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RECOMMENDATION TO CITY COUNCIL
'Project Name: Sagecrest Subdivision
Case No(s).: PP-03-030, CUP-03-057
Applicant: Briggs Engineering, Inc.
P&Z Commission Hearing Date: November 20, 2003
Recommendation: Approve with conditions.
Summary of Public Hearing:
• The applicant's representative, Kent Brown of Briggs Engineering, h1c., testified in
favor of the application.
• No members of the public testified expressing concern regarding the application.
• Key issues of discussion and questioning by Commission included:
• Possible future uses on the proposed "office" lots
• Cross access
• Name change of the subdivision from Maverick to Sagecrest
Key Commission Additions/Modifications to Staff Recommendation:
• The Commission made no significarrt additions or modifications to the staff s
recommendation.
Outstanding Issues for City Council:
• None.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE )
REQUEST FOR PRELIMINARY )
PLAT APPROVAL OF 48 )
RESIDENTIAL, 21 OFFICE, AND 7 )
OTHER/COMMON LOTS IN THE )
L-O ZONE FOR SAGECREST )
SUBDIVISION fka MAVERICK
SUBDIVISION
Case No. PP-03-030
RECOMMENDATION TO CITY
COUNCIL
1~~CIJIVE~
BRIGGS ENGINEERING, INC ,
Applicant
DEC 1 p 2003
City Of Meridian;.
City Clerk Office.
The property is located on the south side of Overland Road, on the west side of
Millermium Way, between Locust Grove Road and Eagle Road, commonly ]mown as Lot
6, Bloch 1, Resolution Subdivision No. 1.
2. The owners of record of the subject property are Dirk Marcum and Michael Riggs, 14364
E. Highway 21, Boise, ID 83716.
The Applicant is Briggs Engineering, Inc., 1800 W. Overland Road, Boise, ID 83705.
4. The subject property is currently zoned L-O. The zoning district of L-O is defined within
the City of Meridian Zoning and Development Ordinance, Section 11-7-2.
The Applicant requests Preliminary Plat approval to subdivide 14.48 acres into 48 multi-
family, 21 office, and 8 common/other lots in an L-O zone.
6. The subject property is within the city limits of the City of Meridian.
The entire parcel is included within the Meridian Urban Service Planning Area as defined
in the Meridian Comprehensive Plan.
8. There are no significant or scenic features of major importance that affect the
consideration of this application.
RECOMMENDATION TO CITY COUNCIL FOR A PRELIMINARY PLAT CONTAINING 48 RESIDENTIAL,
21 OFFICE AND 7 COMMON/OTHER LOTS IN THE L-0 ZONE, BY BRIGGS ENGINEERING, INC.,
SAGECREST SII[3DIVISION, PP-03-030
Paee I
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the City of Meridian that they approve the requested Preliminary Plat as requested by the
Applicant for the property described in the application, subject to the following:
A. Adopt the Recommendations of the Planning and Zoning Commission, as follows:
1. Change "west" to "east" in the third sentence of the first frill paragraph on Page 2 of
the staff report transmitted on November l3, 2003.
2. Change "east" to "west" in the first sentence of Site Specific Condition #6 on Page 7
of the staff report transmitted on November 13, 2003.
3. Change "west" to "east" in the first sentence of Site Specific Condition #7 on Page 7
of the staff report transmitted on November 13, 2003.
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
1. In accordance with MCC 12-13-12, provide a 20-foot wide landscape buffer between the
proposed office lots on the north and east side of the development. The entire 20 feet of
said buffer shall be provided entirely on the office Lots 6-10, 30, 31, 34, 37, 38, 41, 43,
47, 57, and 58, Block 1. Prior to final plat approval, the Applicant shall submit a revised
Landscape Plan to Planning & Zoning staff, showing buffer materials along the west and
northem property lines in accordance with Meridian City Code.
In accordance with MCC 12-13-12, provide a 10-foot wide landscape buffer on the north
side of the proposed multi-family Lots 48 - 51, Block 1, that abut Lot 7, Block 1,
Resolution Subdivision No. 1. Prior to final plat approval, the Applicant shall submit a
revised Landscape Plan to Planning & Zoning staff, showing buffer materials along the
west and northern property lines in accordance with Meridian City Code.
3. Building setbacks for Lots 48 - S 1, Block 1, shall be a minimum of 10 feet from the north
property line. Due to existing easements, building setbacks for Lots 21 - 30, Block 1,
shall be a minimum of 15 feet from the south property line. Due to existing easements,
building setbacks for Lots 13 - 21, Block ],shall be a minimum of 20 feet from the west
property line. All other building setbacks, regardless of building orientation; shall be a
minimum of 5 feet from property lines for the multi-family tots within the development
(minimum 10 feet between structures).
RECOMMENDATION TO CITY COUNCIL FOR A PRELIMINARY PLAT CONTAINING 48 RESIDENTLAL,
21 OFFICE AND 7 COMMON/OTHER LOTS IN THE L-O ZONE, BY BRIGGS ENGINEERING, INC.,
SAGECREST SUBDIVISION, PP-03-030
-Page 2
4. Unless otherwise approved by the City of Meridian, all building setbacks for the future
office lots shall be in accordance with the applicable zoning regulations in effect at that
time.
5. Prior to final plat approval, submit to the Planning and Zoning Department, a recorded
copy of across-parking/cross-access agreement for the lots within the subdivision to
utilize the drive aisles and off-street parking stalls within Lot 1, Block 1.
6. Provide a vehicular connection to the east west across the Hunter Lateral. If the
connection is not dedicated to the public, provide a recorded copy of across-access
document that allows the parcel to the west to utilize said connection
7. Provide a vehicular connection to the parcel to the west east (Lot 8, Bloclc 1, Resolution
Subdivision), between Lots 58 and 59 of the proposed office portion of the development.
Provide a recorded copy of across-access document that allows the parcel to the east to
utilize said connection.
8. Sewer and water service shall be via main line extension from the existing mains adjacent
to the subject site. The applicant shall be required to extend sewer and water mains to and
through the proposed development, thereby making them available to adjacent properties.
The subdivision designer to coordinate main sizing and routing with the Public Works
Department. The applicant shall execute City of Meridian standard forms of easements,
for any mains that are required to provide service.
9. Underground year-round pressurized irrigation must be provided to all lots within this
development. If 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 w ell s ource i s not available, a s Ingle-point c onnection t o t he c ulinary 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.
10. A drainage plan designed by a State of Idaho licensed architect or engineer is required
and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking
areas. Storm water treatment and disposal must be designed in accordance with
Department of Environmental Quality 1997 publication Catalog of Storm Water Best
Management Practices for Idaho Cities and Counties and City of Meridian standards a<1d
policies. Off-site disposal into a surface water is prohibited unless the jurisdiction which
has authority over the receiving stream provides written authorization prior to
RECOMMENDATION TO CITY COUNCIL FOR A PRELIMINARY PLAT CONTAINING 48 RESIDENTIAL,
21 OFFICE AND 7 COMMON/OTHER LOTS IN THE L-O ZONE, BY BRIGGS ENGINEERING, INC,
SAGECREST SUBDIVISION, PP-03-030
- Page 3
development plan approval. The applicant is responsible for filing all necessary
applications with the Idaho Department of Water Resources regarding Shallow Injection
Wells.
STANDARD CONDITIONS (PRELIMINARY PLAT)
1. Submit a copy of the Ada County Street Name Committee's final approval letter for the
subdivision name, including 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
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature of the
final plat.
4. Streetlights will be required at locations designated by the Public Works Department. All
streetlights shall be installed at the subdivider's expense. Typical locations are at street
intersections and/or fire hydrants.
5. 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. Coordinate the proposed tree mitigation plan with.
Elroy Huff in the Meridian Parks Department (888-3579).
6. Please submit all updated groundwater/soils monitoring data to the Public Works
Department for review. Any drainage areas (detention/retentionbasius) uuist be designed
to ensure that water will percolate or discharge within a period of time not to exceed 24
hours for all storms up to and including a 100-year storm event. 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.
7. A detailed landscape plan for the common areas, including pathways and types of
construction, shall be submitted for review and approval with Che submittal of the final
plat applications. The plan must include sizes and species of trees, shrubs, benning/swale
details, and all proposed ground cover/treatment. A letter of credit or cash surety i^ the
amount of 110% will be required for all fencing, landscaping, pressurized irrigation,
sanitary sewer, water, etc., prior to signature on the Final Plat.
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
MCC 12-4-13. The ditches to be piped should be shown on the site plans. Plans will
RECOMMENDATION TO CITY COUNCIL FOR A PRELIMINARY PLAT CONTAINING 48 2ESIDENTIAL,
21 OFFICE AND 7 COMMON/OTHER LOTS IN THE L-O ZONE, BY BRIGGS ENGINEERINQ INC.,
SAGECREST SUBDIVISION, PP-03-030
- Page 4
need to be approved by the appropriate irrigation drainage district, or lateral users
association, w ith w ritten c onfirmation o f sa id approval s ubmitted t o t he Public W orks
Department.
9. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per MCC 9-1-4 and 9-4-8. Wells may be used for
non-domestic purposes such as landscape irrigation.
10. Developer shall coordinate mailbox locations with the Meridian Post Office.
11. Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing world sit atop fill material.
C. Adopt the Recommendations of the Ada County Highway District as follows:
1. Close an existing 22-foot wide driveway that intersects Millenium Way approximately
335-feet north of the south property line, as proposed.
2. utilize an existing 30-foot wide driveway that intersects Millenium Way approximately
185-feet north of the south property line, as proposed. Pave the driveway its fall width
and at least 30-feet into the site beyond the edge of pavement of the Millenium Way.
Construct a 35-foot wide driveway that intersects Millenium Way approximately 15-feet
north of the south property line, as proposed. Pave the driveway its full width and at least
30-feet into the site beyond the edge of pavement of Millenium Way.
Construct a 24-foot wide driveway that intersects Millenium Way and aligns with Gala
Drive. Pave the driveway its full width and at least 30-feet into Che site beyond the edge
of pavement of the Millenium Way.
~. Utilize the existing 36-foot wide driveway that intersects Overland Road approximately
125-feet east of the west property line. Pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and instal] pavemenC tapers
with 15-foot radii abutting the existing Overland Road.
6. Other than the access point that has been approved with this application, direct lot access
to Overland Road is prohibited. Notes of this access restriction shall be placed on the
final plat.
7. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
RECOMMENDATION TO CITY COUNCIL FOR A PRELIMINARY PLAT CONTAINING 48 RESIDENTIAL,
21 OFFICE AND 7 COMMON/OTHER LOTS IN THE L-0 ZONE, BY BRIGGS ENGINEERING, INC.,
SAGECREST SUBDIVISION, PP-03-030
-Page 5
2. All utility relocation costs associated with improving street frontages abutting the site
shall be borne by the developer. y
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 are not allowed un]ess approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
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 desigo 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.
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 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.
1 1. 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
RECOMMENDATION TO CITY COUNCIL FOR A PRELIMINARY PLAT CONTAINING 48 RESIDENTIAL.
2l OFFICE AND 7 COMMON/OTHER LOTS IN THE L-O ZONE, BY BRIGGS ENGINEERING, INC.,
SAGECREST SUBDIVISION, PP-03-030
- Page 6
applicant or its successors in interest advises the Highway District of its intent to change
the planned use of the subject property unless awaiver/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 Recommendations of the Nampa & Meridian Irrigation District as follows:
1. Applicant shall file a Land Use Application prior to final platting.
All laterals and waste ways must be protected. The District's Hunter Lateral courses
along the west boundary of this proposed project. This easement must he protected and
any encroachment without a signed License Agreement and approved plan, before any
construction is started, is unacceptable.
All municipal surface drainage must be retained on site. If any surface drainage leaves
the site, the Nampa & Meridian Irrigation District must review drainage plans. The
developer must comply with Idaho Code 31-3805. It is recommended that irrigation
water be made available to all developments within the Nampa & Meridian Irrigation
District.
E. Adopt the Recommendations of the Meridian Fire Department as fo] lows:
The following will be the requirements anrL'or concerns to provide minimum levels of fire
protection for the proposed project:
1. That afire-flow consistent with Appendix D of the International Fire Code be provided to
service the entire project. Fire hydrants shall be placed an average of 350' apart.
2. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
3. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
4. Final approval of the fire hydrant locations shall be by the Meridian Fire Department tlu-u
the Public Works Department.
5. All radii shall be 28' inside and 48' outside radius for all entrances and internal roads.
6. All fire lanes shall h ave an u nobsttucted w idth of 2 0'. N o Parking w i 11 be a llowed o n a ll
internal access roads which are less than 20' wide.
7. The proposed project will have an undetermined transient population. Based on historical run
analysis the Meridian Fire Department will respond to one call for service for every 24 people in
RECOMMENDATION TO CITY COLNCIL FOR A PRELIMINARY PLAT CONTAINING 48 RESIDENTIAL,
21 OFFICE AND 7 COMMON/OTHER LOTS IN THE L-O ZONE, BY BRIGGS ENGINEERING, INC.,
S:IGECREST SLBDIVISiON, PP-03-030
-Page 7
the service area. This will generate an undetermined number of calls 1'or service at build out.
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, this is up from 2069 responses in the year 2000.
8. 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 staff the facilities.
9. Apartment buildings containing 6 or more units shall be required to be fire sprinklered.
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. Stonnwater shall bepre-treated through a grassy Swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality. The Engineers
and architects involved with the design of the subject project shall obtain current best
management practices for stormwater disposal and design a Stonnwater management
system that prevents groundwater and surface water degradation.
G. Adopt the Recommendations of Sanitary Services Company as follows:
1. More review is needed on the project for waste generation and collection points and enclosure
sizes and locations.
H. Adopt the Recoirunendations/Comments of Joint School District No. 2 as follows:
1. The Meridian School District has experienced phenomenal shident growth the last ten years.
The high schools, middle schools, and elementary schools throughout the district are operating
over capacity.
2. Approval of Maverick Subdivision will have a significant impact on school eruol Imeots at Mary
McPherson Elementary, Lake Hazel Middle, and Mountain View High School.
RECOMMENDATION TO CITY COUNCIL FOR A PRELIMINARY PLAT CONTAINING 48 RESIDENTIAL;
21 OFFICE AND 7 COMMON/OTHER LOTS IN THE L-O ZONE, BY BRIGGS ENGINEERING, INC.,
SAGECREST SUBDIVISION, PP-03-030
- Page 8
We can predict that these homes, when completed, will house fifty-five (55) elementary aged
children, fifty-one (51) middle school aged children, and forty-two (42) senior high aged
students. Additional students will further compound the current overcrowded situation.
4. 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.
RECOMMENDATION TO CITY COUNCIL FOR A PRELIMINARY PLAT CONTAINING 48 RESIDENTIAL,
21 OFFICE AND 7 COMMON/OTHER LOTS IN TAE L-O ZONE, BY BRIGGS ENGINEERING, INC.,
SAGECREST SUBDIVISION, PP-03-030
- Paee 9