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HomeMy WebLinkAboutWindsong Subdivision PP 03-037AZ 03-031 MERIDIAN PLANNING & ZONING MEETING December 1$, 2003 APPLICANT Landmark Engineering & P-anning, InC. ITEM NO. ~~ REQUEST Public Hearing -Request for annexation and zoning of 15.04 acres from RUT to R-8 zones for proposed Windsong Subdivision -west of North Linder Road and north of West Usilck Road AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT WEALTH: NAMPA MERIDIAN IRRIGATION: SETRERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTWER: Contacted: ~,j-_f Emailed: COMMENTS See aMached Staff Comments See attached Comments Ok wNh Meridian Water Department No Comment No Comment No Comments See atlnched Comments No Comment No Comment Date: CG~Y1YrUt-4'L~ Phone: ~p ~ G~~ Maletlala presented at publk meafinps shall become properly of 1ha CHy of Meridian. ~r .~` ~~3~. Ada County Highway District Susan S. Eastlake,lstVice Pnesident Garden CitylD 83714-6499 Dave Bivens, 2nd Vice President Phone (208) 387-6100 David E. Wynkoop, Commissioner FAX (208) 387-6391 John S. Franden, Commissioner E-mail: tellusQACHD.ada.id.us December 4, 2003 RECEIVED To: Landmark Engineering & Planning, Inc. 104 9th Avenue South Suite C DEC - 9 2003 Nampa, Idaho 83651 City of Meridian Subject: Windsong Subdivision/MPP03-037/MAZ03-031 City Cierk Office West of Linder Road and north of Ustick Road 66-lot residential subdivision On December 3, 2003, the Ada County Highway District acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at 208-387-6177. Andrea N. Tuning ~. Principal Development Analyst Right-of-way & Development S Planning Division CC: Planning & Development project file City of Meridian Construction Services Drainage Utilities Stubblefield Construction PO Box 327 Meridian, Idaho 83680 ~: '~'~,. Ada County Highway District Right-of--Way & Development Department Planning Review Division This application requires Commission action due to the fact that this item is located in the North Meridian Area. This item is scheduled to be on the consent agenda on December 3, 2003 at 12:00 noon. Tech Review for this item was held with the applicant on Friday November 14, 2003. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6393-fax, 208-387-6177-phone, atuninganachd.ada.id.us File Numbers: Windsong Subdivision / MPP03-0371 MAZ03-031 Site address: West of Linder Road/North of Ustick Road ApplicantlRepresentative: Landmark Engineering and Planning Clint Boyle 104 9`" Avenue South, Suite C Nampa, Idaho 83651 Owner: Stubblefield Construction Company, Inc PO Box 327 Meridian, Idaho 83680 Application Information: The applicant has submitted an application to the City of Meridian requesting annexation, zoning and preliminary plat approval to construct a 66-lot single-family residential subdivision. The site is currently zoned RUT and is proposed to be rezoned to R-8. The proposed subdivision is proposed to contain 66- builable lots and 2-common lots. The 15.04-acre site is located on the west side of Linder Road and north of Ustick Road. Acreage: 15.04-acres Current Zoning: RUT Proposed Zoning: R-8 Buildable Lots: 66-lots Common Lots: 2-lots Vicinity Map A. Findings of Fact Trip Generation: This development is estimated to generate 660 additional vehicle trips per day (10 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 3. Traffic Impact Study: A traffic impact study was not required with this application, but staff his included the executive summary of the North Meridian Traffic Study. The proposed 12-square mile study area between US 20126 and Ustick Road and between McDermott Road and Eagle Road has been examined by the Ada County Highway District (ACRD) for anticipated development build out. The following are the principal findings and recommendations of the study: • The study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park, at full build out. • The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. • The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. • At build out, traffic on the arterials is expected to significantly increase. • All of the arterial intersections in the study area are currently operating at acceptable level of service of "C" or better. • The majority of study intersections are projected to meet the peak hour traffic signal warrants at full build out of the area. • Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. • At full build out, the following improvements may be anticipated within the study area: 0 5-lane road section with right turn lanes at some arterial and access intersections: Chinden Boulevard, McMillan east of Black Cat, Ustick east of Black Cat, Linder, Ten Mile, Meridian south of McMillan, and Locust Grove at Ustick. 0 3-lane road section with right turn lanes at some arterial and access intersections: McMillan west of Black Cat, Ustick west of Black Cat, McDermott, Black Cat, Meridian north of McMillan, and Locust Grove. Due to the large number of inquiries and submitted development applications in this area, staff and the development community realized that the potential for development in this area is significant and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are "in the works". Based on development patterns in this area, and the concern surrounding the abutting roadways, ACRD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area from Ustick Road to Chinden Boulevard, and from McDermott Road to Eagle Road. The study was necessary to determine what types of roadway improvements, especially at intersections, would be needed to accommodate the traffic in this area at full build out. One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. This applicant will be subject to extraordinary fees, should an overlay district be implemented in this area. 4. Site Information: The site is currently vacant. 5. Description of Adjacent Surrounding Area: a. North: Watersong Estates Subdivision (single-family residential subdivision) b. South: Properly that is currently being acquired by ACHD for a storm drainage pond c. East: 9.95-acre with asingle-family residence and 5.8-acre site with asingle-family residence d. West: Bridgetower Subdivision 6. Impacted Roadways Linder Road: Frontage: None Functional Street Classification: Minor Arterial Traffic count: South of McMillan was 5,853 on 4/16/02 Level of Service: Currently better than "C" Speed limit: 50-mph Nearest intersection: McMillan Road and Linder Road is a 4-way stop Ustick Road and Linder Road is a 4-way stop Ustick Road Frontage: None Functional Street Classification: Minor Arterial Traffic count: West of Linder Road was 6,277 on 4/10/02 Level of Service: Currently better than `C" Speed limit: 50-mph Nearest intersection: Ustick Road and Linder Road is a 4-way stop An acceptable level of service fora 2-lane minor arterial is a level of service E or better. To obtain a level of service E or better a roadway should have less than 15,499 vehicle trips per day. 7. Roadway Improvements Adjacent To and Near the Site Linder Road is improved with 25-feet of pavement with no curb, gutter or sidewalk abutting the site. Ustick Road is improved with 24-feet of pavement with no curb, gutter or sidewalk abutting the site. 8. Existing Right-of-Way Linder Road has 50-feet of existing right-of-way (25-feet from centerline). Ustick Road has 50 to 75-feet of existing right-of-way (25-feet from centerline). 9. Existing Access to the Site The site does not currently access to the public roadway system. The site does abut two stub streets that have been approved through the preliminary platting process. 10. Site History There are no projects within this area that are scheduled in the District's Five Year Work Program. 11. Capital Improvements Plan/Five Year Work Program The segment of Ustick Road between Linder Road and Ten Mile Road is not included in the District's Five Year Work Program or the Capital Improvements Plan. The segment of Linder Road between Ustick Road and McMillan Road is not included in the District's Five Year Work Program or the Capital Improvements Plan. Linder Road from Franklin Road to Ustick Road is scheduled in the District's Five Year Work Program and the Capital Improvements Plan (2009 to 2010) to be reconstructed to provide 5-traffic lanes with curb, gutter, sidewalk and bike lanes. 12. Other Development in Area ACHD has reviewed a number of development applications in the North Meridian Planning Area. The following list is a compilation of developments that the District has approved recently within this identified area: • On October 17, 2001 the Commission approved a rezone and preliminary plat application for an 8-lot industrial subdivision on 34.6-acres (Utility Subdivision). Note: Later denied by City of Meridian. • On November 7, 2001 the Commission approved a rezone and annexation application for 370- acres. The Commission also approved a preliminary plat for 336-lots on 175-acres and conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17 office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision). • On February 6, 2002, the Commission approved a preliminary plat application fora 272-lot residential subdivision on 78-acres (Baldwin Park). • On April 17, 2002, the Commission approved a preliminary plat application fora 285-lot subdivision on 75-acres (Heritage Commons Subdivision). • On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed- use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park (Lochsa Falls Subdivision). • On July 17, 2002, the Commission approved a request for approval for an annexation and rezone fora 135,000 square foot Middle School within the Meridian School District. • On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot residential subdivision on 43-acres (Sundance Place Subdivision). • On August 28, 2002, the Commission approved a preliminary plat application fora 12-lot residential subdivision on 5-acres (Drawbridge Subdivision). • On October 23, 2002, the Commission approved an 89-lot residential subdivision on 15.4-acres (Cobblefield Crossing Subdivision). • November 6, 2002, the Commission approved a 327-lot residential subdivision and 1 school site on 120-acres (Havasu Creek Subdivision). • On November 6, 2002, the Commission approved a 3-lot commercial subdivision that is anticipated to include a new Meridian School District Educational Campus that will include one elementary school, two senior high charter schools, two senior high professional technical high schools and one District administration building on 39-acres (Education Campus Subdivision). 4 • On November 20, 2002, the Commission approved, Burney Glen Subdivision, a 117-lot single- family residential subdivision on 36-acres • On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229-lot mixed-use subdivision consisting of 184-single-family residential lots, 12-office lots, 32-common lots and 1-lot that is anticipated to redevelop into attached single-family residential lots (town houses). • On January 8, 2003, the Commission approved Watersong Estates Subdivision, a 125-lot single- family residential subdivision located on 39.92. • On January 15, 2003, the Commission approved Silverleaf Subdivision, a 73-lot mixed-use subdivision. The subdivision is proposed to contain 72-single-family residential lots and 1- elementary school lots located on 38.65-acres. • On January 29, 2003, the Commission approved Parkstone Subdivision, a 334-mixed-use subdivision proposed to contain 275-single-family residential lots, 52-townhouse lots, 4-office lots, 2-commercial lots and 1-mini storage lot. • On February 19, 2003, the Commission approved Setter Cove Subdivision, a 16-lot single-family residential subdivision located on 10-acres. • On March 19, 2003, the Commission approved Paramount Subdivision, an 847-lot mixed-use subdivision proposed to contain 764 single-family residential lots, 5-commercial and office lots, 73-townhouse lots, 1multi-family lot (270 apartments), a community center, 1-elementary school lot, 1-high school lot and 2-church lots on 392-acres. • On April 23, 2003, the Commission approved Birthstone Creek Subdivision, a 98-lot residential subdivision consisting of 89 single-family lots, an elementary school site and 8 common lots on 34.5-acres. • On May 28, 2003, the Commission approved Blooming Meadows Subdivision, a 62-lot residential subdivision consisting of 32-single-family lots, 30 multi-family lots and 8 common lots on 11.3- acres. • On July 2, 2003, the Commission approved Kelly Creek Subdivision, a 230-lot mixed us subdivision consisting of 216 single-family lots and 14-commercial/office lots. • On November 7, 2003, the District approved Cobblefield Crossing Subdivision #2, a 39-lot single- family residential subdivision on 7.98-acres. • On November 12, 2003, the Commission approved Saguaro Canyon Subdivision, a 461-lot single-family residential subdivision on 140.25-acres. If staff examines each one of these developments individually, the roadway system appears adequate, but when staff adds each approved development, the traffic capacities of the surrounding roadways reach their 2020 planning thresholds. One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. This application may also be subject to any extraordinary fees that the District may impose. B. Findings for Consideration Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). The applicant is proposing to construct North Sirocco Avenue to be located approximately 110-feet (measured centerline to centerline) west of Timberlakes Way. This roadway location does not meet 5 District policy. The applicant should construct Sirocco Avenue to offset Timberlakes Way a minimum of 125-feet (measured centerline to centerline). The remaining internal roadways meet minimum offset requirements and should be approved with this application. 2. Access to Public Roadways Windsong Subdivision is proposing to access the public roadway system through Watersong Subdivision and Bridgetower Subdivision. Watersong Subdivision and Bridgetower Subdivision have not completed the final platting process, therefore Windsong Subdivision does not have access to the public roadway system at this time. Due to the fact that Watersong Subdivision and Bridgetower Subdivision have not dedicated right-of-way through the recordation of a final plat, Windsong Subdivision's preliminary plat should be approved contingent upon the right-of-way within Watersong Subdivision andJor Bridgetower Subdivision being dedicated to the public and the roadways being constructed or a financial surety in place for the construction of the roadways prior to the signature of the final plat for W indsong Subdivision. 3. Stub Streets District policy 7205.5 states that stub streets will be required to provide intra-neighborhood circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub street must meet the following conditions: 1. A stub street shall be designed to slope towards the street intersection and drain surface water toward that intersection, unless a satisfactory storm drain system is installed. 2. The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. The applicant is proposing to extend two stub streets and construct two stub streets within the subdivision. The applicant is proposing to extend Timberlakes Way from the north property line approximately 215-feet east of the west property line. This stub street was approved as a part of Watersong Estates Subdivision. District staff is supportive of the extension of Timberlakes Way due to the fact that stub streets are an essential component in any community. Stub streets provide secondary access for emergency services, eliminate multiple access points to major roadways (collector and arterial roadways), reduce vehicle miles traveled, connects neighborhoods and can increase the sense of community in the area. The applicant is proposing to extend Crossland Drive from the west property line approximately 465- feet north of the south property line. This stub street was approved as a part of Bridgetower Crossing Subdivision. District staff is supportive of the extension of Crossland Drive due to the fact that stub streets are an essential component in any community. Stub streets provide secondary access for emergency services, eliminate multiple access points to major roadways (collector and arterial roadways), reduce vehicle miles traveled, connects neighborhoods and can increase the sense of community in the area. The applicant is proposing to construct a stub street to the east property line approximately 115-feet south of the north property line. This stub street would serve the 5.8-acre parcel that lies directly to the east of this subject property. Staff is supportive of the location of this stub street. The applicant should not be required to construct a temporary turnaround at the terminus of the stub street due to 6 the fact that the stub street is less than 150-feet in depth. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct a stub street to the east property line approximately 385-feet north of the south property line. This stub street would serve the 9.95 -acre parcel that lies directly to the east of this subject property. Staff is supportive of the location of this stub street. The applicant should not be required to construct a temporary turnaround at the terminus of the stub street due to the fact that the stub street is less than 150-feet in depth. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is not proposing to construct a stub street to the 1.35-acre site to the south due to the fact that that the property is separated by the Creason Lateral and the properly is currently being acquired by ACHD for a regional storm drainage pond (ACRD is negotiating access from Ustick Road). Staff is supportive of the applicant's proposal to not stub to this property. 4. .Street Sections District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5-acres in size will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5- feet or more in which case the sidewalk shall be a minimum of 4-feet in width. The applicant is proposing to construct the internal roadways as 36-foot street sections with curb, gutter and 5-foot concrete sidewalks within 50-feet of right-of-way. This street section meets District policy and should be approved with this application. C. Site Specific Conditions of Approval 1. Construct Sirocco Avenue to offset Timberlakes Way a minimum of 125-feet (measured centerline to centerline). 2. Extend Timberlakes Way from the north property line approximately 215-feet east of the 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 W ILL BE EXTENDED IN THE FUTURE". 5. Construct a stub street to the east properly 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". 6. Construct the internal roadways as 36-foot street sections with curb, gutter and 5-foot concrete sidewalks within 50-feet of right-of-way, as proposed. 7 ~. 7. Comply with all Standard Conditions of Approval. D. 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 may be 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. 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 #198, 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 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. 8 E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Request for Reconsideration Guidelines 10 Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 11 YInYDR RORER"r D. CORRIE COUNCIL McMxERs W9LUtM~I L.M. Nnxr IU_I H BIR[) TAMMY DE WFERD ~. hl E.RfE MCL,ANDLESS I{l1RAl. FIRE COMMISSIONERS R[cnnl u (;xeene ~~GRRY LruiHroN Sl"E,V F. LLLIO'IT I. HIED ICEN W. BUWGRS III I:~ Y C,HIEh f IRE Pf<CVcn'fIOP: IOSLI ly SILA'A ~ ~ .iiy ~,t_ to}pp ~ ~ ~ ~I PNTY CkIIEC--rR41NIN(l 131LL 1041NSON er~~icn - , fu.ario I; ~ 0 L,act I roil I n ItnnCi ~.~ ~~ ~Iaridiu i 117 `i.642~ , ~~" {2081 Sy8 1?.,=1 ~ i an j T I Iti.D.i:.AN CITY/RORA=.~ t'i~u DEPARTP,FI d~[' _ ~ .J~~~~ , December 12, 2003 ~E~ ~ 2 ~~ G"ity Of l~e;<'idian ~i1ty Cierk Office T0: Mayor, City Counci] and Meridian Planning & 7.oning Commission FROM: Joseph Silva, Deputy Chief, Fire Prevention SUBJECT: Windsong Subdivision AZ 03-031, PP 03-037 The following will be the requirements and/or concerns to provide minimtun levels of fire protection for the proposed project: 1. One and two family dwellings will require afire-flow of 1,000 gallons per minirte 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 l50' in length that is not provided with ati 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. S. The roadways shall be built to Ada Cotutty Highway Standards and shall have a clear driving surface, available at all times, which is 20' wide. HUS OF TREASURE VALLEY MAYOR A Good Place to Live LEGAL DEPARTMENT Robert D. Come CITY OF MERIDIAN (208)2882499 •Fax 288.2501 CFCY COUNCIL MEMBERS PUBLIC WORKS Tammy deWeard 33 EAST IDAHO BUILDING DEPARTMENT Kekh Bird 1~RIDIAIV, IDAHO 83(42 (208) 898-3500 • Fax 887-1297 Cherie McCandleae (208) 888-0433 • FAX (208) 887-4813 PLANNING AND ZONING William LM. Nary City Clark O$ce Fax (208) 888-0218 DEPARTMENT (208) 8845533 • FAX 888-6854 STAFF REPORT: P & Z Hearing Date: December 18, 2003 Transmittal Date: December 11, 2003 To: Mayor, City Council and Planning & Zoning CommissionRE V EIVEI] From: Craig Hood, Associate City Planner ~~ DEC 1 5 2L03 Bruce Freckleton, Senior Engineering Tech City Of Meridian Re: Windsong Subdivision City Clerk Office • Annexation and Zoning of 15.04 Acres from RUT (Ada County) to R-8 (Medium Density Residential District), by Landmark Engineering & Planning, h3c. (Fide No. AZ•03-031). • Preliminary Piet Approval of Sixty-six (66) Building Lots and Two (2) Common Lots on 15.04 Acres in a Proposed R-8 Zone, by Landmark Engineering & Planning, Inc. (File No. PP-03-057). We have reviewed the above refereneed submittals and offer the following comments, as conditions of approva4 These conditions shall be considered in full, unless expressly modit3ed or deleted by motion of the Meridian City Coanc7: APPLICATION 3Lrn~rMaRv The Applicant, Landmark Engineering & Planning, Inc., has applied for Annexation, Zoning, and Preliminary Plat approval of sixty-six (66) building lots and two (2) other lots on 15.04 acres of land located near the northwest corner of Uatick Road and Linder Road. This site is designated as Medium Density Residential on the City of Meridian Future Land Use Map. The requested zoning designation for the property is R-8. The gross density of the proposed subdivision is 4.4 dwelling units per acre. The net density of the subdivision is 5.7 dwelling units per acre. The single-family building lots within the subdivision range from 6,500 square feet to 11,745 square feet. All housing types are proposed as single-family detached. Approximately 5.1 percent (0.76 acres) of the gmss area of the site is devoted to open space. The Applicant is proposing to construct the development in two phases. The subject site is currerniy used for agricultural purposes. The subject site does not currently have any public street frontage. Access to the site is currernly provided via an easement across a parcel to the east. Sometimes this indicates that it is an illegal parcel. However, the Applicarn has provided staff with a copy of a deed showing that the subject parcel has been in the same configuration since 1978, prior to the City adopting a Zoning and Development Ordinance. See Special Consideration "A" in the Preliminary Plat Analysis below. AZ-03-031, PP-Q1.ODT WWdeaog Ebb. A2PP.dae Planning & Zoevng CommissionlMayor & City Council December 18, 2003 Page 2 The Applicant is requesting a waiver of the requirement to cover, tile, or pipe the Cresson Lateral abutting the southern boundary of the site. Meridian City Code 12-4-13 requires all irrigation ditches, laterals or canals, exclusive of natural waterways to be covered and enclosed with tiling or other covering. See Special Consideration "B" in the Preliminary Plat Analysis below. The Appficam is proposing to extend two stub streets into the subject property from previously approved developments to the north and west. As part of the approval for Wateraong Subdivision, Timberlakes Way was stubbed to the north property line of the subject site. As part of the Bridgetower developmem, Crossland Drive was stubbed to the west property sine of the subject site. The Applicant is extending the above-mentioned stub streets and providing two additional stub streets to the two undeveloped parcels to the east. See Special Consideration "C" in the Preliminary Plat Analysis below. Staff is recommending approval of the annesstion, zoning and preliminary plat applications, with the conditions outlined in this report. CATION The property is located approximately 300 feet north of Ustick Road and approximately 600 feet west of Linder Road, within Section 35 of Township 4 North, Range 1 West. S~T~$O~T~,i,I~ING PROPERTIES North: Agriculture/Approved Watersorg3 Subdivision, Zoned R-8 South: AgricultureiFuture ACRD Pond Site, Zoned R-1 (Ada County) East: Agricu}ture with aSingle-Family Home, Zoned RUT (Ada County) West: Agriculture/Approved Bridgetower Crossing Subdivision, Zoned R-4 OWNERS OF RECORD The property owner of retard is Stubblefield Construction Company to whom John Stubblefield is an authorized agent, who has provided notarized consem for Landmark Engineering & Planning, Inc. to submit the subject applications. A~~TION ~ ZONiNG ANALYSIS According to Ordinance i1-15-11, General Standards.4pplicable to ZorringAmendmenis, both the Planning & Zoning Commission and City Council are required "to review the particular facts and circumstances of each proposed zoning amendment in farms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment." The fopowing is the list of standards found in 11-15-11 and analysis by staff: A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; nuswt, ee-o3.a3~ w~aeo~a sd~,nzer.ao~ Planning & Zoning CammissioniMayor & City Council December 18, 2003 Fage 3 In Chapter VII of the Comprehensive Plan, "medium density" is defined as areas inchuling single family homes at densities of three to eight dwelling units per acre. Staff finds that the r~uested zoning designation, R-8, is harmonious with and in accordance with the 2002 Comprehensive Plan and Future Land Use Map, which designates the land to be "Medium Density Residential". H. )(s the area included in the zoning amendment intended to be rezoned in the future; Concurrent with the annexation and zoning application, the Applicant has submitted a preliminary plat proposing single-family lots on the subject site (Windsong Subdivision, PP-03-037). Staff does not anticipate that the Applicant httends to rezone the subject property in the future. C. Ta the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new coning -for example, a residential area turning into a commercial area by means of conditional use permits; Staff finds that the proposed, concurrent, residential subdivision could be allowed within the requested R-8 zone. D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example, have the streets been widened, new ran7road access been developed or punned or adjacent area being developed in a fashion similar to the proposed rezone area; Several residential developments in this area are changing the historically agricultural nature of the area to be urbaa residential. Staff finds that the subject site is proposed for development in a fashion similar to other properties in the area. However, neither section of Linder Road nor Ustick Road abutting this site are currently within ACHD's Five Year Work Program or Capital Improvemerns Plan (CIP). Other urban services, such as sewer and water, are near to this site and the Applicant should be able to extend such services to the site. The Punning & Zoning Commission rind City Council should consider whether the timing is correct for expansion of the city limits to this site. E. Will the proposed uses be designed, constraeted, operated and maintained to be harmonious and appropriate in appearance with the eaistiog or intended character of the general vicinity and that such use wn~l not change the easeutial character of the same area; Staff finds that the proposed R-8 zoning and subsequent residential use proposed with the concurrent preliminary plat match the intended character of the vicinity, as noted on the Future Land Use Map in the Comprehensive Plan. Stan also finds that the proposed aoning(uses can be designed and constructed in a manner that AZ03-031, PP-03-03'I NvM~ong $u6,gY,.PP.doc Planning & Zoning Commission(Mayor & City Council Decomber 18, 2003 Page 4 will be harmonious with, and appropriate in appearance with, the existing and intended character of the surrounding area. The existing character of the area will, and is, currently changing, especially upon buitd-out of the proposed project and other similar subdivisions in the general vicinity. Staff does not find that the proposed zoning/uses will adversely change the essemial character of area. See Preliminary Plat Analysis below. F. Wfil the proposed uses not be hazardous or disturbing to existing or future neighboring uses; Due to other existing and proposed uses near the site, staff does not anticipate that the proposed zoning/uses will be hazardous to future or existing uses or neighbors in the area. Staff recommends that the Comrission and Council rely on public testurtony to determine whether the proposed use will be disturbing or hazardous to the neighboring uses. G. W~71 the area be served adequately by essential pnblic facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any of such services; The Commission and Council should reference any written or verbal testimony submitted by the Meridian Police Department regarding their ability to adequately service this project. The Meridian Fire Departmem has submitted a list of conditions and needs in order to adequately serve the project. Water and sanitary sewer service to this development is proposed to be extended from existing/or mains being installed in adjacent subdivisions. The ACRD is recommending, with site-specific and standards conditions, approval of the subject development. H. Will sot create eacesaive additional regnirementa at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; If approved, the developer will be financing the extension of sewer, water, local street infrastructure, utilities and irrigation services to serve the project. The primary public coats to serve the future residents will be fire, police and school facilities and services. Staff finds there will not be excessive additional requirements at public cost and that the rezone will not be detrimental to the community's economic welfare. L Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any peraoas, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; A7A3-031. PP-03d39 NMdemg SP6AZ.Ppdoa Planning & Zoning CommissionlMayor & City Council December 18, 2003 Page 5 Staff finds that the proposed resideYrtial zoningluses will not be detrimental to people, property or the general welfare of the area. Staff recognises that traffic sad noise will increase with the approval of this subdivision; however, staff does not believe that the amount generated will be detrimental to the general welfare of the public. Staff does not anticipate the proposed annexation and subsequent uses will create excessive noise, smoke, fumes, glare, or odors. J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; The subject site does sot have any vehicular approaches to the site from nearby arterial or collector roads. This site must rely on the construction and conveyance of stub streets from the north and west for access. The extension of these stub streets, will allow traffic to disperse without creating interference on public streets in the area. Please review the ACHD report for this project for additional information regarding this finding. K WTI not result in the destruction, loss or damage of a natural or scenic feature of major importance; and Staff is not aware of any natural or scenic feature(s) that would be lost, damaged or destroyed by allowing this site to be annexed, coned and developed with residential uses. Any existing trees larger than 4" caliper that are removed shall be mitigated for, per the Landscape Ordinance. L. Ts the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 392,11-17-1992)" In accordance with the findings listed above, sta,,~, finds that the amrexation/rezone of this property would 6e in the best interest of the City. i. The legal descriptions submitted with the application appear to meet the requirements of the City of Meridian and State Tax Commission. 2. The subject property lies within Meridian's Urban Services Planning Area. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 5-7-517. Wells may be used for non-domestic purposes such as landscape irrigation. PRELIMIN~Y~LAT ANALYSIS Sections 12-3-3 J.2 and 12.3-3 D read as follows: ~In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: eW03-03{, PP-03-037 WaWamtg BUbAZPP.daa Planning & Zoning Commission/Mayor ~ City Council December 18, 2063 Page 6 A. The conformance of the subdivision with the Comprehensive Development Plan; In Chapter VII of the Comprehensive Pian, medium density is defined as areas including single-family homes at densities of three to eight dwelling units per acre. Staff finds that the proposed single-family residential subdivision, with a gross density of 4.4 dwelling units per acre (net 5.7 dwelling units per acre), is harmonious with and in accordance with the 2002 Comprehensive Plan and Future Land Use Map, which designates the land to be Medium Density Residential. B. The availability of public services to accommodate the proposed development; Staff finds that public services are available to accommodate the proposed development. See Annexation and Zoning Analysis "H" above. C. The continuity of the proposed development wfth the capital improvement program, Staff finds that the subdivision will not conflict with the capital improvement program because the developer is required to install sewer, water, local street infrastructure, utilities and irrigation, for the development at their cost. D. The public Pmancial capability of supporting services for the proposed development; Staff finds that the City and its related services are capable of servicing the proposed developmern. The development will not require major expenditures for providing supporting services. Staff recommends that the Commission and Council consider the Meridian Police and Fire Departments' comments with regard to their capability to serve the proposed development. E. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff finds that there should not be any other heath, safety or environmental problems associated with this subdivision that should be brought to the Council or Commission's attention. ACFID considers road safety issues in their analysis; no hazardous natural features have been identified on the site. Staff finds the Commission and Council should rely on any public testimony that may be presented to determine whether the proposed use may cause heahh, safety or environmental problems that stag' is unaware of. PRELI1411NARY PL_kT SPF.CIA~, CONSIDERATIONS nzowa~, re-o~orr wma~ sow~zer.aro Planning.9t Zoning Commissson/Mayor & City Council December 18, 2003 Page 7 A. Existing Parcel Confi 'on: The parcel proposed for development does not have frontage on a public or a private street. Access to this site is currently provided via an easement across the parcel directly to the east. The lack of frontage on a public road sometimes indicates that a property was the resuh of an illegal split. That is not the case with the subject parcel. During the pre-application conference with the Applicam, staff requested a copy of a deed with a legal description for the subject properly that was dated prior to 1984, the year the City adopted subdivision and development standards. The Applicam has provided staff with a copy of a deed showing that the subject site has been in the same general configuration since 1978. A deed recorded prior to 1984, whh a legal description matching the legal description of the property today, legitimizes the legality of the configuration of this parcel. Therefore, even though the parcel does not have any frontage on an approved public or private street, the City should recognize the subject parcel as a legal parcel, eligible for development independent of the parcel it was split from. However, in order for the City to approve a subdivision on this site, access to the public roadway system must be provided. Prior to the City Engineer's signature of a final plat, either the Timberlake Way or Crossland Drive stub shall be constructed to this site. Said road(s) shall be coaatrueted and approved by ACRD. See Site Specific Condition #1. B. Stub Streets: The Applicant is proposing to extend two stub streets into the subject property from previously approved developments to the north and west. As part of the approval for Watersong Subdivision, Timberlakes Way was stubbed to the north property line of the subject site. As part of the Bridgetower development, Crossland Drive was stubbed to the west property line of the subject site. The Applicant is extending the above-mentioned stub streets and providing two additional stub streets to the two undeveloped parcels to the east. Staff is supportive of the extension of the two stub streets to the north and west and providing two new stub streets to the parcels to the east (Parcel Nos. S0435449700 & S0435449905), as proposed. See Site Specific Condition #2. C. Piping of Ditches: Meridian City Code 12-4-13.A 1 requires all imgation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous, or which canals, ditches or lateral touch either or both sides of the area being subdivided, shall be covered and enclosed with tiling or other covering equivalem in ability to detour access to said ditch, lateral or canal. This site abuts two irrigation ditches/laterals. To the north is the Coleman Lateral, and to the south is the Cresson Lateral. One of the conditions of approval for Watersong Subdivision, directly to the north of the subject site, was to cover/tile the Coleman Lateral. As part of the Bridgetower Crossing Subdivision development, the Cresson Lateral west of the subject site, is currently tiled. Both laterals are currerrtiy open adjacem to the subject site. The Appfic~nt has requested a waiver of the requiremeirt to the or cover the Cresson Lateral, on the south side of the development. The Applicant claims that a 48-inch pipe will be needed to pipe this section of the Cresson Lateral, and that the City has historically not required the tiling of laterals that require a pipe diameter of 48 inches. The Applicant also states that that property directly south of the Cresson Lateral will be a AZ-03-031. PP-Q3-03'! NmtLwg Sub.AZPPdoe Planning & Zoning Commisaion/Mayor & City Council December 18, 2003 Page 8 future ACHD storm drain pond, and that the public health and safety do not appear to be promoted by tiling the Cresson Lateral. Meridian City Code 12-4-13.A.2 allows the City to waive the requiremem for covering a ditch, lateral or canal, if it finds that the public purpose requiring such will not be served in the individual case. Staff finds that because the.pm~yslirectly to the south of the D. Encroachment Aereemern: There are several proposed buildable lots that encroach into the existing Nampa & Meridian Irrigation District (PVMID) easements for the Cresson and Coleman Laterals. The Applicant has indicated that they expect NMID to approve an encroachment irno the Cresson Lateral and Coleman Lateral easements. If NMI does not allow encroachemerns into the entire easemern area as proposed, the Applicant shall create a common lot for the non-encroachment areas. All buildable lots within the subdivision shall mairnain a minimum 6,500 square foot lot area. Prior to development plan approval, a copy of the signed encroachment agreement shall be submitted to the Public Works Departmern. See Site Specific Condition #4. F. Fre~,rg Irrigation Due to unresolved agreemerns with adjacent subdivision(s), the Applicant is mSt sure who will own and maintain the pressurized irrigation system within this developmem. If the pressurized irrigation system within this developmern is to remain a private homeowners' association system, complete plans and specifications should be reviewed by the Public Works Departmern 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. 't'he Applicant should 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 paymern of assessmems for the common areas prior to signature on the final plat by the Meridian City Engineer. See Site Specific Condition #3. G. Common. Drives/Frontase; Meridian City Code 11-9-1 requires 65 feet of frontage for lots containing single-family dwellings in the R-8 zone. However, City Code allows street frontage for two lots sharing a common driveway to be reduced to 15 feet (each) from the standard requiremern (MCC 11-9-1). The Applicant is proposing to utilize common driveways for Lots 2 and 3, Block 1, and for Lota 23 and 24, Block 1. Frontage for the lots sharing a common driveway may be reduced to 15 feet, as proposed. Meridian City Code 12-4-14 requires common drives serving two dwelling units to be constructed nzow3~.vam•ori wmmw~a~s.,+,zeeaoo A~pplicarn should bs rgquired to file or cover any opgn,, portion of the Coleman Lateral that crosses. intersects or lies adiacern to the subject site See Site Specific Condition #3. Planning & Zoning CommissianiMayar & City Council December 18, 2003 Page 9 a minimum of 16-feet wide, with crushed gravel and asphaltic concrete paving. See Site Specific Condition #6. Meridian City Code also allows street frontage on cul-de-sac lots in the R-8 none to be reduced to 40 feet and frontage for flag lots to be reduced to 30 feet. The majority of the lots within the proposed preliminary plat have at least 65 feet of fromage. However, Lot 4 (62 feet), Lot 14 (49 feet), Lot 22 (51 feet) and Lot 25 (51 feet), Block 1, have less than 65 feet of frontage and are not considered flag lots and are not located on cul-de-sacs. However, all of the above-listed lots front on curves in the adjacem roadway. Staff has allowed the cul-de-sac standard to apply to lots in these instances. The alternative is for the developer to construct "bulb-outs" in the streets. In general, staff does not support bulb-outs, as they add unnecessary pavemem and serve no purpose except to meet the frontage requirement. In this case, staff is interpreting the reduced street fromages allowed on cul-de-sacs and far flag lots to include lots fronting on 90-degree (approximate) curves. The majority of Lot 4, Block 1, is on the straight portion of the abutting street (Sirocco Avenue) and can meet the 65 foot minimum street frontage with a minor modification to the plat. By taking 3 feet of frontage from Lot 3 and adding it to Lot 4, both lots will be in compliance with the above-mentioned subdivision design standard for frontage. Staff is supportive of the reduced street frontages for Lots 14, 22 and 25, Block 1, as shown on the preliminary plat. See Site Specific Condition #7 1. Extend Crossland Drive and Timberlakes Way, previously approved stub streets to the north and west, into the subject site. Prior to the City Engineer's signature of a final plat, either the Timberlake Way or Crossland Drive stub street(s) shall be constructed to this she. 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 & SO435449905. 3. Tn accordance with Meridian City Code 12-4-13.A1, the Applicant shall be required to file or cover tFte Coleman Lateral. The Applicant shall not be required to the or cover the Cresson Lateral abutting the site. Any ditch, canal or lateral to be piped shall be shown on plans, which shall be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 4. Prior to developmem plan approval, a copy of a signed agreemem for the proposed buildable lots that encroach irrto the existing Nampa & Meridian Irrigation District (N11~} easemems shall be submitted to the Public Works Departmem. If Nampa 8c Meridian Irrigation District does not approve the encroachmerns 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. AZ03031, PP-O3A37 Wbmd~m,g BvbAZPP.BOO Planning & Zoning Commission/Mayor & City Counoil December 18, 2003 Page 10 5. Underground year-round pressurized irrigation must be provided to all lots within this development. The City of Meridian requires that pressurized imgation systems be supplied by a year-round source of water. Tf the pressurised 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 be submitted prior to plan approval The Applicarn 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-poim connection is utilized, the developer shall be responsible for the payment of assessmerns for the common areas prior to signature on the final plat by the City Engineer. 6. Lois 2 and 3, Block 1, and Lots 23 and 24, Block I shall utilize common driveways, as proposed. Fro~age for Lots 2, 3, 23 and 24 may be reduced to 15 feet (minimum). Said common driveways shall be consducted a minimum of lCrfeet 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. Ail buildable lots within the subdivision shall have a minimum lot 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 Departmem. 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 be designed to ensure that water will percolate or discharge within a period of time not to exceed 24 hours £or all stomps 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 attemion to the resuhs of field studies determining the groundwater, soil type & and characteristics during the design and construction ghases. 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 placemem with the City pf Meridian Public Works Department. AZ03031, PP-03037 Rrm4cog SnbAZ.PP.doo Planning & Zoning ConunissionlMayor & City Council December 18, 2003 Page I1 4. Streetlights will be requved at locations designated by the Public Works Department. All streetlights shad be installed at the expense of the Applicam. Typical locations are at street i~ersections and/or fire hydrants. 5. A detailed fencing plan shall be submitted upon application of the final plat. A 6-foot solid fence shall be requued around the perimeter of the 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 Cresson Lateral, perimeter fencing shalt be constructed on the north side of the common lot. All fences shall taper down to 3 feet maximum within 20 feet of ail right-of--way. 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 vees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. 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. Wel}s 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. 11. 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. 11;ECOMMENDATION StaIT recommends approval of the submitted annesationlaonhtg (AZ-03-031) and preliminary plat (PP-03-037) applications, with the conditions Ilated above. aww3i.ev-m~~ w~~sw,..azrv.aoc MAYOR Robert D. Cotrie CITY COUNCIL MEMBERS Tammy de Weerd William L. M. Nary Cherie McCandless Keith Bird ,. ~~~;. .~ CITY OF ~ ~ . _ - ` eri~i~n ~~ ~~~~ 11 T IDAHO / j P / q• RE ~ r LEGAL DEPARTMENT (208) 466-9272 • FAX 466-4405 PARKS & RECREATION (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (2D8) 887-2211 • Fax 887-1297 A5O i~ PLANNING & ZONING (208) 884-5533 • Fax 888-G854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendatiens will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Transmittal Date: File No.: AZ 03-031 Request: Annexatia Attn: Will Berg, City Clerk, by: December 11 October 27.2003 and By: Landmark Engii Location of Property or Project: 2003 Hearing Date: December 2003 of 15.04 acres from RUT to R-8 zones for and north of West Ustick David Zaremba, P2 (NO vAR, vnc, FP) Jerry Centers, P2 (No VAR, VAC, FPJ Leslie Mathes, P2 INO vAR, VAC, FP) Michael Rohm, P2 (No vAR, VAC, FP) Keith Borup, P/Z (No vAR, VAC, FP) Robert Come, Mayor Building Department Fire Department Police Department Bill Nary, C/C Tammy deWeerd, C/C Keit ird, C/C aria McCandless, C/C Water Department Sewer Department Sanitary Service (Mo vAR, vqc, FP) City Attorney Your Concise City Engineer City Planner Parks Department Meridian School District (rvo FP) Meridian Post Office (FPrPP Doty) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FP/PP only) U.S. West (FP/PP only) Intermountain Gas (FPiPPonty) Bureau of Reclamation (FPiPP only) Idaho Transportation Department (lvo FP) Ade County (Annexation Doty) Ada County Land Records (FP/PP Dory) Meridian Development Corporation RECEIVED OCT 3 0 2003 City Of Meridian City Clerk Office 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433 City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 8848723 Finance & Utility Billing Fax (208) 887-4813 MAYOR Robert D. Conde CITY COUNCIL MEMBERS Tammy de Weerd William L. M. Nary Cherie McCandless Keith Bird .~~.r ~~, CITY OF ~,~~~'^.'_l __ _ C~ri~icn~ ~~ ~~~~~- W IDAHO j e M /ice Cf ~'eRO Re THE flE VAU~'y y SIHLf 1907 LEGAL DEPARTMENT (208) 46G-9272 • FAX 466-4405 PARKS & RECREATION (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 • Fax 887-]297 BUILDING DEPARTMENT (208) 887-2211 • Pax 887-1297 PLANNING & ZONING (208) 884-5533 • Fax 688-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: December 11, 2003 Transmittal Date: October 27, 2003 Hearing Date: December 18, 2003 File No.: AZ 03-031 Request: Annexation and Zoning of 15.04 acres from RUT to R-8 zones for i By: Landmark Engii Location of Property or Project: & Planning. Inc. west of North Linder Road and north of West David Zaremba, P/Z (No VAR, VAC, FP) Jeny Centers, P/Z (No VAR, VAC, FP) Leslie Mathes, P/Z (No VAR, Vac, FP) Michael Rohm, P/Z (No VAR, VAC, FP) Keith Borup, P/Z (No VAR, VAC, FPJ Robert Come, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C!C Water Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department City Attorney Cit/y Engineer deity Planner Parks Department Idaho Transportation Department (No FP) Meridian School District (No FP) Meridian Post Office (FP/PP oNy) Ada County Highway Disttct Ada County Development Services Central District Health Nampa Meridian brig. District Settlers Irrigation District Idaho Power Co. (FP/PP Dory) U.S. West (FPrPP Doty) Intermountain Gas (FP/PP ~~ty) Bureau of Reclamation (FP/PP Only) Ada COUnty (Annexation only) Ada County Land Records (FPiPP Dory) Meridian Development Corporation Historical Preservation Commission REGE~VED OCT 3 1 2003 City Of Meridian City Clerk Office 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433 City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813 ~~~~~~~~ ~P Ciiy t3f Nferidi~n city ~"lerk Oeeffi~~ce ~~~E~7 ~filLG y!C~LQl2 LJGQ.~'LGC~ 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 4 Neavember, 2003 Phones: Area Code 208 - OFFICE: Nampa 466-7861 WilElem'13erg SHOP: Nampa 466-0663 City of itderidian 33 East idaho Ave. Meridian, ID 83642 -- - - g - - - - - - - -- -°. _ _ ~~- -, #~@t9~t~son Subdivision Dear Will: ' Nampa & Meridian Irrigation District has no comment on the above referenced application for Annexation and Zoning of 15.04 acres from RUT to R-8 zones for .proposed Windsong Subdivision. Thank you, ~v'-~A' t-~,-~ Bill Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BH/dbg C: Water Superintendent File -Office/Shop APPRO%IMATE IRRIGABIE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 MAYOR Robert D. Conde CITY COUNCIL MEMBERS Tammy de Weerd William L. M. Nary Cherie McCandless ,,~,. ~ P ': ~ '~ ~~,,QQ,,//''CITYOF 1~t~~~- ~.~VlBY1G~1~17~ ~~` t~ IDAHO LEGAL DEPARTMENT (208) 466-9272 • FAX 466-4405 PARKS & RECREATION (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 • Fax 887-1297 Keith Bird -" 'k Tee.vsuae V.+~' i5oi PLANNING & ZONING (208) 884-5533 • Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: will Berg, City Clerk, by: December 11, 2003 Transmittal Date: October 27, 2D03 Hearing Date: December 18, 2003 File No.: AZ 03-031 Request: Annexation and Zoning of 15.04 acres from RUT to R-8 zones for proposed Windsong Subdivision By: Landmark Engineering & Planning, Inc. Location of Property or Project: west of North Linder Road and north of West Ustick Road David Zaremba, P/Z (!vo vAR, vac, FP) Jerry Centers, P/Z (A!o vAR, vac, FP) Leslie Mathes, P2 frvo vaR, vac, FP) Michael Rohm, P/Z (No VAR, VAC, FP) Keith Borup, P/Z (No vaR, vac, FP) Robert Come, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, C/C Ch McCandless, C/C ater Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department City Attorney City Engineer City Planner Parks Department Meridian School District (No FP) Meridian Post Office (FP/PP only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian brig. District Settlers Irrigation District Idaho Power Co. (FP/PPoMy) U.S. West (FP/PP only) Intermountain Gas (FP/PP only) Bureau of Reclamation (FPrPP Dory) Idaho Transportation D~pa FP) Ada County (Annex~tbr~ Ada County Land Records ) Meridian Developmestt Ion Historical Preservation ion Your Concise Remarks: RECEIVED NOV - 3 2003 City of Meridian City Clerk Oflioe OCT 2 8 2003 CITY OF MERIDIAN W2~~TEWATER DEPT. 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433 City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813 CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT •• DISTRICT Return to: HEALTH Environmental Health Division DEPARTMENT ^ BOISe ^ Eagle Rezone # _ ~ z p ~ - p j ^ Garden City Conditional Use # .Meridian Preliminary /Final /Short Plat ^ Kuna ^ ACZ ^ Star ~. We have No Objections to this Proposal ~~ ~ 1-~ ~~1'd ^ 2. We recommend Denial of this Proposal. N~~ j 2 2~ City Of Meridian ^ 3. Spec'rfic knowledge as to the exact type of use must he provided before we can comment on this~brk Office ^ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: D high seasonal ground water ^ waste flow characteristics ^ or bedrock from original grade ^ other ^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. ^ S. After written approval from appropriate entities are submitted, we can approve this proposal for: ^ central sewage ^ community sewage system ^ community water well ^ interim sewage ^ central water ^ individual sewage ^ individual water ^ 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: ^ central sewage ^ community sewage system ^ community water ^ sewage dry lines ^ central water ^ 10. Run-off is not to create a mosquito breeding problem. ^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other cronsiderations indicate approval. ^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ^ 13. We will require plans be submitted for a plan review for any: ^ food establishment ^ swimming pools or spas ^ child care center ^ beverage establishment ^ grocery store ^ 14. Please see attached stormwater management recommendatations Date: ~l~l~ ^ 15. Reviewed By: 'G`am coHOSroaiwo Review Sheet 12/08/2003 01:03 8885052 SANITARY SERVICES PAGE 01 r J ~ MAYOR ~ LEGAL DEPARTMENT ~ n (?AB) 46GA272 • PAX 4GG.M105 Robert D. Cotrie '' d r ~ arv oP y:r; /7 - ~.,, ~ PARKS & RECREATION CITY COUNCIL MEMBERS ~ - '~, ~ ,/ .Of^7~1 1i1 (208) R88-3579 • Pax 898.550 [ Tammy de W¢erd / / L ~ L/~ L!!!///LLL L ~[ ~ PUBLIC WORKS IDAHO (208) 898•SSOD • Pax 587.1297 William L. M. Nary Cherie McCandless BUi1.DING DEPARTMENT (208) 687.22[ [ • Fax 887-[297 ICe'th Blyd "' ^ ~^~ ~~ PLANNING 5c ZONING , (206) 8Ra-5533 • Fax 86S•G85a TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be consitlered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: December 11, 2003 Transmittal Date: October 27, 2003 Hearing Date: December 18, 2003 File No.: AZ 03-031 Request: Annexation and Zoning of 1 By: Landmark Engineering 8 PI Location of Property or Project; West Of acres from RUT to R-8 zones for Linder Road and north of West Ustick Road David Zaremba. P/Z (No vAR, vac, FPJ Jerry Centers, P/Z (NO VAR, VAC, FPJ Leslie Mathes, P2 (No vAr, vaG FPJ Michael Rohm, P2 (N¢ vqR, VAC, FP) Keith Bonrp, P2 (NO VAR, vac, FP) Robert Come, Mayor Bill Nary, C/C Tammy deWeertl, C!C Keith Bins, C/C Cherie McCandless, C/C Water Department wer Department Sanitary Service (No vAR, vac, FPJ Building Department Fire Department Police Department City Attorney Your ConC City Engineer City Planner Parks Department Meridian School District (NO FPj Meridian Post Office (FPiPP Dory) Ada County Highway District Ada Courny Development Services Central District HeaRh Nampa Merldlan Inig. District Settlers Imgation District Idaho Power Co. (FPiPP on1yJ V.S. West (FPiPP Dory) Intermountain Gas (FP/PPonry) Bureau of Reclamation {FP/PP on!}q Itlaho Transportation Department (No FPJ Ada County (Annexadan Dory) Ada County Land Records (FPiPP onryJ Meridian Development Corporation Historical Preservation Commission ~r~ a~ ~ ok~s 5 5 e- RECEIVED DEC 0 9 2003 RECEIVEII~ DEC 0 ~ 2003 City Of Meridian City Of Meridian City Clerk Office Sty Clerk Office 33 EAST IDAHO AVENUE • MERIDIAN,IDAFIO 63642 • (208) 888-443 City Clerk Office Fax (208) 8881218 • Human Resources Pax (208) 684$723 • Finance & Utility filling Fax (206) 887-4813 DEC 0B '03 13:16 CITY dF MERIbIAN PUBLIC HEARING SIGN-UP SHEET DATE December 18, 2003 ITEM # PROJECT NUMBER AZ 03-031 17 PROJECT NAME Windsong Subdivision NAME (PLEASE PRINT) FOR AGAINST NEUTRAL ~ v ~ ~ ~,