Staff ReportSTAFF REPORT Hearing Date: February 2, 2010 ~, ~
TO: Mayor and City Council ~ ~ IDIAN~ ''
FROM: Sonya Watters, Associate City Planner
208-884-5533
SUBJECT: MFP-09-004 - Southridge Subdivision No. 1
I. APPLICATION SUMMARY
The applicants, Linder 109, LLC; Joint School District No. 2; and Meridian Library District, have
applied for a modification to the construction plans approved with the final plat for Southridge
Subdivision No. 1. It was a condition of approval that the applicant construct the subdivision
improvements shown on the construction drawings with development of the final plat.
The applicant requests approval to construct 5-foot wide detached sidewalks with 8-foot wide
landscaped parkways along S. Spanish Sun Way and S. Spanish Fork Way (see Exhibit A.3), instead
of 10-foot wide attached sidewalks as previously approved (see Exhibit A.2).
Additionally, an amendment to the roadway improvements required to be constructed along the south
boundary of Phase 1 is requested. Specifically, the request is to construct the northern half street
section of Heavy Timber Drive plus an additional twelve feet with an interim gravel shoulder rather
than the full street section as required in the plat approval to be constructed with this phase (see
Exhibit A.4).
II. STAFF RECOMMENDATION
Staff recommends that the City Council approve the applicant's request to modify the approved
construction plans for Southridge Subdivision No. 1 (MFP-09-004) to include 5-foot wide detached
sidewalks with 8-foot wide landscaped parkways as proposed. However, staff recommends denial of
the applicant's request to not construct the full street section at this time by reducing the amount of
asphalt and concrete curb required to be constructed along the south boundary of Phase 1.
III. LOCATION
Southridge Subdivision No. 1 is located on the southwest corner of W. Overland Road and S. Linder
Road, in the northeast '/ of Section 23, T. 3N., R. 1 W.
IV. PROCESS FACTS
The final plat consisting of 60 building lots and 11 other/common lots and 7 public streets on 33.6
acres of land in the TN-C, TN-R, and R-8 zoning districts, was approved by the City Council on
October 14, 2008.
The subject application is for a modification to the final plat. By reason of the provisions of the
Meridian City Code Title 11, Chapter 5, the City Council is the decision making body on this matter.
A public meeting is required to be held for this type of application.
V. STAFF ANALYSIS
In response to the applicant's request to construct 5-foot wide detached sidewalks with 8-foot wide
landscaped parkways along S. Spanish Sun Way and S. Spanish Fork Way, staff is supportive of this
proposal for the following reasons: 1) the proposed design is consistent with the previously approved
street section for Spanish Fork Way south of American Fork Drive; and 2) the UDC (11-3A-17)
requires minimum 5-foot wide detached sidewalks with 8-foot wide landscaped parkways along
Southridge Sub 1 MFP PAGE 1
collector streets, as proposed.
In response to the applicant's request to reduce the roadway improvements required to be constructed
with Phase 1 along the south boundary of Heavy Timber Drive, staff is not supportive of this request
for the following reasons: 1) ACRD required the applicant to construct Heavy Timber Drive as a full
street section as shown on the construction plans approved with the final plat; and 2) the subdivision
design and improvement standards listed in UDC 11-6C-2B states it is the responsibility and liability
of every applicant to construct and install every improvement shown on the plat of the subdivision,
represented to be included in the subdivision at any presentation before the Commission or Council.
The full street section was represented during the public hearing 1_rrocess and the subdivision was
approved with the expectation that the facilities depicted on the pllat would be constructed. Staff sees
no reason to approve a lesser standard of construction for this subdivision. Staff is concerned that
approval of the modification would result in a half street section i n the development for an
indeterminate period of time.
Finally, ACHD has indicated to staff that they would not favorably consider the applicant's proposal
either. ACHD did offer that they might consider deleting the requirement for a sidewalk on the south
side of Heavy Timber Drive; however, the UDC (11-3A-17) requires sidewalks on both sides of
public streets so Staff is not in favor of that option.
VI. EXHIBITS
A. Drawings
1. Southridge Subdivision No. 1 Approved Final Plat
2. Approved Street Sections for S. Spanish Fork Way & S. Spanish Sun Way
3. Proposed Street Sections for S. Spanish Fork Way & S. Spanish Sun Way
4. Approved Street Sections for Heavy Timber Drive
Southridge Sub 1 MFP PAGE 2
A. Drawings
1. Southridge Subdivision No. 1 Approved Final Plat
Final Plat f
for '
Southridge Subdivision Phase 1 ;;
Situated in a portion of the NE 1/4 of Section 23,
Township 3 North, Range 1 West, B.M.
City of Meridian, Ada County, Idaho gib.
2008 _t
F,E~B.~ '"arc
W. OVF_RLAND RD. h
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) BLOCK 1 s '
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Exhibit A
2. Approved Street Sections for S. Spanish Fork Way & S. Sparlish Sun Way
10' ~
JOINT TRCHCH a
fAEEMBVE
~C~~ r
(iYP. WTI'C SfIiS)
,~ s' ALHD SIEEVYALIC
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I~TILItY
FA6tMEN' kkp
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~' 3,74 dAIUS
~ CU1R:E (TYP)
CDN{."Q~ 3dENAL{
PER ISP54C 4?-7df7
a
29L
STAh1~lRD 6° W&tiRAE
CJttl ANC Gl'I1FR
fCS CS"NC 3P-701
STANDARD 6' 'vEFtiCAL
LURE Avp r..p~Tr_p
FER ISP\ti. ~:'J-~J'
_x l.NU 6- AMl. EEYQ'!D 7
TOF BACK OF C:tRO,
Typical Collection Rcad Section {Spanish Sun Way)
I N1S
5.0" ACHD SIDEIS'ALK
50'
5.0' ACRD
2~ ~ 2% 2% I 27,
CONCRETE SIDEWALK '
PER ISPWC SD-709 STANDARD 6" VERPCAL STAtlDARD 6" VERTICAL CONCRETE SIOEWAIH
CONSTRUCT FULL DEPTH CURB AND GUTTER - 2 Of 4 CURB AND GUTTER PER ISPWC SD-709
ROADWAY BASE SECTION. PER ISPWC SD-701 ~,Dg PER ISPWC SD-701
" .CONSTRUCT FULL DEPTH
MIN. BEYOND
EXTEND 6 ROADWAY BASE SECTION
TOP BACK OF CURB.
^Typical Collection Road Section (Spanish Fork Way)
5 .
EXTEND 6" MIN. BEYOND
TOP BACK OF CURB.
~' ACHD
I S~ I
CON~iFTE SIDLRA:H
PER ~F'MC SD-7Sfa
!TRIK:T FI1LL [£P'!1
I'WA'! BASE SECTI[N
]!D i' MIN. BEYOND
BACK LIT CURB.
10'
JOINT 1RENCH
URUTY -~-
EASEMENT
(TYP. BOTH SIDES)
10'
JOINT TRENCH
umlTr
EASEMENT
(TYP. BOTH SIDES)
Exhibit A
3. Proposed Street Sections for S. Spanish Fork Way & S. Spamish Sun Way
a 13' ACHD
SIDEWALK
EASEMENT
I
i APE I-S O'
29
STANDARD 6" VERTICAL
CONSTRUCT FULL DEPTH CURB AND GUTTER
ROADWAY BASE SECTION. PER ISPWC SD-701
EXTEND fi" MIN. BEYOND
TOP BACK OF CURB.
Typical Collection Roa
NTS
13' acHD
SIDEWALK
EASEMENT
5 0' --{- f
~ ~~
~ PER ISPWC 3UEy709K STANDARD 6'" VERTICAL
1 CONSTRUCT FULL DEPTH_ CURB AND GUTTER
ROADWAY BASE SECTION PER ISPWC SD-701
~ EXTEND 6" MIN. BEYGVD
~ TOP BACK OF CURB
20 0'
d Section (Spanish Sun W.
2%
STANDARD 6" VER7ICAL
CURB AND GUTTER
PER ISPWC SD-7D1
CONCRETE SIDEWALK
PER ISPWC SD-709 i
CONSTRUCT FULL DEPTH
ROADWAY BASE SECTION Sl
EXTEND 6" MIN. BEYOND
TOP BACK OF CURB.
a 13' ACHD
R O. W.- - -__._.____. _ -SIDEWALK
EA.SEMEN7
v B
\ _ ~._
.~-- on ~ _. i .... _ i _ _.
27, ---
STANDARD 6" VERTICAL
CURB AND GUTTER
F'ER ISPWC SD-701
2%
~ CONCRETE SIDEWALK
PER ISPWC SD-709
CONSTRUCT FULL DEP Ri
ROADWAY BASE SECTION.
EXTEND 6" MIN. 9EYOND
TOP BACK OF CURB.
1 D'
JOINT TRENCh
UTILITY
EASEMENT
(TYP BOTH SIDE
Exhibit A
4. Approved Street Sections for Heavy Timber Drive
6' ACHD SIDEWALK
EASEMENT
J
a
50' R.0
V
6'
SIDEWALK EASE
J
d
8' - -18.0'-- 18.0'- 8'
LANDSCAPE LANDSCAPE
STRIP STRIP
2% zq, 2% 2%
_~s--
10'
JOINT TRENCH
UTILITY
EASEMENT
(TYP. BOTH SIDES)
1E SIDEWALK ~--~ CONCRETE SIDEWAIR
'WC SD-709 CONSTRUCT FULL DEPTH STANDARD 3" ROLLED CURB AND 1 Of 3 STANDARD 6" VERTICAL PER ISPWC SD-709
ROADWAY BASE SEC710N. GUTTER FOR FRONT-ON CURB AND GU TIER CONSTRUCT FULL DEPTH
EXTEND 6" MIN. BEYOND RESIDEN11Al, LOTS CZ.OS PER ISPWC SO-701 ROADWAY BASE SECTION.
TOP BACK OF CURB. PER ISPWC SD-702 EXTEND 6° MIN. BEYOND
Typical Road Section (West half of Heavy Timber Dr.)
2 __
NTS TDP BACK of wRe.
- -
6' ACHD SIDEWALK 6' ACHD
EASEMENT SIDEWALK EASEMENT
~' ~
a °~
- ~ 50' R.O.W. ---
10'
~ JOINT TRENCH
~~ unuTr
8' 18.0'- -78,0'------ g' EASEMENT
5' LANDSCAPE LANDSCAPE -5' (TYP. BOTH SIDES)
STRIP STRIP
2% 29 2% 2%
~-~
ETE SIDEWALK CONCRETE SIDEWALK
SPWC SD-709 CONSTRUCT FULL DEPTH STANDARD 6° VERTICAL CONSTRUCT FULL DEPTH PER ISPWC SD-709
ROADVlAY BASE SECTION. STANDARD 6" VERTICAL 1 O~ 3
CURB AND GUTTER 02,05 CURB AND GUTTER ROADWAY BASE SECTION.
EXTEND 6" MIN. BEYOND p~7 ISPWC SD-701 PER ISPWC SD-707 EXTEND 6" MIN. BEYOND
TOP BACK OF CURB. TOP BACK OF CURB.
3 Typical Road Section (Heavy Timber Dr., Farmington Ave., Woodhouse Ave.)
NTS
8.0' ACHD SIDEWALK 8.0' ACHD_
- SIDEWALK EASEMENT
Exhibit A