HomeMy WebLinkAboutWindsong Subdivision AZ 03-031~;:
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Project Name:
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STAFF SUMMARY
OF
.JAN 0 "f 2004
i~ity C)fMeridian.
~,~it~,r C`3erk Clffice
PLANNING AND ZONING COMN[ISSION
RECOMMENDATION TO CITY COUNCIL
Windsong Subdivision
AZ-03-031, PP-03-037
Landmark Engineering & Planning, Inc.
P&Z Commission Hearing Date: December 18, 2003
Recommendation: Approve with conditions.
Summary of Public Hearing:
• The Applicant, Clint Boyle of Landmark Engineering & Planning, Inc., testified in
favor of the application.
Two members of the public testified, expressing concerns about the proposed
development.
• Key issues of discussion and questioning by Commission included:
• Perimeter fencing types
• A property botmdary dispute with an adjacent
liey Commission Additions/Modifications to Staff Recommendation:
The Commission modified staff's recommendation by modifying a fencing condition
and adding a condition referring to an outstanding property boundary dispute with an
adjacent property owner.
Outstanding Issues for City Council:
• None.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE )
REQUEST FOR PRELIMINARY )
PLAT APPROVAL OF 66 )
BUILDABLE LOTS AND 2 )
COMMON/OTHER LOTS ON 15.04 )
ACRES IN AN R-8 ZONE FOR )
VVINDSONG SUBDIVISION
Case No. PP-03-037
RECOMMF,NDATION TO CITY
COUNCIL
LANDMARK ENGINEERING &
PLANNING, INC.,
Applicant
1. The property is approximately 15.04 acres in size and is located approximately
300 feet north of Usticl< Road and approximately 600 feet west of Linder Road,
within Section 35, Township 4 North, Range 1 West.
2. Stubblefield Construction Company is the current property oNmer and John
Stubblefield, an authorized agent, has submitted notarized consent for the subject
application.
3. The Applicant is Landmark Engineering & Planning, Inc.
4. The subject property is currently zoned RUT. There is, however, an application
for annexation and zoning to R-8 before the City Council. The zoning of R-8 is
defined within the City of Meridian Zoning and Development Ordinance Section
11-7-2.
5. The property, which is the subject of this application, is within the Area of Impact
of the City of Meridian.
6. The entire parcel of the property is included within the Meridian Urban Service
Planning Area as defined in the Meridian Comprehensive Plan.
7. The Applicant proposes to develop the subject property in the following manner:
A residential subdivision with sixty-six buildable lots and two common lots.
8. The Creason Lateral lies contiguous to the south boundary of the subject property
and is a feature that will need to be protected.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 66
BUILDABLE LOTS AND 2 COMMON/OTHER LOTS ON 15.04 ACRES EV AN R-8 ZONE FOR
\\%INDSONG SUBDIVISION, BY LANDMARK ENGINEERING & PLANNING, INC. - PP-03-03? -
Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the requested Annexation and Zoning
as requested by the Applicant for the property described in the application, subject to the
following:
A. Adopt the Special Recommendations ofthe Planning and Zoning Commission as
follows:
1. Add a Site Specific Condition #10 stating that the bormdary dispute between this
property and the neighboring property to the east on the south portion of this
property shall be resolved before signahu-e on the final plat.
2. Modify General Condition #5 to read: Asix-foot fence, delete the word solid,
shall be required around the perimeter of the subdivision, which will be either
solid or match the perimeter fence of Bridgetower Subdivision and, thee,
continues, unless the city agrees in writing.
Modify General Condition #5 to include a new sentence at the end of the
paragraph stating: The Applicant will work out with the neighbor to the east on
the northern portion of this Applicant's property where and how that fence will be
built.
B. Adopt the Comments and Recommendations of the Meridian Planning & Zoning
and Engineering Departments as follows:
SITE SPECIFIC CONDITIONS
1. Extend Crossland Drive and Timberlakes Way, previously approved stub streets
to Che north and west, into the subject site. Prior to the City Eneineer's signature
of a final plat, either the Timberlake Way or Crossland Drive stub street(s) shall
be constructed to this site. Said road(s) shall be constructed and approved by
ACRD.
2. Construct two (2) new stub streets to the abutting properties to the east, as
proposed. Windswept Street and Sahara Street shall be constructed as stub streets
to Parcel Nos. 50435449700 & 50435449905.
3. In accordance with Meridian City Code 12-4-13.A.1, the Applicant shall be
required to file or cover the Coleman Lateral. The Applicant shall not be required
to [ile or cover the Creason Lateral abutting the site. Any ditch, canal or lateral to
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF G6
BUILDABLE LOTS AND 2 COMMONlOTHER LOTS ON 15.04 ACRES IN AN R-S ZONE FOR
N~INDSONG SUBDIVISION, BY LANDMARK ENGINEERING & PLANNING, INC. - PP-03-037 -
Page 2
be p iped s hall b e s hown o n p tans, which s hall b e approved b y the appropriate
irrigatioi>/drainage district, or lateral users association, with written confirmation
of said approval submitted to the Public Works Department.
4. Prior to development plan approval, a copy of a signed agreement for the
proposed buildable lots that encroach into the existing Nampa & Meridian
Irrigation District (NMID) easements shall be submitted to the Public Worls
Department. If Nampa & Meridian Irrigation District does not approve the
encroachments as proposed, buildable lot lines shall be set at the boundary line of
the encroachment and the Applicant shall create a common lot for the non-
encroachment areas.
~. 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. 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 shall b'e submitted prior to plan
approval The 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. ]f a singly-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 City
Engineer.
6. Lots 2 and 3, Block 1, and Lots 23 and 24, Block 1 shall utilize common
driveways, as proposed. Frontage for Lots 2, 3, 23 and 24 may be reduced to ] ~
feet (minimum). Said common driveways shall be constructed a minimum of 1.6-
feet wide, with gravel and asphaltic concrete paving as outlined in Meridian City
Code 12-4-14.
7. Except for the lots listed in Condition #6 above and Lots 14, 22 and 25 all
buildable lots within the proposed subdivision shall have a minimum 65 feet of
street frontage. All buildable lots within the subdivision shall have a minimum loY
area of 6,500 square feet.
8. Sanitary sewer and water service to this site shall be via main line extensions from
existing mains or mains being installed adjacent to the property. The applicant
shall be required to extend sewer and water mains to and through the proposed
development, thereby making them available to the adjacent properties. The
Applicant shall coordinate main sizing and routing with the Public Works
Department.
9. Please submit final groundwater/soils monitoring data as prepared by a soils
scientist with the final plat. Any drainage areas (detention/retention basins) must
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 66
BUILDABLE LOTS AND 2 COMMON/OTHER LOTS ON 15.04 ACRES IN AN R-8 ZONE FOR
WINDSONG SUBDIVISION, BY LANDMARK ENGINEERING & PLANNING, INC. - PP-G3-037 -
Page 3
be designed to ensure that water will percolate or dischazge 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 riot 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.
]0. The boundary dispute between this property and the neighboring property
to the east on the south portion of this property shall be resolved before
signature on the final plat.
GENERAL COMMENTS
1. All conditions of the accompanying Annexation/Rezone application shall also be
considered conditions of the Preliminary Plat.
2. 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.
3. Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
4. Streetlights will be required at locations designated by the Public Works
Department. All streetlights shall be installed at the expense of the Applicant.
Typical locations are at street intersections and/or fire hydrants.
5. A detailed fencing plan shall be submitted upon application of the final plat. A 6-
foot selid fence shall be required around the perimeter of the subdivision, which
will be either solid or match the perimeter fence of Bridgetower Subdivision,
unless the City agrees in writing that such a fence is not required. If a new
common lot is created along the north side of the Creason Lateral, perimeter
fencing shall be constructed on the north side of the common lot. Al] fences shall
taper down to 3 feet maximum within 20 feet of all right-of--way. The Applicant
will work out with the neighbor to the east on the northern portion of this
Applicant's property where and how that fence will 6e built.
6. A detailed landscape plan for the common areas, including pathways and types of
construction, shall be submitted for review and approval with the submittal of the
final plat applications. The plan must include sizes and species of trees, shrubs,
berming/swale details, and all proposed ground cover/treatment.
7. 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.
RECOMMENDATION TO CITY COIJ;VCIL FOR PRELIMINARY PLAT APPROVAL OF 66
BUILDABLE LOTS AND 2 COMMON/OTHER LOTS ON 15.04 ACRES IN AN R-8 `LONE FOR
WINDSONG SUBDIVISLON, BY LANDMARK ENG[NEERING & PLANNING, INC. - PP-03-037 -
Yage 4
8. 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. 1~'ells may be
used for non-domestic purposes such as landscape irrigation.
9. Developer shall coordinate mailbox locations with the Meridian Post Office.
10. 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.
] 1. 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.
C. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
l . Construct Sirocco Avenue to offset Timberlakes Way a mioinnun o~f 125-feet
(measured centerline to centerline).
2. Extend Timberlakes Way from the north property line approximately 2] 5-feet
east of [he west property line, as proposed.
3. Extend Crossland Drive from the west property line approximately 465-feet north
of the south property line, as proposed.
4. Construct a stub street to the east property line approximately 115-feet south of
the north property line, as proposed. Install a sign at the terminus of the roadway
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
5. Construct a stub street to the east property line approximately 385-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".
Construct the internal roadways as 36-foot street sections with curb, gutter and 5
foot concrete sidewalks within 50-feet ofright-of--way, as proposed.
7. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing imgation facilities shall be relocated outside of the right-of-way.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OP 66
BUILDABLE LOTS AND 2 COMMON/OTHER LOTS ON 15.04 ACRES IN AN R-8 ZONE FOR
W INDSONG SUBDIVISION, BY LANDMARK ENGINEERING & PLANNING, INC. - PP-03-037 -
Page 5
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
Constn~ction 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 perrnit (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 Co District
approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction
in accordance with Ordinance #198, also known as Ada County Highway District
Road Impact Fee Ordinance.
9. It is the responsibility of the applicant fo verify all existing utilities within the
light-of-way. The applicant at no cost to ACHD shall repair existing utilities
damaged by the applicant. The applicant shall be required to call DTGLINE (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 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
RECOMMENDATION TO CITY COUNCIL FOR PRELMINARY PLAT APPROVAL, OF 66
BUILDABLE LOTS AND 2 COMMON/OTHER LOTS ON 15.04 ACRES 1N AN R-3 70NE FOR
WINDSONG SUBDIV1S10N, BY LANDMARK ENGINEERING & PLANNING, INC. - PP-03-037 -
Page 6
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.
D. Adopt the Meridian Fire Department Recommendations as follows:
1. One and two family dwellings will require afire-flow of 1,000 gallons per minute
available for duration of 2 hours to service the entire project. Fire hydrants shall be
placed an average of 400' apart.
2. Acceptance test of the water supply for water quality must be completed before
combustible construction begins.
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 turn around.
5. All roads shall have a turning radius of 28' inside and 48' outside.
6. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
7. A minimum of two points of access will be required for any portion of the project,
which serves more than 50 homes. The cumulative effect of the adjacent
subdivision should be included in this calculation.
8. The roadways shall be built to Ada County Highway Standards and shall have a
clear driving surface, available at all times, which is 20' wide.
E. Adopt the Recommendation of Nampa & Meridian Irrigation District as follows:
1. Applicant shall apply for a land use change application prior to final platting.
2. All laterals and waste ways must be protected.
3. The District's Creason Lateral courses along the south boundary of this proposed
project. This easement must be protected and any encroachment without a signed
License Agreement and approved plan, before any construction is started, is
unacceptable.
4. All municipal surface drainage must be retained on site. If any sarCace drainage
leaves the site, the Nampa & Meridian Irrigation District must review drainage
plans.
5. The Developer must comply with Idaho Code 31-3805.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 66
BUILDABLE LOTS AND 2 COMMON/OTHER LOTS ON 15.04 ACRES IN AN R-8 ZONE FOR
tt~INDSONG SUBDIVISION, BY LANDMARK ENGINEERING & PLANNING, INC. - PP-03-037 -
Page 7
6. NMID recommends that irrigation water be made available to all developments
within the Nampa & Meridian Irrigation District.
F. Adopt the Recormmendations/Comments of Joint School District No. 2 as follows:
1. 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.
2. Approval of Windsong Subdivision will have a significant impact on school enrollments
at Ponderosa Elementary, Eagle Middle, and Eagle High School.
3. We can predict that These homes, when completed, will house twenty (20) elementary
aged children, eighteen (18) middle school aged children, and fourteen (14) senior high
aged students. Additional students will further compound the cun-ent 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.
G. 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
Enviromnental Quality.
3. Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy Swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
5. The Engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal uid design a
stormwater management system that prevents groundwater and surface water
degradation.
H. Adopt the Recommendations of Settlers' Irrigation District as follows:
1. All irrigation/drainage facilities along with their easements must be protected and
continue to function. The facility involved is the Coleman Lateral. The requested
easement is 30' (15' on either side from the center line of the lateral)
RECOMMENDATION TO CITY COUNCIL FOR PRELIM[NAAY PLAT APPROVAL. OF G6
BUILDABLE LOTS AND 2 COMMON/OTHER LOTS ON 15.04 ACRES IN AN R-8 ZONE FOR
WINDSONG SUBDIVISION, BY LANDMARK ENGINEERING & PLANNING, INC. - PP-0~-03? -
Page 8
2. A Land Use Change Application must be on file prior to any approvals.
3. A license agreement MUST be signed and recorded prior to construction of any
S.I.D. facilities.
4. Any changes to the existing irrigation system such as relocation, tiling, raid
landscaping must be approved by Settlers Irrigation District.
~. All storm drainage must be retained on-site.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 66
BUILDABLE LOTS AND 2 COMMON/OTHER LOTS ON 15.04 ACRES 1N AV R-8 ZONE FOR
WINDSONG SUBDIVISION, BY LANDMARK ENGINEERING & PLANNING, INC. -PP-03-037 -
Page 9