HomeMy WebLinkAboutBaldwin Park Addition PP 03-038
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City Of Meridian
City Clerk Office
STAFF SUMMARY
OF
PLANNING AND ZONIXG COIVIMJSSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Baldwin Park Addition Subdivision
Case No(s).:
AZ-03-033, PP-03-038
Applicant:
Capital Development, Inc.
P&Z Commission Hearing Date:
January 8, 2004
Recommendation:
Approve with conditions.
Summary of Public Hearing:
The Applicant's representative, Dean Briggs, of Briggs Engineering, Inc., testified in
favor of the application.
No members of the public testified.
Key issues of discussion and questioning by Commission included:
Fencing types
Operation & Maintenance of the pressure irrigation system
Key Commission Additions/Modifications to Staff Recommendation:
. The Commission modified staffs recommended conditions of the preliminary plat by
altering the fencing requirement adjacent to the White Drain, and amending the
condition requiring an encroachment agreement for buildable lots that have irrigation
easements across them.
Outstanding Issues for City Council:
. None.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT APPROVAL OF 71
BUILDABLE LOTS AND 7
COI\1MO~/OTHER LOTS ON 19.07
ACRES IN AN R-8 ZONE FOR
BALDWIN PARK ADDITION
SUBDIVISION
Case No. PP.03-038
RECOMMENDATION TO CITY
COUNCIL
CAPITAL DEVELOPMENT, INc.,
Applicant
1.
The property is approximately 19.07 acres in size and is located approximately
one halfmile north 0 I' Ustick Road and 0 ne halfmile west 0 fM eridian Road.
within Section 36, Township 4 North, Range 1 West.
2.
Capital Development, Inc., and John Kennedy are the current property owners and
have submitted notarized consent for the subject applications.
3
The App1icant is Capital Development, Inc.
4.
The subject property is culTently zoned RUT. There is, however, an app1ication
for annexation and zoning to R,S before the City Council. The zoning ofR-S is
detìned 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 inc1uded 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 seventy-one (71) buildable Jots and seven (7)
common lots.
S.
The White Drain bisects the subject property and is a feature that will need to be
protected.
RECOMME),IDA TION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 71
BUILDABLE LOTS AND 7 COMMON/OTHER LOTS ON 19.07 ACRES IN AN R,S ZONE FOR
BALDWTN PARK ADDITIO1'\ SUBDIVISIO1'\. BY CAPITAL DEVELOPMENT. JNC - PP,03,038 ,
Pogo J
RECOMMENDA nON
The Meridian Planning and Zoning Commission hereby recommends \0 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. The second sentence of Site Specific Condition #3 on page ten of the staff report
transmitted on December 31, ZO03, shall be amended to deJete the words "non,
combustible" and add at the end of that same sentence: "to match previously
approved fence."
Z.
Site Speci fie Condition #4 on page ten of the staff report transmitted on
December 31,2003, shall be changed to read: "If any buildable lots are located
within the Settler's Irrigation District easement, the Applicant shall be required to
submit a copy of an encroachment agreement prior to the City Engineer's
signature on the final plat."
3.
The fourth sentence of Site Specific Condition #5 on page ten of the staff report
transmitted on December 31, ZO03, shall be modified as follows: delete the last
two words "plan approval" and replace them with "the City Engineer's signature
on the final plat."
4. Subparagraph "A' of Site Specific Condition #S on page eleven of the staffreport
transmitted on December 31, ZO03, shall be amended to delete the words "and Lot
S, Block 19,".
B.
Adopt the Comments and Recommendations of the Meridian Planning & Zoning
and Engineering Departments as follows:
SITE SPECIFIC CONDITIONS
I. Extend Yosemite Drive, Crescent Street, Great Basin Drive, Hype Park Way, and
Anton Drive, previously approved stub streets from the east, west and north, into
the subject site. Said roads shall be constructed to ACHD standards.
Z. Construct two (Z) new stub streets to the abutting properties to the west and south.
King Canyons Drive (Anton Drive) and Buckstone Avenue shall be constructed
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 71
BUILDABLE LOTS AND 7 COMMON/OTHER LOTS ON 19.07 ACRES IN AN R,8 ZONE FOR
BALDWIN PARK ADDITION SUBDIVISION, BY CAPITAL DEVELOPMENT, INC - PP,03,038 ,
Page 2
as stub streets to Parcel Nos. 0436315010 & SO436314905. Said roads shal1 be
constructed to ACHD standards.
3.
The Applicant shal1 not be required to cover/tile the White Drain abutting the site.
In lieu, of covering/tiling the White Drain, the Applicant shaH be required to
construct a 6-foot tall, non comlmstible, fence on both sides of the lateral to
match previously approved fence. The Applicant shall work with the Meridian
School District on location and construction of a pedestrian pathway between the
school site to the west and the subject site other than adjacent to the White Drain.
In accordance with Meridian City Code, the Applicant should be required to tile
or cover any other irrigation ditches, laterals or canals that cross, intersect or lie
adjacent to the subject site. Any ditch, canal or lateral to be piped should be
shown on plans, which shal1 be approved by the appropriate irrigation/drainage
district, or lateral users association, with written conftrmation of said approval
submitted to the Public Works Department. If lateral users association approval
can not be obtained, plans will be reviewed and approved by the City Engineer
prior to final plat signature.
4.
Prior to de.. elopmont plan approval, sHbmit a copy of an oncroach;l:ont agrocn:cnt
with the Nampa & Meridian Irrigation District (NMID) and/or Settlers Irrigation
District for any buildable lots that hm e irrigation easements across them. If any
buildable lots are located within the Settler's Irrigation District easement, the
Applicant shall be required to submit a copy of an encroachment agreement
prior to the City Engineer's signature on the final plat.
5.
Underground vear-round pressurized irrigation must be provided to all lots within
this development. The City of Meridian requires that pressmized irrigation
systems be supplied by a year-round source of water. If the pressmized 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 dratì copy of the
pressurized irrigation system O&M manual shall be submitted prior to ¡>laB
~ the City Engineer's signature on the final plat. 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 avai1able, a single-point connection to the culinary
water system shall be required. If a single-point connection is utilized, the
deve10per shaH be responsible for the payment 0 f assessments for the c Ol11mon
areas prior to signature on the final plat by the City Engineer.
6. Vacate the existing right-of-way (29-feet wide) on the east side of the site
(Venable Lane). The vacation must be completed through the ACHD process
prior to signature of a ftnal plat(s) by the City Engineer for any lots impacted by
this right-of-way (south of the White Drain).
7. Either align the centerlines of King Canyons Drive and Anton Drive, or offset the
centerlines by a minimum of 125 feet.
RECOMME!\DATION TO c:tTY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 71
BUILDABLE LOTS AND 7 COMMON/OTHER LOTS ON 19.07 ACRES IN AN R,8 ZONE FOR
BALDWIN PARK ADDITION SUBDIVISION. BY CAPITAL DEVELOPMENT. INC -- 1'1',03,038-
Page 3
s.
The preliminary landscape plan (Sheet L,2, dated 10-21,] by The Land Group,
Inc.) is approved with the following changes:
a. Fencing adjacent to micropaths, including Lot 52, Block 12, af!B
Lot s, mode 19, shall be constructed in accordance with Meridian City
Code. All micropaths/pathways within the proposed subdivision shall be
designed in accordance with MCC 12-13-15 "Micropath Landscaping"
and 12-4-3 "Pedestrian Walkways."
a. Obtain a license agreement from Settlers lITigation District
for all trees in Lot 53, Block 4. Trees within sewer easements are
prohibited.
9.
Sanitary sewer and municipal water service to this site shall be via extensions
from existing mains adjacent to the development. The applicant will be
responsible to construct the sewer and water mains to and through this proposed
development, thereby making them available to adjacent properties. Subdivision
designer to coordinate main sizing and routing with the Public Works
Department.
10. All lot, parcel and tract sizes shall meet the minimum dimensional standards as
established in the zoning ordinance. All buildable lots within the proposed
subdivision shall have a minimum 65 feet of street frontage (unless located on a
cul-de-sac, then 40 foot minimum) and contain a minimum lot area of 6,500
square feet. All new residential dwelling units shall be constructed in accordance
with MCCll-lO-4. Minimum building setback lines shan be in accordance with
the zoning ordinance in effect at the time of issuance of building pennit( s).
Jl. Remove preliminary plat note number 4.
12. Maintenance of all common areas shall be the responsibility of the Baldwin Park
Addition HOA.
GENERAL COMMENTS
1. AU conditions of the accompanying Annexation/Zoning application shall also be
considered conditions of the Preliminary Plat.
2. Preliminary plat approval shall be subject to the expiration provisions set forth in
MCC 12,2-4.
3. 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 confOlID.
4. Coordinate fire hydrant p1acement with the City of Meridian Public Works
Department.
RECOMMENDA TIO),l TO CITY COUNCIL FOR PRELIMINARY PLAT APPROV AL OF 71
BULDABLE LOTS AND 7 COMMON/OTHER LOTS ON 19.07 ACRES IN AN Ro8 ZOJ\E FOR
BALDWIN PARK ADDITION SUBDIVISION, BY CAPITAL DEVELOPMENT, INC - PP,03,038,
Page 4
5.
Streetlights wiJl be required at locations designated by the Public Works
Department. All streetlights shall be instaJled at the expense of the Applicant.
Typical locations are at street intersections and/or fire hydrants. Final design
locations and quantity are detennined after power designs are completed by Idaho
Power Company. The street light contractor shall obtain design and permit from
the Public Works Depmiment prior commencing installations.
6.
A detailed fencing plan shall be submitted upon application of the final plat A 6,
foot fence shall be required a round the perimeter 0 I' t he subdivision u nless the
City agrees in writing that such a fence is not required. All fences shall taper
down to 3 feet maximum within 20 feet of all right,of-way.
7. A detailed, revised, 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, bel1l11ing/swale details, and all proposed ground cover/treatment.
S. 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 trces
that were removed. Required landscaping trees will not be considered as
replacement trees for those trees that have to be removed.
9. Any existing domestic wells and/or septic systems within this project will have to
be removed from their domestic service per MCC 9-1-4 and 9-4-S. Wells may be
used for non-domestic purposes such as landscape inigation.
10. Developer shall coordinate mailbox locations with the Meridian Post Office.
II. All sidewalks shall be c onstrueted í n accordance with M CC I 2-5-2K Prior L 0
signature of the final plates), all sidewalks shall be constructed or a lìnancial
guarantee that said improvements will be completed shall be provided (MCC 12,
5-3).
12. Compaction test results must be submitted to the Meridian Building Department
for aJl building pads receiving engineered backfill, where footing would sit atop
fi1l material.
13. 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
for all s tonns up to and including a 1 OO-year s tOl1l11 event Side slopes within
drainage areas shall not exceed 3: 1. The project engineer should pay close
attention to the results of field studies detel1l11ining the groundwater, soil type &
and characteristics during the design and construction phases. The engineer shall
be required to certify that the street centerline elevations are set a minimum of 3-
feet above the highest established nonnal groundwater elevation. This is to
RECOMMENDATION TO CITY COC!\CIL FOR PRELlMINARY PLAT APPROVAL OF 71
GL;ILDABLE LOTS AND 7 CO,\1MON!OTHER LOTS ON 19.07 ACRES IN AN R-8 ZONE FOR
BALDWIN PARK ADDITION SUBDIVISION, BY CAPiTAL DEVELOP:VIENT. INC - PP,O3,O38 ,
Page 5
ensure that the bottom elevation of the crawl spaces of homes is at least 1,foot
above groundwater.
14. Prior to signature of the final plates) by the City Engineer, a letter of credit or cash
surety in the amount of 110% will be required for all fencing, landscaping,
pressurized ilTigation, sanitary sewer, water, etc. that has not been completed.
15. Staffs failure to cite specific ordinance provisions does not relieve the Applicant
of responsibility for compliance.
c.
Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1. Construct West King Canyons Drive to align with Anton Drive or offset Anton
Drive a minimum of 125-feet (measured centerline to centerline).
2. Extend Hyde Park Avenue into the site from the north property linc, as proposed.
3. Extend Great Basin Drive into the site from the west property line, as proposed.
4. Extend West Yosemite Drive into the site from the west property line, as
proposed.
S. Extend West Yosemite Drive into the site from the east property 1ine, as
proposed.
6. Extend Anton Drive into the site from the east property line, as proposed.
7. Construct Buckstone Avenue as a stub street to the south property line
approximately 100-feet east of the west property line, as proposed. Install a sign
at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE".
S. Construct West King Canyons Drive to align with Anton Drive or offset Anton
Drive a minimum of l25-feet (measured centerline to centerline. Instal! a sign at
the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE".
9.
Construct Hyde Park Place and Crater Lake Coun as 29-foot street sections with
curb, gutter and attached concrete sidewalk within 42-feet of right'ot~way, as
proposed. Install adequate signage that will prohibit parklng on the identJlied
(reduced) roadways.
10. Construct the remaining internal roadways as 36-foot street sections with curb,
gutter and sidewalk within 50-feet ofright-of-way, as proposed.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 71
BUILDABLE LOTS AND 7 COMMON/OTHER LOTS ON 19.07 ACRES IN AN R,8 ZONE FOR
BALDWIN PARK ADDITION SUBDIVISION, BY CAPITAL DEVELOPMENT, INc. - PP,O3-038 -
Page 6
11. Construct the turnarounds to provide a minimum turning radi us of 45-feet.
12. If the 25- foot wide strip ofland that is located abutting the site at the west
property line is found to be public right-of-way, the applicant is required to
dedicate sufficient right-of-way to accommodate for one half of a 36-foot street
section with a minimum of 24-feet of pavement abutting the site
OR
Vacate the right-of-way.
] 3. If the vacation of the 29-foot wide strip of public right,of-way that is located at
this properties east property 1ine is not successful, the applicant is required to
dedicate sufficient right-of-way and improve the right-of-way to public street
standards.
14. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing inrigation facilities shan 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 3S7-62S0 (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
3S7-625S (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 ofIdaho shan
prepare and certify aU improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of
building pennit (or other required permits), which incorporates any required
design changes.
7. Construction, use and property development shall be in conforn1ance with all
applicable requirements of the Ada County Highway District prior to District
approval for occupancy.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPRO V AL OF 71
BUILDABLE LOTS AND 7 COMMON/OTHER LOTS ON t 9.07 ACRES IN AN R,8 ZON E ['OR
BALDWIN PARK ADDITION SL;BDIVISION. BY CAPITAL DEVELOPMENT, [).IC.. Pp.O3.038.
Page 7
S. Payment of applicable road impact fees are required prior to building construction
in accordance with Ordinance #198, a1so known as Ada County Highway District
Road Impact Fee Ordinance.
9.
It is the responsibility of the applicant to verify an existing utillties 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-
SOO-342-15S5) at least two full business days prior to breaking ground within
ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 3S7-
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 ofthis 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 shan be upon the applicant to obtain written eonflrmation 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, shan require the applicant to comply with alll'lLles,
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.
D.
Adopt the Meridian Fire Department Recommendations as follows:
1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute
availab1e for duration of 2 hours to service the entire project. Fire hydrants shall be
placed an average of 400' apart.
2. Acceptance of the water supply for fire protection wilJ be by the Meridian
Water Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department which will be submitted to the Public Works DepaJ1ment. All curbing
in front of tire hydrants shan be painted red for 10' on each side ofthe installation
4. All roads shall have a tuming radius of2S' inside and 4S' outside.
5. Operational fire hydrants and temporary or permanent street signs are required before
combustib1e construction begins.
6. The phasing plan may require that any roadway greater than 150' in length that is not
provided with an outlet shan be required to have a rum around.
RECOMMENDA nON TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 71
BUILDABLE LOTS AND 7 COMMON/OTHER LOTS ON 19.07 ACRES IN AN R,8 ZONE FOR
BALDWtN PARK ADDITION SUBDIVISION, BY CAPITAL DEVELOPMENT, INC. - PP,03,038 ,
Page 8
7. The fire department requests that any future signalization installed as the result of
the development of this project be equipped with Opticom Sensors to ensure a safe
and efficient response by fire and emergency medical service vehic1es. This cost of
this installation is to be bome by the developer.
S. Parking is to be restricted to one side on the 42' street section.
E.
Adopt the Recommendations of the Settlers Irrigation District as follows:
1. All irrigation/drainage facilities along with their easements must be protected and
continue to function. The faci1ities involved are the Coleman Lateral and the
White Drain.
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 the construction of
any SID facilities or utility lines crossing a SID facility.
4. Any changes to the existing irrigation system such as relocation, tiling, and
landscaping must be approved by Settlers Irrigation District.
5. Al1 StOllll drainage must be retained on-site.
6. The development must supply ilTigation access to all lots within the above-
mentioned Sllbdivision.
F.
Adopt the Recommendations/Comments of Joint School District "0. 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 Ba1dwin Park Addition Subdivision will have a significant impact on
school enrol1ments at Ponderosa Elementary, Eagle Middle, and Eagle High School.
3.
We can predict that these homes, when completed, will house twenty two (22)
elementary aged children, nineteen (19) middle school aged children, and fifteen (15)
senior high aged students. Additional students will nllther compound the current
overcrowded situation. Residents cannot be assured of attending the neighborhood
school, as it may be necessary to bus students to other scho01s across the distJict.
4. School capacity is addressed in Idaho Code 67-650S. The Meridian Scho01 District is
currently operating beyond capacity. Future development will continue to have an
impact on the district's capacity.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMIJ\ARY PLAT APPROV AL OF 71
BUILDABLE LOTS AND 7 COMMON/OTHER LOTS ON 19.07 ACRES IN AN R,8 ZONE FOR
BALDWIN PARK ADDITION SUBDIVISION, BY CAPITAL DEVELOPMENT, INC - PP,03-038 ,
Page 9
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
Environmental Quality.
3. Run-off is not to create a mosquito breeding problem.
4. Stonnwater shall be pretreated prior to discharge to the subsLlfface to prevent
impact to ground water and sLlfface water quality.
5.
The engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
stom1\vater management system that prevents groundwater and surface water
degradation.
RECOMMENDA TIOI\ TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 71
BUILDABLE LOTS AND 7 COMMON/OTHER LOTS ON 19.07 ACRES INAI\ R-8 ZONE FOR
BALDWIN PARK ADDITION SUBDIVISION, BY CAPITAL DEVELOPMENT, mc - PP-03-038 ,
Page 10