HomeMy WebLinkAboutParkway Subdivision PPBEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. PP-03-022
REQUEST FOR PRELINIINARY )
PLAT FOR PARKWAY ) RECOMMENDATION TO CITY
SUBDIVISION ~ ~~~~ RECEIVED
Sia Point Development, )
Applicant ) OCT n 3 ~G33
City Of Meridian
City Clerk Office
1. The property is approximately 6.0 acres in size and is generally located at the
southwest intersection of Ustick Road and Meridian Road.
2. The owner(s) of record of the subject property are John K. and Leta Barton.
3. Applicant is Six Point Development.
4. The subject property is currently zoned RUT. There is, however, an application
for annexation and zoning to R-4 before the City Council. The zoning of R-4 is
defined within the City of Meridian Zoning and Development Ordinance Section
i1-7-2.
5. The subject property is within the city limits of the City of Meridian.
6. The entire parcel is included within the Meridian Urban Service Planning Area as
defined in the Meridian Comprehensive Plan.
The Applicant proposes to develop the subject property in the following manner:
as a residential subdivision with fourteen building lots.
8. There are no significant or scenic features of major importance that affect the
consideration of this application.
9. The Planning and Zoning Commission recognized the concerns of Wendel
Bigham from Joint School District No. 2 in a letter dated July 9, 2003.
RECOMIvvIENDATION TO CITY COUNCIL OF APPROVAL OF PRELIbIINARY PLAT FOR Parkway
Subdivision BY Six Point Development PP-03-022 Page 1
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:
1. Change the word "Lansbury" to "Salisbury" on Page 6, paragraphs 1 and
2. Require the applicant to submit a revised Preliminary Plat at least 10 days before
the next Public Hearing.
3. Require applicant to realign the entrance road off of Ustick by eliminating the
traffic island and adding that space to a traffic buffer along the west property line.
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
SITE SPECIFIC COMII~NTS / PRELIlbIINARY PLAT
Water service to this site shall be via main line extensions from the existing mains
adjacent to the property. The applicant shall be required to extend water mains to
and through the proposed development. The applicant will also need to procure
an easement across the adjacent property to connect to Lansbury Lane
Subdivision.
2. Sanitary sewer service shall be via main line extension from the existing main in
the Lansbury Lane Subdivision. The applicant shall be required to extend sewer
mains to and through the proposed development. The Applicant will also need to
procure a minimum 30-foot wide sanitary sewer and water main easement across
the adjacent property to connect to Lansbury Lane Subdivision.
Underground year-round pressurized irrigation must be provided to all lots within
this development. )f the pressurized irrigation system within this development is
to remain a private Homeowners Association system, complete plans and
specifications shall be reviewed by the. Public Works Department as part of the
development plan review process. A draft copy of the pressurized irrigation
system O&M manual must be submitted prior to plan approval. The City of
Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. Applicant shall be required to utilize any existing surface or well
water for the primary source. If a surface or well source is not available, a single-
point connection to the culinary water system shall be required. If a single-point
connection is utilized, the developer shall be responsible for the payment of
RECOMMENDATION TO CITY COUATCIL OF APPROVAL OF PRELIIvIINARY PLAT FOR Pazkway
Subdivision BY Six Point Development PP-03-022 Page 2
assessments for the common azeas prior to signature on the final plat by the
Meridian City Engineer.
4. 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.
5. Please submit all updated groundwater/soils monitoring data 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-yeaz storm 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 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.
6. A detailed landscape plan, in compliance with the landscape ordinance shall be
submitted for the subdivision with the Final Plat Application.
A revised preliminary plat shall be submitted at least 10 days prior to the next
public hearing for this project if changes are required by ACRD.
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 placemern with the City of Meridian Public Works
Department.
3. Two-hundred, 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.
4. 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. The ditches to be piped
RECOMMENDATION TO CITY COUNCII, OF APPROVAL OF PRELIMINARY PLAT FOR Parkway
Subdivision BY Six POiN Development PP-03-022 Page 3
should be shown on the site plans. Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association, with written
confirmation of said approval submitted to the Public Works Department.
C. Adopt the Recommendations of ACRD as follows:
A. Site Specific Conditions of Approval
The applicant shall do one of the following:
a. Dedicate by donation an additional 23-feet ofright-of--way along Ustick Road,
and construct a minimum 5-foot wide concrete sidewalk along Ustick Road,
located a minimum of 41-feet from the centerline of the right-of--way.
b. Do not dedicate additional right-of--way, but construct a minimum 5-foot wide
concrete sidewalk along Ustick Road, located a minimum of 41-feet from the
centerline of the right-of--way, in an easement provided to the District.
c. Do not dedicate additional right-of--way, but construct a minimum 5-foot wide
concrete sidewalk along Ustick Road, located at the back edge of the existing right-
of-way. Accomplish all necessary adjustments to properly accommodate existing
drainage and utilities.
2. Reconstruct the existing 16-foot wide driveway that intersects Ustick Road
approximately 200-feet east of the proposed entrance. Pave the driveway its full
width and at least 30-feet into the site beyond the edge of pavement of the
roadway and install pavement tapers with 15-foot radii abutting the existing
roadway edge.
3. Construct a public roadway, Northwest 3`s Street, to intersect Ustick Road
approximately 15-feet east of the west property line, as proposed.
4. Construct the internal roadways as 36-foot street sections with curb, gutter and 5-
foot concrete sidewalk within 50-feet of right-of--way, as proposed.
5. Construct a stub street (Wrangler Street) to the west property line approximately
95-feet north of the south property line, as proposed. Install a sign at the terminus
of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
6. Construct a knuckle without an island at the southeast corner of Wrangler Street
and Northwest 3'a Street, as proposed. The design shall be reviewed and
approved by ACHD's Development staff.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Pazkway
Subdivision BY Sis Point Development PP-03-0Z2 Page 4
7. Construct a center island within the public right-of--way (Northwest 3'a Street), as
proposed. Maintain a minimum of a 21-foot street section on either side of the
island. The island shall be owned and maintained by the homeowners association.
Notes of this aze required on the final plat.
8. Other than the access points specifically approved with this application, direct lot
access to Ustick Road is prohibited.
9. Comply with all Standard Conditions of Approval.
A. 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 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 aze not allowed unless
approved in writing by the District. Contact Construction Services at 387-6280
(with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway
District Policy Manual, ISPWC Standards and approved supplements,
Construction Services procedures and all applicable ACHD Ordinances unless
specifically waived herein. An engineer registered in the State 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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Pazkway
Subdivision BY Six Point Development PP-03-022 Page 5
(1-800-342-1585} at least two full business days prior to breaking ground within
ACRD right-of--way. The applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACRD conduits (spare or filled) are compromised during
any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they
are in writing and signed by the applicant or the applicant's authorized
representative and an authorized representative of the Ada County Highway
District. The burden shall be upon the applicant to obtain written confirmation of
any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the
subject of this application, shall require the applicant to comply with all rules,
regulations, ordinances, plans, or other regulatory and legal restrictions in force at
the time the applicant or its successors in interest advises the Highway District of
its intent to change the planned use ofthe 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.
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. Acceptance of water supply for fire protection is contingent upon acceptance of the
water system by the City of Meridian for water quality.
4. All radii shall be 28' inside and 48' outside radius.
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 aze located within
1.5 Holes from a given location and sufficient operational funds to staffthe facilities.
6. 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 yeaz 2010, this is up from 2069 responses in the year 2000.
E. Adopt the Recommendation of Nampa & Meridian Irrigation District as follows:
RECOI,~IMENDATION TO CITY COUNCII, OF APPROVAL OF PRELIMINARY PLAT FOR Pazkway
Subdivision BY Six Point Development PP-03-022 Page 6
1. Nampa & Meridian Irrigation District has no facilities in this area. However, all
storm drainage must be retained on site.
F. Adopt the Recommendations of the Central District Health Department as
follows:
1. This proposal can be approved for central sewage & central water after written
approval from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality.
3. Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy Swale prior to dischazge to the
subsurface to prevent impact to groundwater and surface water quality.
5. The Engineers and azchitects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
RECOMIvIENDATION TO CITY COUNCII, OF APPROVAL OF PR13,IMINARY PLAT FOR Parkway
Subdivision BY Six Poi Development PP-03-022 Page 7