HomeMy WebLinkAboutSettlement Bridge Sub PP 03-041RECEIVED
FEB 1 9 2004
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City Of Meridian.
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~Y1lr~la-12 ~' '`v STAFF SUMMARY
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RECOMMENDATION TO CITY COUNCIL
Project Name: Settlement Bridge Subdivision
Case No(s).: AZ-03-03~, PP-03-041, CUP-03-065
Applicant: Capital Development, Inc.
P&Z Commission Hearing Date: .fanuary 15, ?004
Recommendation: Approve with conditions.
Summary of Public Hearing:
• The Applicant, Dave Yorgason, and his representative, Mike Wardle, Cesti6ed in
favor of the application.
• Three members of the public testified, expressing concerns about the proposed
development.
Key issues of discussion and questioning by Commission included:
• Water supply in the area, and the possibility of a well on this site
• The lack of ACHD action on this application
• The lack of roadway improvements (sidewalks, travel lanes, signals,
etc.) in this area
An irrigation ditch on the southern boundary and Cencing types
adjacent to the ditch
Key Commission Additions/Modifications to Staff Recommendation:
The Commission modified staff's recommendation by modifying a fencing condition
(condition #18) and adding a condition regarding private streets (condition #24) and
one restricting signature of a final plat until water service is available (condition #25).
Minor modifications were made to several other conditions.
Outstanding Issues for City Council:
• Fencing along the southern boundary.
• The availability of water for this site.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT APPROVAL OF 266
BUILDABLE LOTS AND 34
COMiVION/OTHER LOTS ON 70.64
ACRES IN AN R-8 ZONE FOR
SETTLEMENT BRIDGE
SUBDIVISION
Case No. PP-03-041
RECOMMENDATION TO CITY
COUNCIL
CAPITAL DEVELOPMENT, INC.,
Applicant
] . The property is approximately 70.64 acres in size and is located on the east side of
Locust Grove Road, and on the south side of McMillan Road, in Section 32,
Township 4 North, Range 1 Easl.
2. The Jolul & Jeanne Talk Trust and Lymte Sasso Tolk are the current property
owners and John, Jeanne and Lynne Tolk have submitted notarized consent for
the subject application.
3. The Applicant is Capital Development, Inc.
4. The subject property is currently zoned RUT. There is, however, an application
for annexation and zoning to R-8 before the City Council The zoning of R-8 is
defined within the City of Meridian Zoning and Development Ordinance Section
11-7-2.
5. The property, which is the subject of this application, is within the Area of Impact
of the City of Meridian.
6. The entire parcel of the property is included within the Meridian Urban Service
Planning Area as defined in the Meridian Comprehensive Plan.
The Applicant proposes to develop the subject property in the. following manner:
A residential subdivision with two hundred sixty-six buildable lots and thirty-four
common lots.
The North Slough bisects the subject property and is a feature that will need to be
protected.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 266 BUILDABLE LOTS AND 34
COMMONiOTHER LOTS ON 70.64 ACRES IN AN R-8 ZONE, BY CAPITAL DEVELOPMENT, INC.
- PP-03-41 -Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the requested Preliminary Plat as
requested by the Applicant for the property described in the application, subject to the
following:
A. Adopt the Special Recommendations ofthe Planning and Zoning Commission as
follows:
1. Add a sentence to Site Specific Condition #4 on page 15 stating that along Locust
Grove Road, the portion with frontage on the road, the applicant shall construct
landscaping with sidewalk. For the portion where a section is actually owned by
Idaho Power, they will construct a portion of the landscape buffer without the
sidewalk.
2. Delete the last sentence of Site Specific Condition #5 on page 15, and add a
sentence to the end of the condition that reads_ "Similar treatment shall be given
to Che lots around the northwest comer of Stampede Avenue when the two
sections of Stampede are connected as required."
Modify Site Specific Condition #12 to include the following sentence at the end
of the second bullet item: "If an agreement cannot be reached with S1D, then an
alternative method of compliance can be approved at staff level with Meridian
City P & Z staff"
4. Modify Site Specific Condition #14 to read: "If any buildable lots are located
within the Settlers Irrigation District Easement, the applicant shall be required to
submit a copy of an encroachment agreement prior to the City Engineer signature
on the final plat."
Add a sentence to end of Site Specific Condition #15 stating: "The Applicant tnay
apply to the City Council for offset of these fees against a municipal well site in
The Grove."
6. Modify Site Specific Condition #16 to read: "Sanitary sewer service to this
subdivision shall be via a main trunk extension to the existing temporary sewage
lift station in the Vienna Woods Subdivision. The Applicant will be responsible to
construct the sewer and water mains within this proposed development.
Subdivision designer to coordinate main sizing and routing with the Public Works
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 266 BUILDABLE- LOTS AND 34
COMMON/OTHER LOTS ON 70.64 ACRES IN A_V R-8 ZONE; BY CAPITAL DEVELOP>ENT. INC.
- PP-03-41 -Page 2
Department. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service."
7. Modify Site Specific Condition #17 to read: "Municipal water to this site shall be
via extensions from existing mains in N. Locust Grove and E. McMillan Road.
The Applicant will be responsible to construct the sewer and water mains within
this proposed development. Subdivision designer to coordinate main sizing and
routing with the Public Works Department Applicant shall execute City of
Meridian standard forms of easements, for any mains that are required fo provide
service.
8. Modify Site Specific Condition #18 so that the first sentence reads: "A detailed
fencing plan shall be submitted ten days prior to the next hearing, identifying the
material to be used."
9. Modify the second sentence of Site Specific Condition #l8 to delete the word
"solid".
10. Modify Site Specific Condition #21 by deleting "(shown as Phase 3 on the
preliminary plat)".
11. Add Site Specific Condition #24 that says: "Any cul-de-sac without a turnaround
shall be changed to a private street in accordance with Meridian codes."
12. Add Site Specific Condition #25 that says: "Until such time as additional water
supply can be supplied in the vicinity, the city will not sign Final Plat for any
phase of this development."
B. Adopt the Comments and Recommendations of the Meridian Planning & Zoning
and Engineering Departments as follows:
SITE SPECIFIC COMMENTS-PRELIMINARY PLAT
All conditions of the accompanying Annexation/Zoning (AZ-03-035) and
Conditional Use Permit (CUP-03-06~) application shall also be considered
conditions of the Preliminary Plat (PP-03-041).
2. Construct a 40-foot wide landscape buffer/common lot along McMillan Road,
west of Schumann Avenue. The Applicant shall plant shrubs within the portion of
the required street buffer on McMillan Road that also has an irrigation easement
(south of the North Slough). Any future right-of way shall be located on a
separate common lot. Within the 40-foot wide landscape buffer/common lot, the
Applicant shall be allowed to include the North Slough and a 10-foot wide multi-
use pathway, in lieu of a concrete sidewalk, as proposed. Coordinate the design of
the western terminus of the multi-use pathway with the developer of Sheridan
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 266 BUILDABLE LOTS AND 34
COMMONiOTHER LOTS ON 70.64 ACRES IN AN R-8 ZONE, BY CAPITAL DEVELOPMENT, INC.
- PP-03-41 -Page 3
Place Subdivision, who is expected to construct a pedestrian path adjacent to the
Idaho Power substation site.
3. Revise the submitted preliminary plat to show a minimum 35-foot wide landscape
buffer/common lot, east of Schumaiul Avenue. hi the buffer area east of
Schumann Avenue the Applicant shall be allowed to construct the sidewall., with
the remaining 30 feet of the landscape buffer being constructed in accordance
with MCC 12-13-10-6. Any future right-of way shall be located on a separate
common lot.
4. Construct a minimum 25-foot wide landscape buffer/common lot along Locust
Grove Road (proposed as 35-feet wide). Said landscape buffer shall be located
beyond any future street right-of--way, as proposed. Construct the landscape buffer
on Locust Grove Road, north of Trinity Springs Drive as shown on the submitted
landscape plan. Along Locust Grove Road, the portion with frontage on the
road, the applicant shall construct landscaping with sidewalk. For the
portion where a section is actually owned by Idaho Power, they will construct
a portion oI'the landscape buffer without the sidewalk.
5. Lots 53 and 54, Block 1, and Lots 34 and 35, Block 2, shall utilize common
driveways. Per MCC 11-9-1, frontage for Lots 53 and 54, Block 1, and Lots 34
and 35, Block 2, may be reduced to 15 feet (minimum). °°~'' ~~~"~„~~ ar..°~°°~•
„Ta„-b€-eenst,~ted F , ~ ~ .. ,,~ ., ,~. ,. o~ ,~~ ~..~.. ~~ ,.
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~~*~ ^ ~- "~^°a '~ ^~°~~~''^, ~~'• erode 124 ;4- Similar treatment
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shall be given to the lots around the northwest corner of Stampede Avenue
when the two sections of Stampede are connected as required.
6. In accordance with Meridian City Code 12-4-2.E, the Applicant shall ali~r the
unnamed cut-de-sac roadway in Block 3 withMendelson Avenue or Aberdeen
Place.
7. Constntct Trinity Springs Street as a stub street to the parcel to the east (Parcel
No. S0532131214) as proposed.
8. With the submittal of the final plat application, the Applicant shall submit a copy
of the Ada County Street Name Committee's final approval letter for the street
names, subdivision name, and lot and block numbering. Make any other
corrections necessary to conform.
9. Com~ect Territory Court and Stampede Place to each other, to fotn~ a connected
street system.
L0. A note should be placed on the face of the final plat(s) stating the purpose of the
proposed typical landscape easements (near street intersections), and who is
responsible for the maintenance of said easements.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 266 BUILDABLE LOTS AND 34
COMMON/OTHER LOTS ON 70.64 ACRES IN AN R-S ZONE, BY CAPITAL DEV ELOPMENT, INC.
- PP-03-41 -Page 4
11. There shall be an adopted plan of how to protect the grove trees during demolition
of t he farmhouse and n ew c onstruction n ear t he grove, i nchiding S wift Water
Drive and the park Lot 7, Block 3. There shall be tree protection zones established
and fenced before demolition begins. The Applicant shall work with the City
Arborist, Elroy Huff, on designing, adopting, and implementing a protection plan
for the grove trees prior to submitting a final plat for the area in Phase 5.
12. The submitted landscape plan prepared by The Land Group, lnc., and dated 1-11-
03 shall be modified to reflect the Following:
• Street buffers along McMillan Road shall be modified in accordance with
Site Specific Conditions #2 and #3 above.
• Modify Lot 51, Block 2, to include shrubs and/or other approved
vegetative materials within the ~0-foot wide common lot for the North
Slough/street buffer. Coordinate plant materials with Settlers Irrigation
District (SID). A license agreement may be required with SLD for
landscape materials within their easement. If an agreement cannot be
reached with SID, then an alternative method of compliance can be
approved at staff level with Meridian City P & Z stai'f.
• Modify the plan to show a 10-foot wide gravel shoulder along McYlillem
Road (MCC 12-13-10-9). The remainder of the unimproved right-of--way
shall be landscaped with grass/sod, as proposed. A license agreement from
ACHD for landscaping within the right-of--way will be required.
• Add two (2) trees to the street buffer along Locust Grove Road (14 trees
total required, 12 shown), south of Trinity Springs Drive. Said trees shall
be included in the publication titled Tree Selection Guide for Streets and
Landscape Throughout Idaho (MCC 12-13-7-1).
• Remove t he p roposed 5 -foot v inyl fence w here the c lear v ision t riangle
should be at the intersection ofLocust Grove Road and Trinity Springs
Drive.
• Any tree over 4" iu caliper that is removed from the property shall be
replaced by installing additional Crees, being the equivalent number of
caliper inches of trees that were removed. Required landscaping trees will
not be considered as replacement trees for those trees that are removed.
• All micropaths/pathways within the proposed subdivision shall be
designed in accordance with MCC 12-13-15 "Micropath Landscaping"
and MCC 12-4-3 "Pedestrian Walkways." Micropath fencing shall be
shown per MCC 12-13-15-9.
Submit 10 copies of a revised landscape plan, depicting the above-mentioned
changes, to the City Clerk at least 10 days prior to the next public hearing.
13. Except for the North Slough (aka Settlers Canal), all irrigation ditches, laterals or
canals, exclusive of natural waterways, intersecting, crossing or lying adjacent
and contiguous to the area being subdivided shall be tiled per City Ordinance 1.2-
4-13. Plans will need to be approved by the appropriate irrigation/drainage
district, or lateral users association (ditch owners), with written approval or non-
approval submitted to the Public Works Department. If lateral users association
RECO\dMLNDATTON TO CTTY COUNCIL FOR APPROVAL OF 266 6UILDAF3LE LOTS AND 'i4
COMMON!OTNER LOTS ON 70.64 ACRES IN AN R-8 'LONE, BY CAPITAL DEVELOPMENT, INC.
- PP-03-41 -Page 5
approval can't be obtained, plans will be reviewed and approved by the Meridian
City Engineer prior to final plat signature.
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14. I2t;,... «° ,. .1,.,,:««..1 °F^ C. ,,.,1 ..t^« ^. 1....:« ^ ,.F ..., ° ^..1,.,,°.,
.:}Ja C°««I°«.. T«.-: ,,..ti.,„ Tl:..«..:..« f . R,° .....-«: ,,.....F N,,. 1, .: 1,]..l.l„ I„«..:„ f]I,,,.I '/ N,..
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'^ ~ «° "^~!°-*" O1°••g;=r « If any buildable lots are located
°nci-oucn-r"aco-nz omrvxocr ~S°cim-nr.
within the Settlers Irrigation District Easement, the applicant shall he
required to submit a copy of an encroachment agreement prior to the City
Engineer signature on the final plat.
15. The Applicant has indicated that the pressurized irrigation system. within this
development is to be owned and operated by the Settlement Bridge HOA.
Underground year-round pressurized irrigation must be provjded to all lots within
this development (MCC 12-5-2.t~. The City of Meridian requires that pressurized
irrigation systems be supplied by a year-round source of water (MCC ] 2-13-8.3).
The Applicant shall be required to utilize any existing surface or well water for
the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. if a single-point
connection is utilized, the developer shall be responsible for the payment of
assessments for the common areas prior to signature on the final plat by the City
Engineer. A draft copy of the pressurized irrigation system O&M manual must be
submitted prior to development plan approval. The Applicant may apply to the
City Council for offset of these fees against a municipal well site in The
Grove.
l6. Sanitary sewer service to this subdivision shall be via a ,vain trunk extension to
the existing temporary sewage lift station in the Viemla Woods Subdivision.. The
Applicant will be responsible to construct the sewer and water mains to--arid
t-l~eugh within this proposed development~'^°~°w•• -~^t~~•,° «'^°•T ^•~^~I^~'° '°
^''~^^°^« ~~~~°-«~°^ Subdivision designer to coordinate main sizing and routing
with the Public Works Department. Applicant shall execute City of Meridian
standard forms of easements, far any mains that are required to provide service.
17. Municipal water to this site shall be via extensions from existing mains in N.
Locust Grove and E. McMillan Road. The Applicant will be responsible to
construct the sewer and water mains te--at~d-~reugh within this proposed
development, «t,°_°>,., .,.^,,:..,. «t.°... ^..^:,^>,t° «° ^a:^^°.,« .._,...°_« °... Subdivision
designer to coordinate main sizing and routing with the Public Worl<s
Department. Applicant shall execute City of Meridian standard farms of
easements, for any mains that are required to provide sen-ice.
18. n a°...'t°,t F°,,.'.,,..,t^., ~t,^tt t,° ^ L.,.:««°,t ., I: ., «: .., „r• t,° r,.,i ..i.,«
~^~''"~ ' "' ^ "'.~ ". A detailed fencing plan shall be submitted ten days prior
to the next hearing, identifying the material to he used. A 6-foot selid Fence
shall be required around the perimeter of the subdivision unless the City agrees in
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 266 BUILDABLE LOTS AND 34
COMMON/OTHER LOTS ON 70.64 ACRES IN AN R-8 ZONE, BY CAPITAL DEVELOPMENT, INC.
- PP-03-41 -Page 6
writing that such a fence is not required. All fencing shall be installed in
accordance with MCC 12-4-10.
19. Revise plat note #10 to include the proposed minimum house sizes for the
attached dwelling units. Dwelling units on the attached lots shall be a minimum of
1,200 feet, exclusive of the garage, as proposed.
20. Maintenance of all common areas shall be the responsibility oC the Settlement
Bridge HOA.
21. A permanent pedestrian easement, in favor of the City of Meridian, shall be
recorded for the North Slough pedestrian pathway prior to the final plat being
recorded/first building permit being issued for the applicable phase (she~vrr-as
D1,.. ,.e Z ,., tl..~...-al:..,:....~., ..1 .,41
22. Direct lot access to McMillan Road and Locust Grove Road is prohibited unless
approved by ACHD and the City of Meridian. A note shall be placed on the final
plat restricting access to McMillan Road and Locust Grove Road.
23. Submit 10 copies of a revised preliminary plat that depicts the above-mentioned
changes to the City Clerk at least 10 days prior to the next public hearing.
24. Any cul-de-sac without a turnaround shall be changed to a private street in
accordance with Meridian codes.
25. Until such time as additional water supply can be supplied in the vicinity, the
city will not sign Final Plat for any phase of this development.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
1. Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
2. Prior to signature of the final plat(s) by the City Engineer, a letter of credit or cash
surety in the amount of 110% will be required for all fencing, landscaping,
pressurized irrigation, sanitary sewer, water, etc. that has not been completed.
3. A detailed landscape plan, in compliance with the Landscape Ordinance, shall be
submitted for the subdivision with the final plat(s) application.
4. All s idewalks s hall b e c onstnicted i n a ccordance w ith M CC 12-~-2.K. P rior t o
signature of the final plat(s), all sidewalks shall be constructed or a financial
guarantee that said improvements will be completed shall be provided (MCC 12-
5-3).
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 266 BUILDABLE LOTS AND 34
COMMONrOTHER LOTS ON 70.64 ACRES IN .4N R-8 ZONE, BY CAPITAL. DEVELOPMEN'T', INC.
-- PP-03-41 -Page 7
5. Streetlights will be required at locations designated by the Public Worl
Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations
and quantity are determined after power designs are completed by Idaho Power
Company. The street light contractor shall obtain design and permit from the
Public Works Department prior commencing installations.
6. Please submit all updated groundwater/soils monitoring data to the Public Works
Department for review. Any drainage areas (detention/retention basins) must be
designed to ensure that water is retained only during 100-year stone events, and
for a period of time not to exceed 24 hours. Side. slopes within drainage areas
shall not exceed 3:1. Any portion of a drainage area not improved with sod/grass
seed (or other approved landscaping) shall not count towards the required open
space area. The project engineer should pay close attention to the results of field
studies determining the groundwater, soil type & and characteristics during the
design and construction phases. The engineer shall be required to certify Chat the
street centerline elevations are set a Minimum of 3-feet above the highest
established normal groundwater elevation. This is to ensure Chat the bottom
elevation of the crawl spaces of homes is at least 1-foot above groundwater.
7. Developer shall coordinate mailbox locations with the Meridian Post Office.
8. Any existing domestic wells and/or septic systems within this project will have to
be removed from their domestic service per City Ordinance Section 9-1-4 and
9-4-8. Wells maybe used for non-domestic purposes such as landscape irrigation.
9. 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.
10. Staff s failure to cite specific ordinance provisions or terms of the approved
annexation conditional use does not relieve the Applicant of responsibility for
compliance.
l 1 . Preliminary plat approval shall be subject to the expiration provisions set forth in
MCC 12-2-4.
C. Adopt the Recommendations of ACRD as follows:
Site Specific Conditions of Approval
1. Dedicate 48-feet ofright-of--way from the centerline of McMillan Road abutting
the parcel by means of a warranty deed. The right-of-way purchase and sale
agreement and deed must be completed and signed by the applicant prior to
scheduling the final plat for signature by the ACRD Commission or prior to
issuance of a building permit (or other required permits), whichever occurs first.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 266 BUILDABLE LOTS AND 34
COMMON/OTHER LOTS ON 70.64 ACRES IN AN R-8 ZONE, BY CAPITAL DEVELOPMENT, INC.
- PP-03-41 -Page 8
Allow up to 30 business days to process the right-of--way dedication after receipt
of all requested material. The owner will be paid the fair market value of the
right-of-way dedicated which is an addition to existing ACRD right-of-way if the
owner submits a letter of application to the impact fee administrator prior to
breaking ground, in accordance with the ACRD Ordinance in effect at that time
(currently Ordinance #l98), if fiends are available.
OR
Dedicate 38-feet ofright-of--way from the centerline of McMillan Road abutting
the parcel by means of a warranty deed. The right-of--way purchase and sale
agreement and deed must be completed and signed by the applicant prior to
scheduling the final plat for signature by the ACHD Commission or prior to
issuance of a building permit (or other required permits), whichever occurs first.
Allow up to 30 business days to process the right-of--way dedication after receipt
of all requested material. The owner will be paid the fair market value of the
right-of-way dedicated which is an addition to existing ACHD right-of-way if the
owner submits a letter of application to the impact fee administrator prior to
breaking ground, in accordance with the ACHD Ordinance in effect at that time
(cun~ently Ordinance #198), if funds are available.
2. Construct a 10-foot asphalt pathway on McMillan Road in lieu of constructing a
5-foot concrete sidewalk if the pathway is maintained by the homeowners
Association. Construct the pathway to be located a minimum of 41-feet from the
centerline of McMillan Road.
OR
Construct a 5-foot concrete sidewalk on McMillan Road locatcd a minimum of
41-feet from the centerline of McMillan Road. if the sidewalk should meander
outside of Che right-of--way, the applicant should provide Che District with an
easement for the sidewalk.
3. The applicant shall do one of the following:
a. Dedicate by donation a total of 35-feet ofright-of--way along Locust Grove
Road, and construct a minimwn 5-foot wide concrete sidewalk along Locust
Grove Road, located a minimum of 28-feet from the centerline of the right-of-
way.
b. Do not dedicate additional right-of--way, but construct a minimum 5-foot wide
concrete sidewalk along Locust Grove Road, located a minimum of 28-feet from
the centerline of the right-of--way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide
concrete sidewalk along Locust Grove Road, located at the back edge of the
existing right-of--way. Accomplish all necessary adjustments to properly
accommodate existing drainage and utilities.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 266 BLILDABLE LOTS AND 34
COMMON/OTHER LOTS ON 70.64 ACRES IN AN R-8 ZONE, BY CAPITAL DEVELOPMENT, INC.
- PP-03-41 -Page 9
4. Construct a main entrance (North Schumann Avenue) to intersect McMillan Road
approximately 1,000-feet west of the east property line and align with Schumann
Avenue, as proposed.
5. Construct a main entrance (East Trinity Springs Drive) to intersect Locust Grove
Road approximately 515-feet north of the south property line, as proposed.
6. Construct a stub street (East Trinity Springs Street) to the east property line
approximately 400-feet north of the south property line, as proposed. Install a
sign at the terminus of the stub street stating that, "THIS ROAD WILL BE
EXTEI~'DED IN THE FUTURE".
Construct a stub street to the 6.64-acre site that is located ijirectly to the east at
Chis time with the ability for the site specific requirement fo be removed in the
future, IF:
The 6.64-acre site to the east submits a development application before this phase
of Settlement Bridge Subdivision is final platted
AND
The 6.64-acre site has connectivity and access as required by District policy.
Construct North Schumann Avenue (from McMillan Road to North Trail Blazer
Drive) and East Trinity Springs Drive (from Locust Grove Road to 240-feet east
of North Bach Way) as a 36-foot street section with vertical cru•b, gutter and 5-
foot concrete sidewalks on both sides of the roadway within 50-feet of right-of-
way.
9. Construct North Sharp Shooter Court, East Territory Court and North Stampede
Place as a 29-foot street section within 42-feet ofright-of--way, as proposed.
Adequately sign the roadway to prohibit parking on one side. Submit a copy of
the signage plan to District staff for review and approval.
10. Consnruct East Red Rock Court (east of East Sidewinder Drive), North Pathfinder
Place (north of East Red Rock Drive), North Aberdeen Place (south ofNorth Trail
Blazer Drive), North Mendelson Avenue (north of North Trai I E3lazer Drive),
Mountain Man Way, the cut-de-sac on Trinity Springs Drive between Schubert
Avenue and Expedition Way, North Schubert Avenue (north and south of East
Trinity Springs Drive), East Swift Water Street (between North Schubert Avenue
and North Mountain Man Way), East Swift Water Street (east of Schumann
Avenue) and North Pier Place as 33-foot street sections with rolled curb, gutter
and 5-foot attached concrete sidewalks on both sides of the roadway within 50-
feet ofright-of-way, as proposed.
11. Construct the remaining internal roadways as 36-foot street sections with rolled
curb, gutter and 5-foot attached concrete sidewalks within 50-feet ofright-of--way,
as proposed.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 266 BUTLDABLE LOTS AND 34
COMMON, OTHER LOTS ON 70.64 ACRES 1N AN R-8 ZONE, BY CAPITAL DEVELOP\4ENT, INC.
- PP-0?.-41 -Pace 10
12. Construct seven cul-de-sac turnarounds with islands within the turnarounds, as
proposed. Provide a minimum turning radius of 45-feet in each turnaround.
Provide a minimum of a 29-foot street section on either side of any proposed
center islands within the turnarounds. Construct the islands/medians to be
constructed a minimum of 4-feet wide to total a minimum of a 100-square foot
area.
13. Constmct an approved turnaround at the terminus of North Sharp Shooter Cotnt
OR
Construct these proposed roadways as private streets or common driveways with
the review and approval of the City of Meridian.
14. Construct an approved turnaround at the terminus of East Territory Street
OR
Construct these proposed roadways as private streets or common driveways with
the review and approval of the City of Meridian.
t5. Construct an approved turnaround at the terminus of East Swift Water Drive
OR
Construct these proposed roadways as private streets or common driveways with
the review and approval of the City of Meridian
16. Construct the island/median within North Schumann Avenue to match the island
on the north side of McMillan at the intersection of North Schumann Avenue and
McMillan Road. (The island should be approximately 10-feet in width at the
throat of the street and can enlarge as they enter the subdivisiml).
17, Constmct the island/median within East Trinity Springs Drive to be a maximum
width of 10-feet at the intersection of Locust Grove Road. (The island should be
approximately 10-feet in width at the throat of the street and can enlarge as they
enter the subdivision).
18. Any proposed landscape islands/medians within the public right-of-~m~ay dedicated
by this plat are required to be owned and maintained by a homeowners
association. Construct the islandslmedians to be a minimum of 4-feet wide to
total a minimum of a 100-square foot area.
19. Construct a lefr-turn lane on McMillan Road at the intersection of Shumann
Avenue and McMillan Road, as described in the submitted traffic impact study.
Coordinate the design of the taper with District staff.
20. Construct cleft-turn bay on Schumvm Avemie at the intersection of Shumann
Avenue and McMillan Road, as described in the submitted Craftic impact study.
Coordinate the design of the taper with District staff.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 266 BUILDABLE LOTS AND 34
COMMONiOTHER LOTS ON 70.64 ACRES IN AN R-8 ZONE, BY CAPITAL DEVELOPMENT, INC.
- PP-03-41 -Page I 1
2l. Other than the access points that have specifically been approved with this
application, direct lot access to McMillan Road and Locust Grove Road is
prohibited. Notes of this access restriction will be required to be noted on the
final plat.
22. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of--way.
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 ACRD 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 far staff approval, prior to issuance of
building permit (or other required permits), which incorporates any required
design changes.
Construction, use and property development shall be in conformance with all
applicable requirements of the Ada County Highway District prior to District
approval for occupancy.
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 responsibi]ity of the applicant to verify all existing utilities within the
right-of--way. The applicant at no cost to ACRD shall repair existing utilities
damaged by the applicant. The applicant shall be required to call DIGLWE (1-
800-342-1585) at least two full business days prior to breaking ground within
ACRD right-of--way. The applicant shall contact ACHD Traffic Operations 387-
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 266 BUfLDABLL LO']'S AND 34
COMMONiOTHER LOTS ON 70.64 ACRES IN AN R-8 ZONE, BY CAPITAL DEVL^ L,OPMENT, iNC.
- PP-03-41 -Page 12
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.
D. Adopt the Meridian Fire Department Recommendations as follows:
1. That afire-flow as required by the Irttemational Fire Code is provided to service the
entire project. Fire hydrants shall be placed an average of 350' apart.
2. Acceptance of the water supply for fire protection will be by the Meridian Water
Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
4. The phasing plan may require that any roadway greater than 150' in length
that is not provided with an outlet shall be required to have a turn around.
5. All entrances and internal 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. The proposed subdivision will have a population of 771 and will have an
unknown impact Meridian Fire Department call volumes. According to a report
complete by Fire & Emergency Services Consulting Group in February of 2000
our requests for service are projected to reach 2800 in the year 2005 and 3800 by
the year 2010, this up from 2069 responses in the year 2000.
8. No vertical obstructions or mature landscaping which obstructions the outlets of the
fire hydrant within 10'.
9. All fire lanes shall have a clear driving surface which is 20' wide available at all
times.
RECOMMENDATION TO CITY COL"NCIL FOR APPROVAL OF 266 BUILDABLE LOTS AND 34
COMMONrOTHER LOTS ON 70.64 ACRES IN AN R-8 ZONE, BY CAPITAL DEVELOPMENT, INC.
- PP-03-41 -Page 13
10. The Meridian Fire Department would like to request that N. Pier Pl. be connected
to E. McMillan Rd. Streets longer that 750' require special approval according to
the 2000 International Fire Code Appendix D. The Meridian Fire Department
would accept an emergency access on the north end of N. Pier. Place where the
access for the sewer easement will be built. Banicades at this access will need to
be approved by Meridian Fire Deparhnent and the Meridian Public lNorks
Department.
11. The following areas shall have red curbs Block 4 Lots 12, 13, 14, 15, 35, 36, 37,
38, 39, 40, Block 5 Lot 16, 17, 18, 19, 20, 21, Block 6 4, 5, 6, 7, 8, Black 1, Lot
30 thru 36, Block 6 Lots 46 thru 50, 39 thru 43.
12. Recommend connecting Territory & Stampeded to prevent blocking of the
roadway due to limited parking.
13. Parking shall be limited to one side on all 29' wide street sections.
E. Adopt the Recommendations/Comments of Joint School District No. 2 as follows:
1. The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
2. Approval of Settlement Subdivision will have a significant impact on school emolhnents
at Discovery Elementary, Lowell Scott Middle, and Eagle High School.
3. We can predict that these homes, when completed, will house eight-five (85) elementary
aged children, sixty-five (65) middle school aged children, and forty-seven (47) senior
high aged students. Additional students will fitrther compound the current overcrowded
sihtation.
4. School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
cun-ently operating beyond capacity. Future development will continue to have an
impact on the district's capacity.
F. Adopt the Recommendations of the Central District Health Department as
follows:
1. This proposal can be approved for cenu-al 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 Deparuroent of Health & Welfare, Division of
Environmental Quality.
3. Run-off is not to create a mosquito breeding problem.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 266 BUILDABLE LOTS AND 34
COMMON,~OTHER LOTS ON 70.64 ACRES IIV AN R-8 ZONE, BY CAPITAL DEV ELOPM LNT, fM'.
- PP-03-41 -Page 14
4. Stormwater shall be pretreated through a grassy Swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
The Engineers and architects involved with the design of the subject project shall
obtain cun-ent best management practices for stormwater disposal and design a
stonnwater management system that prevents groundwater and surface water
degradation.
G. Adopt [he Recommendations of Settlers' Irrigation District as follows:
All irrigation/drainage facilities along with their easements must be protected and
continue to function. The facility involved is the North Slough (Settlers Canal).
2. A Land Use Change Application must be on file prior to any approvals.
3. A license agreement MUST be signed and recorded prior to construction of any
S.I.D. facilities.
4. Any changes to the existing irrigation system such as relocation, tiling, and
landscaping must be approved by Settlers Inrigation District.
5. All storm drainage must be retained on-site.
The development must supply in-igation access to al] lots within the above-
mentioned subdivision. If the developer wishes to have Settlers Irrigation District
own, operate, and maintain the pressure irrigation system an agreement needs to
be in place prior to the pre-construction meeting.
According to the plans there is a pedestrian pathway located next to the Settlers
Canal. The canal in this area is extremely dangerous, especially to children,
because ofhigh water velocity, and flows. SID does not recommend placing this
pathway next to the canal for safety reasons. However, ifthe pathway must be
placed within SID'S easements the district will require a license agreement From
the developer and/or who ever shall have ownership of the patlnvay. The
agreement will address liability issues, as well as the operation and maintenance
of the canal system.
H. Adopt the Recommendations of the Meridian Parks Department as follows:
Consa-uct pathway (Meridian hoop) according to current published pathway
standards.
RECONSMENDATION TO CITY COUNCIL FOR APPROVAL OF 266 BUILDABLE LOTS AND 34
COMMONrO'fHER LOTS Oh 70.64 ACRES IN AN R-S ZONE, BY CAPITAL DF.VF..I:OPMEN"f, fNC.
- PP-03-41 -Page l~