 Enviro. Health: 587-9225 McCall, ID. 83638 FamiPt Planning', 327-740D FAX: 334-3355 Family Health: 587-4407 Ph, 634-7194 Immunizations'. 327-7450 WIC: 587-4409 FAX', 634-2174 Senior Nutrition., 327-7460 FAX: 587-3521 WIC. 327-7488 FAX: 327-8W0 MAYOR Robert D. Currie CrCY COUNCIl, MEMBERS Tammy deWeord Keith Bird Cherie McCmdlase William LM. Nary HUB OF TREASURE VALLEY A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-0433 • FAX (208) 687-4813 Cily Clm$ Office Fax (208) 88'8-0218 MEMORANDUM: March 6, 2003 To: Mayor, City Council and Planning & Zoning Commission F T From: David McKinnon, Planner II ~ ~~ ~'`-' I~VE Sonya Allen, Planner I MAR 0 3.2003 Bruce Freckleton, Senior Engineering Tech Re: Timberfalls Subdivision Clty Of Mendlan City Clerk Office Annexation and Zoning of 14.31 Acres from RUT (Ada County) to R-8 (Medium Denaity Residential District), by Dan Wood (File No. AZ-03-003). • Preliminary Plat Approval of Fifty (50) Building Lots and Six (6) Other Lots on 14.31 Acres, by Dan Wood (File No. PP-03-002). We have reviewed the above referenced submittals and offer the following comments, as conditions of approval. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATIONS SUMMARY The applicant, Dan Wood, has applied fnr Annexation and Zoning, and Preliminary Plat approval of 50 building lots and 6 "other" lots on 14.31 acres of land located on the south side of E. Ustick Road, approximately''/z mile east of N. Meridian Road. The requested caning designation for the subdivision, upon annexation into the City of Meridian, is R-8 (Medium Density Residential). The gross density of the project is 3.49 d.u./acre. The proposed single-family building lots within the proposed subdivision range from 6,500 square feet up to 15,000 square feet. The "other" lots within the subdivision consist of six (6) common landscape/drainage lots. Lot 6, Block 3, of the proposed subdivision is a centrally located open space lot containing approximately 1.1 acres of open space for the subdivision. The applicant has requested a reduced landscape street buffer adjacent to Ustick Road. The Landscape Ordinance requires a 25' landscape buffer adjacent to arterials such as Ustick Road. The applicant has requested a 5' reduction in the required buffer to allow a 20' landscape buffer adjacent to Ustick Road through the "Alternative Compliance" section of the MCC (12-13-18). The legal description for annexation and zoning appears to describe the subject property, and complies with the requirements of the State Tax Commission and City of Meridian. AZ~03aN, PP-03-002 T®bufells SubAZ.PP Planning & Zoning Commission/Mayor & City Council March 6, 2003 Page 2 LOCATION The property is located approximately 3h mile east of N. Meridian Road, on the south side of E. Ustick Road. SURROUNDING PROPERTIES North: Weaver Acres Subdivision and Patrick Subdivision, zoned Rl (Ada County) West: Bedford Place Subdivision, zoned R-8 East: Granite Creek Subdivision, zoned R-8 South: Finch Creek Subdivision, zoned R-8 OWNER OF RECORD The property owner of record is Wanda Stewart and she has provided notarized conserrt for submission of these applications. ANNEXATION & ZONING ANALYSIS According to Ordinance 11-15-1 i, Genera! Standards Applicable to Zoning Amendments, both the PBrZ Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment." The following is the list of standards found in 11-15-11 and analysis by staff: A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; Staff finds that the requested zoning designation, R-8, is harmonious with and in accordance with the effective Comprehensive Plan (`02) and Future Land Use Map which designates the subject property as Medium Density Residential (3 to 8 dwelling units per acre). The project has a gross density of 3.49 dwelling units per acre. B. Is the area included in the zoning amendment intended to be rezoned in the future; Staff does not anticipate that the applicant intends to rezone the subject property again in the future. C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning -for example, a A2-03-003, PP-03-007 TanbeRalla SLb.AZ.PP " Planning & Zoning Commission/Mayor & City Council March 6, 2003 Page 3 residential area turning into a commercial area by means of conditional use Permits; Staff finds that the proposed single-fiimily residential development will be a permitted use within the requested R-8 zone. D. Has there been a change in the area or adjacent areas, which may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; Staff finds that land to the west, south and east has already been developed in a manner similar to the proposed subdivision. The surrounding subdivisions are all zoned R-8. ACRD has reviewed and approved the proposed subdivision (with conditions). E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed use (single family residential) is designed appropriately to match with the existing and intended character of the general vicinity. The proposed changes to the existing character of the area are in harmony with the intended future land use envisioned by the Comprehensive Plan. F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony to determine whether or not the proposed use will be disturbing or hazardous to the existing or future neighboring uses. Staff does not anticipate that the proposed residential use will be hazardous or disturbing to future or existing neighbors, as long as the recommended conditions of approval are complied with. G. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any of such services; A7.-03003,PR-03-0U7 "I~bmfa-s SUEAZPV Planning & Zoning Commission/Mayor & City Council March 6, 2003 Page 4 Staff finds that the property to be annexed can be served adequately by all essential public facilities and services. The Commission and Council should review ACRD and Fire Department's comments concerning this subdivision for further information regarding public services. $ Wdl not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to tLe economic welfare of the community; Staff finds that there will not be excessive additional requirements at public cost and that the annexation and zoning will not be detrimental to the community's economic welfare. L Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traft'~c, noise, smoke, fumes, glare or odors; Staff finds that the proposed subdivision will not cxeate excessive traffic, noise or other nuisances that would be detrimental to the general welfare of the surrounding area. Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision; however staff does not feel that the amount generated will be detrimernal to the public welfare of the city. J. Will the area Lave vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the subdivision's vehicular approach off of Ustick Road will create new traffic on surrounding roads. However, staff does not believe that the subdivision entrance will cause significant interference on the surrounding public streets. Please review ACHD comments concerning vehicular approaches and traffic generation. K Will not result in the destruction, lose or damage of a natural or scenic feature of major importance; and Staff finds that no natural or scenic features of major importance will be lost or damaged by approving the annexation and re-zone. Any existing trees larger than 4" caliper that are removed stall be nvtigat~ for, per the Landscape Ordinance. nzo3oa;, ww~m Tmc~.n, S1ibAZPP Planning & Zoning Commission/Mayor & City Council March b, 2003 Page 5 The Onweiles Lateral has been tiled along the southern boundary of the subject property. There is an existing 35-foot wide easement in favor of the Nampa & Meridian Irrigation District for the Onweiler Lateral. A small users lateral, within an existing 15-foot wide easement is located on the west side of the subdivision, and will need to be tiled in accordance with MCC. L. Is the proposed zoning amendment in the best interest of the City of Meridian (Ord. 592,11-17-1992)Y Staff finds that the annexation of this property would be in the best interest of the City. The annexation of the subject property will eliminate a County enclave, and will allow the development of bare ground into an urban density, in compliance with the Comprehensive Plan. ANNEXATION AND ZONING COMMENTS 1. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. PRELIlI~IINARY PLAT FINDINGS AND )[Z.OiTIRFMF~g Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: a. The conformance of the subdivision with the Comprehensive Development Plan; As noted above, staff fmds the subdivision to be in conformance with the Comprehensive Plan. b. The availability of public services to accommodate the proposed development; Staff finds that public services are available to accommodate the proposed development. c. The continuity of the proposed development with the capital improvement program; Staff fmds that the subdivision will not require the expenditure of capital improvement funds. d. The public financial capability of supporting services for the proposed development; AL-03003, PP-03~00~ Tm6aG9s bLOAZPY Planning & Zoning Commission/Mayor & City Council March 6, 2003 Page 6 Staff finds that the development will not require major expenditures for providing supporting services. e. The other health, safety or enviroameatal problems that may be brought to the Commission's atteatioa. Staff fmds that there should not be any other health, safety or environmental problems associated with this subdivision that may be brought to the Council or Commission's attention. ADDITIONAL CONSIDERATIONS 1. Block Lenet}t: Blocks 1 is less than 300' feet in length; approximately 200' shorter than the minimum block length of 500' as required by Ordinance 12-4-5. Staff is supportive of the shorter block length depicted on the submitted plat, as it would improve the interconnedivity of the development by providing connection to an existing stub-street within Bedford Place Subdivision. A Variance application must be submitted to accompany the Plat application to City Council, if a variance cannot be obtained from the City, the applicant shall be responsible to revise the plat to accommodate a longer block in this location. Blocdc 2 exceeds the maximum block length of 1,000 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. A Variance application must be submitted to accompany the Plat application to City Council, if a variance cannot be obtained from the City, the applicant shall be responsible to revise the plat to accommodate a longer block in this locatioa Note: Both block length issues (minimum and maximum) may be combined into one Variance request. See site specific conditions of approval number 5 below. 2. Candace ems: A submitted landscape plan does not reflect the recem revisions made by the applicant to reduce the centrally located open space lot (L.ot 6 Block 3). A revised landscape plan shall be submitted with the final plat application for the proposed subdivision. Staff does not object to the applicants request to reduce the Ustick Road landscape buffer by 5' from 25' to 20'. The subdivision to the west, Bedford Place, has a 20' landscape buffer, and the applicant for Timber Falls Subdivision would like to match the depth of Lhe existing subdivision. See site specific conditions of approval number 6 below. 3. Onweiler Lateral: The submitted plat indicates a 35' wide easement for the maintenance of the tiled Onwreiler Lateral on the southern bouadary of the proposed subdivision. The easement is located across the southern portion of Lots 1-6, Block 5 and Lots 46 of Block 4. Staff finds that there is a maintenance road within the existing easement; therefore staff does not believe that the "easeme~" should be considered part of the lots nu3m~, rr-a3ouz ~~ ~~ Planning & Zoning Commission/Mayor & City Council March 6, 2003 Fage 7 that it passes through. The applicant is in negotiations with NMID to obtain a license agreement to allow 20' of the easement to be encroached upon (i.e. the placemern of fencing and landscaping for the rear yard of the lots). If the Applicant is able to obtain the License Agreement, staff recommends revising the preliminary plat to reflect the encroachment. The back lot lines shall 6e set at the encroachment line, with the remaining I S' wide portion of the easement in a common lot to be owned and maintained by either the HOA or tlu• Irrigation District. Evidence of support from the Nampa & Meridian Irrigation District for the encroachment will be required prior to preliminary plat approval by the Meridian City Council. A recorded copy of the License Agreement will need to be submitted to the City prior to signature on the final plat. A note will need to be added to the plat indicating maintenance responsibility of tbe common lot. Failure to obtain a license agreemern from NMID will resuh in the need to re-configure the aforementioned lots and the creation of a 35' wide common lot within the easement The plat will need to be revised to reflect the new 15' wide common lot and the new lot sizes for Lots 1~, Block 5 and Lots 46, Block 4 prior to approval of the preliminary plat. See site specific wnditions of approval number seven below. 4. Watenvay Adjacent to the Western Property Line of the Proposed Subdivision The applicant shall be required to file the waterway adjacent to the western property line of the proposed subdivision in accordance with MCC 12-4-13. The applicant has indicated that there is a 15-foot wide easement across the western boundary of Lots 1-3, Block 4 and Lots 1-4, Block 1. The applicant has not indicated what kind of easemern this is, but if it is a non-encroachable maintenance easement in favor of the Irrigation District, staff recommends placing the easement in a common lot to be owned by the HOA and maintained by either the HOA or the Irrigation District. A note will need to be added to the face of the plat indicating who the responsible party will be for the maintenance of the new common lot if a license agreement cannot be obtained from the NMID to encroach in the easement. If the applicarn can obtain a License Agreement to encroach within the easement or if it is encroachable, a note will need to be added to the face of the plat indicating that the owners of the lots will be responsible for the maintenance of the irrigation pipe that passes through the lot unless the responsibility for the maintenance is assumed by an irrigarionJdrainage district. See site specific conditions of approval number 8 below. 5. Open Space Access: Staff recommends that short hard surfaced pathways be constructed in the following locations to delineate entrances to the central open space (Lot 6, Block 3): 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. r®e~.u~ mn.~zer Planning & Zoning Cotnmission/Mayor & City Council March 6, 2003 Page 8 The applicant has not proposed any micro-paths within this developmern and MCC does not have any standards or threshold that would mandate the inclusion of micro-paths at above noted locations. If the Planning and Zoning Commission and the City Council determine that the applicarn shall construct the recommended pathways as micro-paths, the developer will need to provide additional landscaping and will be responsible for the installation of fencing adjacent to the pathways per MCC 12-13-15. See site specific condition of approval number 9. (If the Commission or Council determines that the pathways shall be "micro-paths", in accordance with MCC 12-13-15, the conditions of approval for the Annexations should be modified to include a Development Agreement that will require the inclusion of "micro-paths" in the above noted locations.) 6. Fencins Adjacent to Owen Space (Lot 6 Block 3): Staff recommends limiting the fencing adjacent to the central open-space lot to no more than 4' feet 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 (i.e. wrought iroq post and rail, etc... ). See site specific condition of approval number 10. S1TE SPECIFIC CONDITIONS OF APPROVAL PRELIlbIINARY 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 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 paymern 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. 5. 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. ~e~u,s~azer Planning & Zoning Commission/Mayor & City Council March 6, 2003 Page 9 6. A revised landscape plan shall be submitted with the Final Plat application. The 35' wide drainage easement adjacent to the Onvveiler Lateral shall be place within a common lot to be owned by the HOA and maintained by either the Irrigation District or the HOA, unless the applicant can provide the City with a license agreement from NMID that will allow the developer to encroach into the easemem with fencing for the backyazds of Lots 1-6, Block 5 and Lots 4-6 of Block 4. The back lot lines shall be set at the encroachment line, with the remaining 15' wide portion of the easement in a common lot to be owned and maintained by either the HOA or the Irrigation District. If a license aereement is not obtained from NMID the lots will need to be re-confi red 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. Ifthe 15' wide easement for this waterway is encroachable, a note shall be added to the plat indicating that the owners of the lots will be responsible for the maintenance of the irrigation pipe that passes through the lot unless the responsibility for the maintenance is assumed by an irrigation/drainage district. If the 15' easement is a non-encroachable easement and the applicant cannot obtain a license agreemem to encroach into the setback, the easement shall be placed in a common lot owned by the HOA and maintained by either the HOA or the Irrigation District. 9. Construct hazd-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 S & 7, Block 3; between Lots 11 & 12, Block 3 and between Lots 151 16, Block 3. 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 countai toward the required open space calculation. 12. Unless a waiver is granted by Council, the applicant shall be responsible to file all irrigation ditches, laterals, and canals per MCC 12-4-13. I. 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 documerrtation of acceptance of the maintenance of the common lot(s) from the responsible party (rf other than the HOA), shall be submitted to the City with the final plat application. '~~'~~ Tm6e60s.SOTI ZPP Planning & Zoning Commission/Mayor & City Council March 6, 2003 Page 10 14. Add or revise the following preliminary plat notes (ut addition to those noted above): There shall be no direct lot access to Ustick Road. 15. 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 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 i~rigatioq 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- 10-5. 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 adjace~ and coiuignous 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. 7. 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. 8. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalem number of caliper inches of trees that PUBLIC HEARING SIGN-UP SHEET REcEt"ED ~!AR - 6 2003 CITY OF NIERIIIIAN DATE March 6, 2003 PROJECT NUMBER PP 03-002 PROJECT NAME TimberFalls Subdivision NAME FOR AGAINST S/I AWN ~ . N: c /Ct X March 17, 2003 MERIDIAN PLANNING & ZONING MEETING APPLICANT Dan Wood March 20, 2003 PP 03-002 ITEM NO. S REQUEST Continued Public Hearing from March 6, 2003 -Request for Preliminary Plat approval of 50 building lots and 6 other lots on 14.31 acres in a proposed R-8 zone for proposed Timberfalls Subdivision -south of East Ustick Road and west of North Locust Grove Road AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: See attached Rev COMMENTS See previous Item Packet See attached Stuff Comments ~PP~ o~a~ ~r G~ V Plat `(~(~ ~`\~/~,Q~ J Date: ~ Phone: 1 fiAaferiab presented of public meelinya shall become property of The Ciy of Meridia---nttt. ~l~ MAYOR Robert D. Coma CrrY COUNCIL MEMBERB Tartmry deWeerd Keith Bird Cherie MoCandlasa W illiam LM. Nary MEMORANDUM: HUB OF TREASURE VALLEY A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-0433 • FAX (208) 887-0813 City Clerk Office Fax (208) 888-0218 To: Mayor, City Council and Planning & Zoning CoavnissioD From: David McKinnon, Planner II Sonya Allen, Planner I Bruce Freckleton, Senior Engineering Tech Steve Siddoway, Planner II Re: Timberfalls Subdivision (Revised) LEGAL DEPARTMENT (208) 46b9272 • Fax 4664403 PUBLIC WORKS BUILDING DEPARTMENT (208) 895-3300 ~ Fax 887.1297 PLANNING AND ZONING DEPARTMENT (208) 8843333 ~ FAX 8886834 March 11, 2003 RECEIVED MAR 1 2 2003 City Of Meridian City Clerk Office • Annexation and Zoning of 14.31 Acres from RUT (Ada County) to R 8 (Medium Density Residemial District), by Dan Wood (File No. A~03-003). • Preliminary Plat Approval of Fifty (50) Building Lots and Six (6) Other Lots on 14.31 Acres, by Dan Wood (File No. PP-03-002). We have reviewed the above referenced submittals and offer the following comments, as conditions of approval. These conditions shall be considered io full, unless expressly modified or deleted by motion of the Meridian Ci>y Coancr7: Note: This staff report has bcen modified to reflect changes made to the original preliminary plat attter the March 6, 2003 P&Z bearing, based on revised plans submitted by the applicant on March 10, 2003. At this point, the only remaining substantive issue is to determine whether the hard- aurfaced pathways connecting into the central open space should be considered micropaths by definition under the landscape ordinance. The applicant has agreed io their 3110 letter to the Commission to construct the pathways, but they do not wish to have them defined as "micropaths" due to fencing and drainage concerns. If the pathways are determined to be micropaths, the width of Lot 6, Block 3 between Lots 5 and 7 should be widened by at least one foot from 14 feet to 1S feet to meet ordinance requirements. Please refer to Preliminary Plat Additional Consideration #5 on page S below. APPLICATIONS SirnzMaRY The applicaut, Dan Wood, has applied for Annexation and Zoning, and Preliminary Plat approval of 50 building lots and 6 "othe2' lots on 14.31 acres of sand located on the south side of E. Ustick Road, approximately'/z mile east of N. Meridian Road. The requested zoning designation for the subdivision, upon annexation irrta the City of Meridian, is R-8 (Medium Density Residential). The gross density of the project is 3.49 d.u./acre. AZAi0a3, PP-03-0D2 7'imbeGlle SLbRevleed.AZPP Planning & Zoning Commission/Mayor & City Council March 11, 2003 Page 2 The proposed single-family building lots within the proposed subdivision range from 6,500 square feet up to 15,000 square feet. The "other" lots within the subdivision consist of six (6) common landscape/drainage lots. Lot 6, Block 3, of the proposed subdivision is a centrally located open space lot containing approximately 1.1 acres of open space for the subdivision. The applicant has requested a reduced landscape street buffer adjacent to Ustick Road. The Landscape Ordinance requires a 25' landscape buffer adjacent to arterials such as Ustick Road. The applicam has requested a 5' reduction in the required buffer to allow a 20' landscape buffer adjacent to Ustick Road through the "Alternative Compliance" section of the MCC (12-13-18}. The legal description for annexation and zoning appears to describe the subject property, and complies with the requirements of the State Tax Commission and City of Meridian. LOCATION The property is located approximately '/z mile east of N. Meridian Road, on the south side of E. Ustick Road. SURROUNDING PROPERTIES North: Weaver Acres Subdivision and Patrick Subdivision, zoned Ri (Ada County) West: Bedford Place Subdivision, zoned R-8 East: Granite Creek Subdivision, zoned R-8 South: Finch Creek Subdivision, zoned R-8 OWNER OF RECORD The property owner of record is Wanda Stewart and she has provided notarized consent for submission of these applications. ANNEXATION & ZONING ANALYSIS According to Ordinance 11-15-11, Generad Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendmern in terms of the following standazds and shall find adequate evidence answering the following questions about the proposed zoning amendment." The following is the list of standards found in 11-15-11 and analysis by staff: A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, bas there been an application for a Comprehensive Plan amendment; Staff finds that the requested zoning designation, R-8, is harmonious with and in accordance with the effective Comprehensive Plan (`02) and Future Land Use AZ-03003, PP-03082 7vnba~lls SLbReviaedAL.PP Planning & Zoning Commission/Mayor & City Council March 11, 2003 Page 3 Map which designates the subject property as Medium Density Residential (3 to 8 dwelling units per acre). The project has a gross density of 3.49 dwelling units per acre. B. Is the area incladed In the zoning amendment intended to be rezoned in the future; Staff does not anticipate that the applicant intends to rezone the subject property again in the future. C. Is the area incladed in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning -for example, a residential area turning into a commercial area by means of conditional use permits; Staff finds that the proposed single-family residenial development will be a permitted use within the requested R-8 wne. D. Has there been a ehange io the area or adjacent areas, which may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; Staff fmds that land to the west, south and east has already been developed in a manner similar to the proposed subdivision. The surrounding subdivisions aze all zoned R-8. ACRD has reviewed and approved the proposed subdivision (with conditions). E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed use (single family residential) is designed appropriately to match with the existing and intended character of the general vicinity. The proposed changes to the existing chazacter of the azea are in harmony with the intended future land use envisioned by the Comprehensive Plan. F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony to determine whether or not the proposed use will be disturbing or hazardous to the existing or future neighboring uses. AZ-03-003, PP-03-002 Timberfills SubRevieedAZ.PP Planning & Zoning CommissionlMayor & City Council Mazeh 11, 2Q03 Page 4 Staff does not anticipate that the proposed residential use will be hazardous or disturbing to future or existing neighbors, as long as the recommended conditions of approval are complied with. G. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any of such services; Staff finds that the property to be annexed can be served adequately by all essential public facilities and services. The Commission and Council should review ACHD and Fire Department's comments concerning this subdivision for further information regazding public services. H. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; Staff finds that there will not be excessive additional requirements at public cost and that the annexation and zoning will not be detrimental to the community's economic welfare. L Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persona, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that the proposed subdivision will not create excessive traffic, noise or other nuisances that would be detrimental to the general welfare of the surrounding area. Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision; however staff does not feel that the amount generated will be detrimental to the public welfare of the city. J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the subdivision's vehicular approach off of Ustick Road will create new tragic on surrounding roads. However, staff does not believe that the 15mba6iHa SbyReisalAZPP AZ-03-0~3, PP-UiU02 Planning & Zoning Commission/Mayor & City Council March 11, 2003 Page 5 subdivision entrance will cause significant interference on the surrounding public streets. Please review ACRD comments concerning vehicular approaches and traffic generation. S. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and Staff fmds that no natural or scenic features of major importance will be lost or damaged by approving the annexation and re-zone. Any existing trees larger than 4" caliper that are removed shall be mitigated for, per the Landscape Ordinance. The Omveiler Lateral has been tiled along the southern boundary of the subject property. There is an existing 35-foot wide easement in favor of the Nampa & Meridian Irrigation District for the Onweiler Lateral. A small users lateral, is located on the west side of the subdivision, and will need to be tiled in accordance with MCC. L. is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592,11-17-1992)? Staff finds that the annexation of this property would be in the best interest of the City. The annexation of the subject property will eliminate a County enclave, and will allow the development of bare gmund into an urban density, in compliance with the Comprehensive Plan. ANNEXATION AND ZONING COMMENTS Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. PRELINIINARY PLAT FINDINGS AND REOUIItEMENTS Sections 12-3-3 7.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: a. The conformance of the subdivision with the Comprehensive Development Plau; As noted above, staff finds the subdivision to be in conformance with the Comprehensive Plan. b. The avar7ability of public services to accommodate the proposed development; N 03003. PP-03-0O] Tan6eRells Sub-RevaedAZPP Planning & Zoning Commission/Mayor & City Council March 11, 2003 Page 6 Staff finds that public services are available to accommodate the proposed development. c. The continuity of the proposed development with ttre capital improvement program, Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. The pablic financial capability of supporting services for the proposed development; Staff fmds that the development will not require major expenditures for providing supporting services. e. The other health, safety or environmeatal problems that may be brought to the Commission's attention. Staff fmds that there should not be any other health, safety or environmental problems associated with this subdivision that may be brought to the Council or Commission's attention. ADDITIONAL CONSIDERA'~IONS 1. Block Leneth: Blocks 1 is less than 300' feet in length; approximately 200' shorter than the minimum block length of 500' as required by Ordinance 12-4-5. Staff is supportive of the shorter block length depicted on the submitted plat, as it would improve the interconnectivity of the development by providing connection to an existing stub-street within Bedford Place Subdivision. A Variance application must be submitted to accompany the Plat application to City Council, if a variance cannot be obtained from the City, the applicant shall be responsible to revise the plat to accommodate a longer block in this location. Block 2 exceeds the maximum block length of 1,000 feet per Ordinance 1211-5. A Variance application to exceed the maximum block length must also be submitted to accompany the Plat application to City Council. A Variance application must be submitted to accompany the Plat application to City Council, if a variance cannot be obtained from the City, the applicant shall be responsible to revise the plat to accommodate a longer block in this location. Note: Both block length issues (minimum and maximum) may be combined into one Variance request. See site specific conditions of approval number 5 below. 2. Lnndscane Plan: A submitted landscape plan does not reflect the recent revisions made by the applicant to reduce the centrally located open space lot (Lot 6 Block 3). A revised Timbcfalle $ubRev~etl.AZPP A7A3-003, PP-03-0OL Planning & Zoning Commisaion/Mayor & City Council March 11, 2003 Page 7 landscape plan shall be submitted with the final plat application for the proposed subdivision. Staff does not object to the applicants request to reduce the Ustick Road landscape buffer by 5' from 25' to 20'. The subdivision to the west, Bedford Place, has a 20' landscape buffer, and the applicam for Timber Falls Subdivision would like to match the depth of the existing subdivision. See site specific conditions of approval number 6 below. 3. Omveiler Lateral: The submitted plat indicates a 35' wide easement for the maintenance of the tsled Onweiler Lateral on the southern boundary of the proposed subdivision. The easement is located across the southern portion of Lots i-6, Block S and Lots 4-6 of Block 4. Staff finds that there is a maimenance road within the existing easement; therefore staff does not believe that the "easemern" should be considered part of the lots that it passes through. The applicant is in negotiations with NMID to obtain a license ageemem to allow 20' of the easement to be encroached upon (i.e. the placement of fencing and landscaping for the rear yard of the lots). If the Applicarn is able to obtain the License Agreemern, staff recommends revising the preliminary plat to reflect the encroachment. The back lot lines shall be set at the encroachment line, with the remaining ~-vride portion of the easement in a common lot to be owned and maintained by either the HOA or the Irrigation District. Evidence of support from the Nampa & Meridian Irrigation District for the encroachmem will be required prior to preliminary plat approval by the Meridian City Council. A recorded copy of the License Agreemem will need to be submitted to the City prior to signature on the final plat. A note will need to be added to the plat indicating maintenance responsibility of the common lot. Failure to obtain a license agreement from NMID will result in the need to re-configure the aforementioned lots and the creation of a 35' wide common lot within the easement The plat will need to be revised to reflect the new 15' wide common lot and the new lot sizes for Lots 1-6, Block 5 and Lots 4-6, Block 4 prior to approval of the preliminary plat. See site specific conditions of approval number seven below. Note: This item has now been addressed by the applicant per revised plans submitted to the City on 3/10/03. Site Specific condition #7 below has also been revised accordingly. 4. Waterway Adjacent to the Western Proper y Line of the Proposed Subdivision: The applicant shall be required to the the waterway adjacent to the western property lme of the proposed subdivision in accordance with MCC 12-4-13. The applicant has indicated that there is a 15-foot wide easement across the western boundary of Lots 1-3, Block 4 and Lots 114, Block 1. The applicant has not indicated what kind of easement this is, but if it is a non-encroachable maintenance easement in favor of the Irrigation District, staff recommends placing the easemem in a common lot to be owned by the HOA and maintained by either the HOA or the Irrigation District. A].-03-003, PP-03-002 Timbafelle SubReVbM.AZ.PP Planning & Zoning Commission/Mayor & City Council March 11, 2003 Page 8 A note will need to be added to the face of the plat indicating who the responsible party will be for the maintenance of the new common lot if a license agreement cannot be obtained from the NMID to encroach in the easement. If the applicant can obtain a License Agreement to encroach within the easement or if it is encroachable, a note will need to be added to the face of the plat indicating that the owners of the lots will be responsible for the maimenance of the irrigation pipe that passes through the lot unless the responsibility for the maintenance is assumed by an irrigation drainage district. See site specific conditions of approval number 8 below. Nate: This item has now been addressed by the applicant per revised phtns submitted to the City on 3/10/03. Site Specific condition #8 below has also been revised accordingly. 5. Olen Soace Access Staff recommends that short hard surfaced pathways be constructed in the following locations to delineate entrances to the central open space (I.ot 6, Block 3): 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. The applicant has not proposed any micro-paths within this development and MCC does not have any standards or threshold that would mandate the inclusion of micro-paths at above noted locations. If the Planning and Zoning Commission and the City Council determine that the applicant shall construct the recommended pathways as micro-paths, the developer will need to provide additional landscaping and wilt be responsible for the installation of fencing adjacent to the pathways per MCC 12-13-15. See site specific condition of approval number 9. (If the Commission or Council determines that the pathways shall be "micro-paths", in accordance with MCC 12-13-15, the conditions of approval for the Annexations should be mod~ed to include a Development Agreemem that will require the inclusion of "micro-paths" in the above noted locations.) 6. Fencing, Adjacent to Omen Space (Lot 6 Block 31: Staff recommends limiting the fencing adjacent to the central open-space lot to no more than 4' feet 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 (i.e. wrought iron, post and rail, etc... ). See site specific condition of approval number 10. 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. AZ03-003, PP-03-007 Tvobo60a SWrRaYsrd.AZPP Planning & Zoning Commission/Mayor & City Council March 11, X003 Page 9 2. Domestic water service to this site shall be via main line extensions from mains installed adjacern to the property. 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 ear-roan pressurized irrigation must be provided to ail lots within this developmern. 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 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. 5. 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. T'lre 35' wide drainage easement adjacent to the Onweiler Lateral shall be place within a common lot to be owned by the HOA and maintained by either the Irrigation District or the HOA, unless the appGcam can provide the City with a license agreement from NMID that will allow the developer to encroach into the easement with fencing for the backyards of Lots 1-6, Block 5 and Lots 4-6 of Block 4. The back lot lines shall be set at the encroachmem line, with the remaining ' c~ 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. Note: The revised preliminary plat, submitted 3/10/02 addresses the above requirement. However, the condition should continue, as modified above, as a requirement for the final plat. Nampa & Meridian Trrigatioa District has submitted a letter stating their intent to allow the encroachment, but the License Agreement has not been formalized at this point. 8. The waterway adjacern to the western boundary of the subject property must be tiled per MCC 12-4-13. Tc i c - c u ^~^~-~^ ^~^ ~ti,^~~-~ A2A3003, PP-0300] itimb¢btlle S1bRevieed.AZPP Planning & Zoning Commission/Mayor & City Council March 11, 2003 Page 10 9. Construcx hard-surfaced pathways, a minimum of one lot in depth, leading imo 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 I 1 & 12, Block 3 and between Lots 15 & 16, Block 3. 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 ofthe 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 areas, such areas shall not be counted toward the required open space calculation. 12. Unless a waiver is grained by Council, the applicant shall be responsible to file all irrigation ditches, laterals, and canals per MCC 12-4-13.1. 13. If the maintenance of acry 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 documentation 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 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. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, play equipme~rt, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. gZ03-003, PP-03-OD2 TimbeA'dls SLaRavieed.AZPP Planning & Zoning Commission/Mayor & City Council March 11, 2003 Page 11 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 subdividers expense. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are determined after power designs aze completed by Idaho Power Company. The street light cormador 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 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. 7. Please submit all updated gramdwater/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. 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 landscaping 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. 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 4-4-8. 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 are set a minimum of three feet above the highest established normal groundwater elevation. RECOMMENDATION Staff finds the design of the proposed subdivision to be harmonious with the surrounding subdivisions and to be in general compliance with the MCC. The items listed above under the AZ.03-003, PP-03-0@ 1Lnberfalls SubReviacdAZPP Planning & Zoning Commission/Mayor & City Council March 11, 2003 Page 12 heading "additional considerations", should be resolved to the Commission's satisfaction before recommending approval of this subdivision to the City Council. If the applicant can comply with the above noted conditions of approval, staff recommends approval of the applicant's Annexation and Preliminary Plat request. Staff aclmowledges the receipt of a revised preliminary plat, a letter from the Nampa & Meridian Irrigation District regarding encroachment into the Onweiler Lateral easement, and a letter from the applicant responding to the site specific conditions is the staff report. AZ-03003, PP-634tl! Tmibo'~16 SvbRewedN PP PUBLIC HEARING SIGN-UP SHEET DATE March 20, 2003 RECE~D MAR 2 0 2003 CITY OF MERIDI~~ PROJECT NUMBER PP 03-002 PROJECT NAME Timberfalls Subdivision NAME FOR AGAINST