HomeMy WebLinkAboutTrailway Park AZ 03-010Page 1 of 1
Sharon Smith
From: Wendy Kirkpatrick [Idrkpatw~meridiancity.org]
SeM: Thursday, July 03, 2003 1:46 PM
To: Sheron Smith; J. Johnson; Tara Green; Will Berg
Cc: es-beckym@gwestnet
Subject: Trailway Park Recs
RECEIVED
JUL - 3 2003
City Of Meridian
City Clerk OtTice
Sorry about the confusion over the deadline. Please give Councii paper copies of the Trailway recs.
Call me with any questions.
Wendy
7/3/2003
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Project Name:
Case No(s).:
Applicant:
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Trailway Park Subdivision ~~ tlE IVE D
PP-03-011/ AZ-03-010 /CUP-03-021
JUL - 3 2003
Hillvew Development Corporation, LLC
P&Z Commission Hearing Date: June 5, 2003
City Of Meridian
City Clerk Office
Recommendation: Approve with conditions
Summary of Public Hearing:
4 members of the public either testified in opposition or expressed concerns about the
project
• 0 members of the public testified in support of project
Key Commission Changes to Staff Recommendation:
• Recommended exempting applicant from required 35' landscape buffer between the
existing meat packing plant (and lagoons) and the proposed attached family homes
located at the western edge of the proposed subdivision.
• Recommended exempting applicant from dimensional standards (10' pathway with 5'
of gravel on each side of pathway) for the regional pathway recommended by the
Park Department Require Bain
Outstanding Issues for City Council:
• Determine whether applicant should be required to provide a 35' buffer between the
proposed subdivision and existing meat packing plant.
• Determine whether applicant must construct regional pathway to dimensional
standards recommended by Meridian's Parks Department.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR ANNEXATION &
ZONING OF 39.15 ACRES TO R-8
ZONE FOR Trailway Park
Subdivision
Case No. AZ-03-010
RECOMMENDATION TO CITY
COUNCIL
Hillview Development Corporation,
Applicant
JUL - 3 2003
City Of Meridian
City Clerk Office
The property is approximately39.15 acres in size and is generally located on E.
Blue Heron Road, north of Fairview Road and E. of North Meridian Road ,
Meridian. The property is designated as RUT.
2. The owner of record of the subject property is Raleigh and Dieuw Hawe and
Hillview Development Corporation.
3. Applicant is Hillview Development Corporation.
4. The subject property is currently zoned RUT.
5. The Applicant requests the property be zoned as R-8 .
6. The subject property is bordered to the north by asingle-family residential
subdivision to the south by a Mobile Home Pazk, to the east by asingle-family
residential subdivision, and to the west by a meat packing plant a residential
subdivision.
7. The property which is the subject of this application is within the Area of Impact
of the City of Meridian.
8. The entire parcel of the property is included within the Meridian Urban Service
Planning Area as defined in the Meridian Comprehensive Plan.
9. The Applicant proposes to develop the subject property in the following manner:
A Planned Development consisting of One-hundred and Forty-five Single-family
detached lots and Sixteen Single-family attached lots, one "Neighborhood" park
and Twenty-three Common Lots.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Trailway Pazk
Subdivision BY Hillview Development Corporation AZ- 03 -010 Page 1
10. The Applicant requests zoning of the subject real property as R-8 which is
consistent with the Meridian Comprehensive Plan Generalized Land Use Map
which designates the subject property as Mixed Use -Neighborhood.
11. There are no significant or scenic features of major importance that affect the
consideration of this application.
12. The Planning and Zoning Commission recognized the concerns of Wendel
Bigham, Supervisor of Facilities and Construction for Joint School District No. 2,
in a letter dated Apri124, 2003.
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the preliminary plat as requested by the
applicant for the property described in the application, subject to the following:
A. Adopt the Special Recommendations of the Planning and Zoning Commission as
follows:
Delete items 5 and 6 from of staffls Site Specific Comments for the Preliminary
Plat.
Strike the last sentence from staff comment item 9 from staffs Site Specific
Comments for the Preliminary Plat.
Add the following comments:
Require applicant to work with Mr. Feathergill and the Nampa-Meridian
Irrigation Association to remove the headgate on Mr. Feathergill's property.
Require applicant to put a jungle gym and a slide on tot lot.
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows (changes recommended by the Planning and Zoning Commission aze not
reflected in staff recommendations listed below):
SITE SPECIFIC COMMENTS /PRELIMINARY PLAT
Sanitary sewer and water service to this site shall be via main line extensions from
the existing mains adjacent to the property. Applicant will be responsible for
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Trailway Pazk
Subdivision BY Hillview Development Corporation AZ- 03 -010 Page 2
constructing the sewer and water mains to and through this proposed
development. Subdivision designer to coordinate main sizing and routing with the
Public Works Department. Applicant shall retain and protect, or restore the
gravel access road over the existing sanitary sewer main that traverses across the
southern boundary of the development. The back lot lines of lots 25 and 27,
block 6 need to be adjusted to provide a minimum of 10-feet clearance to the
existing sanitary sewer main.
2. The preliminary plat map indicates that there are at least two ditches within the
boundaries of the development, however no details or notations have been
provided to indicate how they are going to be dealt with. Please provide
information.
3. The applicant has indicated that the pressurized irrigation system within this
development, will be owned and maintained by the Nampa & Meridian Irrigation
District. The system is going to be served by an existing NMID pumping facility
in the Fothergill Point Subdivision. The applicant has indicated that they will be
upgrading the capacity of the existing pumping facility to handle the Trailway
Park Subdivision. Underground veaz-round pressurized irrigation must be
provided to all lots within this development. The City of Meridian requires that
pressurized irrigation systems be supplied by a year-round source of water.
Applicant shall be required to utilize any existing surface or well water for the
primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point
connection is utilized, the developer shall be responsible for the payment of
assessments for the common areas prior to signature on the final plat by the
Meridian City Engineer.
4. A detailed fencing plan shall be submitted upon application of the final plat. A
solid fence shall be required around the perimeter of the subdivision unless the
City agrees in writing that such a fence is not required. fencing adjacent to the
proposed pazk shall be 4' in height (to increase the visibility of the park) and
depicted in the fencing plan. A note restricting the fencing adjacent to the park
shall be added to the Final Plat.
5. A detailed landscape plan shall be submitted with the final plat application. The
detailed landscape plan shall include a 35' landscape buffer between land uses
adjacent to west side of Block 9. The property located directly west of Block 9 of
the proposed subdivision is used as a manufacturing plant (meat packing),
Meridian's City Code requires that a 35' buffer be created between a
manufacturing facility and residential development.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Trailway Park
Subdivision BY Hillview Development Corporation AZ- 03 -010 Page 3
6. Revise pathway to include 5' of gravel on each side of the pathway. The
Meridian Parks Department's pathway standards recommend that pathways be
constructed with 5' of gravel on each side of the pathway. The Parks Department
is recommending that these standards be applied to the pathway in the Trailway
Subdivision. A significant reason for the establishment of these pathway
standards is pathway maintenance. The equipment used to spray the gravel
adjacent to the pathway is designed for a pathway with a 5' gravel shoulder.
7. Add or revise the following preliminary plat notes:
•Add a note to the face of the plat that requires any re-subdivision of this plat to be in
compliance with the most recently approved subdivision standards of the City of
Meridian.
•Add a note to the face of the plat that restricts fencing adjacent to the pathways
within the subdivision to being no greater than four feet in height if solid sight-
obscuring material is used for fence construction.
8. Ten (10) copies of a revised plat shall be submitted to the City Clerk's Office at
least ten days prior to the next public hearing for this plat.
9. Micro-paths in the following locations:
Extend the proposed pathway to connect with the southeast comer of Lot 2,
Block 6 and E. Willow Brook Dr. This connection will improve the access to the
pathway for residents of the eastern part of the subdivision And provide a
micropath through lots 11 and 19 of Block 5 to improve access to the proposed
pathway for residents.
10. Change ROW on James Court to 50' per the request of ACHD.
11. Add a Note stating that common lots owned and maintained by the homeowner's
association.
12. Remove existing gravel road from the proposed park (Block 9, Lot 3) or integrate
gravel road into the proposed pathway.
13. Please submit all updated groundwater/soils monitoring data to the Public Works
Department for review. The original study report indicates that shallow
groundwater may be a factor, particularly in the northwest comer of the
development. Any drainage areas (detention/retention basins) must be designed
to ensure that water is retained only during 100-year stone events, and for a
period of time not to exceed 24 hours. Side slopes within drainage areas shall not
exceed 3:1. The project engineer should pay close attention to the results of field
studies determining the groundwater, soil type & and characteristics during the
design and construction phases. The engineer shall be required to certify that the
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Trailway Pazk
Subdivision BY Hillview Development Corporation AZ- 03 -010 Page 4
street centerline elevations are set a minimum of 3-feet above the highest
established normal groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above groundwater.
GENERAL COMMENTS
1. Please submit a copy of the Ada County Street Name Committee's approval letter
for the subdivision name, and the lot and block numbering. Make any corrections
necessary to conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
3. A letter of credit or cash surety in the amount of 110% will be required for all
fencing, landscaping, play equipment, pressurized irrigation, sanitary sewer,
water, etc., prior to signature on the final plat.
4. All micro-paths within the proposed subdivision shall be designed in accordance
with MCC 12-13-15 "Micropath Landscaping".
5. A detailed landscape plan, in compliance with the landscape ordinance shall be
submitted for the subdivision with the final plat application.
6. Sidewalks within the proposed subdivision shall be built in accordance with
MCC12-13-10-8.
7. 100-watt, high-pressure sodium streetlights will be required at locations
designated by the Public Works Department. All streetlights shall be installed at
subdivider's expense. Typical locations are at street intersections and/or fire
hydrants. Final design locations and quantity are determined after power designs
aze completed by Idaho Power Company. The street light contractor shall obtain
design and permit from the Public Works Department prior commencing
installations.
8. All irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled per City Ordinance 12-4-13. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owner's), with written approval or non-approval submitted to
the Public Works Department. If lateral users association approval can't be
obtained, plans will be reviewed and approved by the meridian City Engineer
prior to final plat signature.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Trailway Pazk
Subdivision BY Hillview Development Corporation AZ- 03 -010 Page 5
9. 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.
10. Developer shall coordinate mailbox locations with the Meridian Post Office.
11. Any existing domestic wells and/or septic systems within this project will have to
be removed from their domestic service per City Ordinance Section 9-1-4 and
9-4-8. Wells maybe used for non-domestic purposes such as landscape irrigation.
12. 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.
13. Applicant's engineer will be required to submit a signed, stamped statement
certifying that all street fmish centerline elevations are set a minimum of three
feet above the highest established normal geoundwater elevation.
C. Adopt the Recommendations of ACRD as follows:
A. Site Specific Conditions of Approval
Dedicate 42-feet ofright-of--way on Blue Heron Lane and provide a public
right's-of--way road trust deposit for one-half of a 29-foot street section with curb,
gutter and 5-foot concrete sidewalk, provide 24-feet of pavement as well as the
appropriate amount of fill required to fill the Jackson Drain on Blue Heron Lane
(from the west property line to Eureka Avenue).
2. Construct East James Court (from the West property line to North Eureka Place)
as a 40-foot street section with vertical curb, gutter and 5-foot concrete sidewalk
within 60-feet ofright-of--way, as proposed.
3. Construct East James Court (from North Eureka Place to East Cougar Drive) as a
residential collector with a 36-foot street section with vertical curb, gutter and a
detached 4-foot concrete sidewalk (within an easement) within 50-feet ofright-of-
way, as proposed. Front on housing and parking is prohibited on this roadway.
4. Construct the internal roadways as 36-foot street sections with curb, gutter and
sidewalk within 50-feet ofright-of--way, as proposed. Construct a 5-foot attached
on the majority of the internal roadways, with the exception of a 4-foot detached
sidewalk on East Cougar Drive (from East Chateau Drive to East Blue Heron
Street), James Court (from North Eureka Avenue to East Cougar Drive) and East
Chateau Drive (from East Cougar Drive to North Grouse Avenue), as proposed.
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5. Extend East James Court from the west property line approximately 430-feet
north of the south property line, as proposed.
6. Extend East Willow Brook Drive from the east property line approximately 100-
feet north of the south property line, as proposed.
Extend Blue Heron Street from the east property line approximately 100-feet
south of the north property line, as proposed.
8. Extend Cape cod Way from the north property line approximately 370-feet west
of the east property line, as proposed.
9. Extend North Eureka Avenue from the North property line approximately 100-
feet east of the west property line, as proposed.
10. Extend Blue Heron Lane from the west and north property lines, as proposed.
11. Construct one cul-de-sac turnaround at the north end of Eureka Place, as
proposed. Provide a minimum fuming radius of 45-feet.
12. Construct a cul-de-sac turnaround with a center island located in the southeast
corner of Elbridge Street and Arrow Wood Way, as proposed. Provide a
minimum turning radius of 45-feet and provide a minimum of a 29-foot street
section on either side of the proposed center island. Construct the island a
minimum of 4-feet wide to total a minimum of a 100-square foot area.
13. Construct two knuckles within the subdivision, as proposed. The design shall be
reviewed and approved by ACHD's Development staff.
14. Any proposed landscape islands/medians within the public right-of--way dedicated
by this plat shall be owned and maintained by a homeowners association. Notes
of this shall be required on the final plat.
15. Direct lot access to this segment of James Court (from the west property line to
Cougar Drive) is prohibited.
16. Comply with all Standard Conditions of Approval.
B. 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.
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Subdivision BY Hillview Development Corporation AZ- 03 -010 Page 7
Replace any existing damaged curb, gutter and sidewalk and any that maybe
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 the District's Utility Coordinator at
387-6258 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway
District Policy Manual, ISPWC Standards and approved supplements,
Construction Services procedures and all applicable ACHD Ordinances unless
specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of
building permit (or other required permits), which incorporates any required
design changes.
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. The applicant at no cost to ACHD shall repair existing utilities
damaged by the applicant. The applicant shall be required to call DIGLINE (1-
800-342-1585) at least two full business days prior to breaking ground within
ACHD right-of--way. The applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they
are in writing and signed by the applicant or the applicant's authorized
representative and an authorized representative of the Ada County Highway
District. The burden shall be upon the applicant to obtain written confirmation of
any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the
subject of this application, shall require the applicant to comply with all rules,
regulations, ordinances, plans, or other regulatory and legal restrictions in force at
the time the applicant or its successors in interest advises the Highway District of
its intent to change the planned use of the subject property unless a
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Trailway Pazk
Subdivision BY Hillview Development Corporation AZ- 03 -010 Page 8
waiver/variance of said requirements or other legal relief is granted pursuant to
the law in effect at the time the change in use is sought.
D. Adopt the Meridian Fire Department Recommendations as follows:
1. That afire-flow of 1,000 gallons per minute be available to service the entire project.
Fire hydrants shall be placed an average of 500' apart. 1997 UFC Appendix III-A
2. Operational fire hydrants and temporary or permanent street signs aze required
before combustible construction begins. UFC 901.4.2 & 901.3
3. The location of the fire hydrants shall be approved by the Meridian Fire Department
and shall be submitted thru the Public Works Departments.
4. All radii shall be 28' inside and 48' outside radius.
5. 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 yeaz 2005
and 3800 by the year 2010, this is up from 2069 responses in the year 2000.
6. Provide an approved turnaround for all streets greater than 150' in length that have no
outlet. This may be an issue during the phasing of the project.
E. Adopt the Recommendation of Nampa & Meridian Irrigation District as follows:
1. Nampa & Meridian Irrigation District requires aland-use change
application. All storm drainage must be retained on site. All lateral and
waste ways must be protected. The Developer must comply with Idaho
Code #31-3905.
2. Nampa & Meridian's Jackson Drain courses through the center of the
proposed project. The easement of the Jackson Drain must be protected
and any encroachment without approved plans and a signed license
agreement is unacceptable.
RECOMMENDATION TO CITY COUNCII. FOR APPROVAL OF REZONE FOR Trailway Park
Subdivision BY Hillview Development Corporation AZ- 03 -010 Page 9