Applicant Response to Staff ReportNG/NEER/NG
planning and engineering communities for(he/inure
o~vr~on-sLLP
January 16, 2013
Planning & Zoning Commission
City of Meridian
33 East Idaho
Meridian, ID 83642
Re: Fall Creek Preliminary Plat
File No. PP-12-016
Dear Planning & Zoning Commission:
1029 N. Rosario Street, Suite 100
Meridian, ID 83642
Phone: (208) 938-0980
Fax: (208) 938-0941
E-mail: es-beckym@gwestoffice.net
We have reviewed staff comments for the Planning & Zoning Commission meeting of
January 17, 2013, and have the following responses:
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 The applicant will comply.
1.1.2 The applicant will comply.
1.1.3 The applicant will comply.
1.1.4 The applicant will comply; the applicant has requested a waiver from the City Council for
tiling the Ridenbaugh Canal.
1.1.5 The applicant will comply.
1.1.6 The applicant will comply.
1.1.7 The applicant does not own or have control over Lot 41, Block 5. The parcel was
included in the revised preliminary plat at the request of the staff. We received
verbal approval by the owner, Nick Hansen, to include the property in the revised
preliminary plat. The parcel has an existing home addressed as 2430 S. Linder
Road that was constructed in 1920. The property is significantly lower than Linder
Road with an existing guardrail adjacent to the edge of pavement. The staff is
requiring extension of the Linder Road landscape lot across the front yard for the
C:\Users\mhill\AppData\L,ocal\Microsoft\Windows\Temporary Internet Files\Content.0utlookU.SXSRAIC\FallCreekResponse.doc
Meridian Planning & Zoning Commission
January 16, 2013
Page 2
home. The area is already improved with existing mature trees, shrubs and grass. If
the open space lot is continued across the frontage of the Hansen parcel, the newly
created lot line would be at the edge of the house, in violation of the setbacks for the
R-8 zone. This condition should be deleted.
1.1.8 The applicant has provided frontage and access to the Hansen parcel within the
development and Mr. Hansen has verbally agreed to take access internally.
However, the applicant has no control or ownership of the parcel and cannot
physically remove the driveway without permission of the Mr. Hansen.
1.1.9 The applicant will comply. The applicant is providing three amenities within Lot 9,
Block 6; the swimming pool/changing rooms, play equipment and a covered
picnic/gazebo area. Four additional pocket parks have been provided in different areas of
the development. The applicant will install play equipment and covered picnic area with
Lot 9, Block 2, thereby satisfying the requirement for five amenities. Any amenities
above and beyond the required ones are at the discretion of the applicant. The applicant
wants flexibility to identify the other minor amenities at the time of submitting the final
plat and landscape plans to meet the changing marketplace environment.
1.2 General Conditions of Approval
1.2.1 The applicant will comply.
1.2.2 The applicant will comply.
1.2.3 The applicant respectfully requests a waiver for tiling the Ridenbaugh Canal per
UDC 11-3A-6.a.3.b.
1.2.4 The applicant will comply.
1.2.5 The applicant will comply.
1.2.6 The applicant will comply.
1.2.7 The applicant will comply with the landscaping buffer on the property under his control
and ownership.
1.2.8 The applicant will comply.
1.2.9 The applicant will comply.
1.2.10 The applicant will comply.
1.2.11 The applicant will comply.
1.2.12 The applicant will comply.
C:\Users\mhill\AppDataV.ocal\Microsoft\Windows\Temporary Internet Files\Content.Outlook\LSXSRAIC\FallCreekResponse.doc
Meridian Planning & Zoning Commission
January 16, 2013
Page 3
1.3 Ongoing Conditions of Approval
1.3.1 The applicant will comply
1.3.2 The applicant will comply.
1.3.3 Noted.
1.3.4 Noted.
1.3.5 Noted.
1.4 Process Conditions of Approval
1.4.1 The applicant will comply.
1.4.2 The applicant will comply.
1.4.3 Noted.
1.4.4 The applicant will comply.
1.4.5 Noted.
1.4.6 The applicant will comply.
1.4.7 Noted.
2. PUBLIC WORKS DEPARTMENT
2.1 A 27-inch sewer main line was installed by others through the subject property from
Linder Road to Stoddard Road in alignment with the future collector roadway,
Kodiak Drive, as delineated on the preliminary plat. The reference to E. Victory
Road is in error.
2.2 The revised preliminary plat includes common lots to accommodate future water stubs as
requested by Public Works.
2.3 The applicant will comply.
2.4 The applicant objects to this condition burdening this development with cost of
extension of the sewer main line in Linder Road. The approved Southridge
development on the west side of Linder Road should have some financial
responsibility. The applicant is already paying late comers fees for the 27-inch sewer
C:\Users\mhill\AppData\L,ocal\Microsoft\Windows\Temporary Internet Files\Content.OutlookU.SXSRAIC\FallCreekResponse.doc
Meridian Planning & Zoning Commission
January 16, 2013
Page 4
mainline which traverses the subject property and will provide service to the
proposed development.
2.5 The applicant will comply.
2.6 The groundwater data was collected for three consecutive years; additional data is
not needed. Groundwater data is reviewed by Ada County Highway District in
relation to storm drainage; we will meet any and all ACHD requirements. We
respectfully request that this item be deleted.
2.7 The applicant will comply.
2.8 The applicant respectfully requests that tiling of the Ridenbaugh Canal be waived
by the Meridian City Council per UDC 11-3A-6.a.3.b.
2.9 and 2.10
The applicant does not own or have control over Lot 41, Block 5. The parcel was
included in the revised preliminary plat at the request of the staff. We received
verbal approval by the owner, Nick Hansen, for inclusion of the property in the
. revised preliminary plat. The parcel has an existing home addressed as 2430 S.
Linder Road that was constructed in 1920. The applicant will provide a water and
service for the parcel in W. Olds River Drive. The physical connection of the home
and the payment of sewer and water connection fees will be the responsibility of the
property owner at the time of connection.
2.11 The applicant will comply.
2.12 The applicant will comply.
2.13 The applicant will comply.
2.14 Noted.
2.15 The applicant will comply.
2.16 Noted.
2.17 The applicant will comply.
2.18 The applicant's engineer will comply.
2.19 The applicant will comply.
2.20 The applicant will comply.
2.21 The applicant will comply.
C:\Users\mhill\AppData\L,ocal\Microsoft\Windows\Temporary Internet Files\Content.0utlook\LSXSRAIC\FallCreekResponse.doc
Meridian Planning & Zoning Commission
January 16, 2013
Page 5
2.22 The applicant will comply.
2.23 The applicant will comply.
2.24 The applicant will comply.
2.25 The applicant will comply.
2.26 The applicant will comply.
3. POLICE DEPARTMENT
3.1 The configuration shown as Lot 8, Block 10, on the revised plat shows minimal
deflection and we believe causes no sight problems. The applicant will submit a pathway
alignment plan for staff approval, demonstrating a clear view.
4. FIRE DEPARTMENT
4.1 The applicant will comply.
4.2 The applicant will comply.
4.3 The applicant will comply.
4.4 The applicant will comply.
4.5 The applicant will comply.
5. REPUBLIC SERVICES
5.1 The applicant will comply.
6. PARKS DEPARTMENT
6.1 The applicant will comply.
6.2 The applicant will comply.
6.3 The applicant will comply; the pathway will be provided along Kodiak Drive in lieu of
the Ridenbaugh Canal, as approved by Meridian Parks and Recreation Director.
6.4 The applicant will comply.
C:\Users\mhill\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.Outlook\LSXSRAIC\FaliCreekResponse.doc
Meridian Planning & Zoning Commission
January 16, 2013
Page 6
6.5 Ada County Highway District Policy Manual standards apply to the materials used
within a public right-of--way. The applicant will provide striping and signage for all
pedestrian crossings across the public streets.
6.6 The applicant will comply.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
The applicant will comply with the requirements of Ada County Highway District.
Thank you for your consideration of this project. Please feel free to call me if you have
additional comments or questions.
Sincerely,
Engineering Solutions, LLP
Becky McKay
Planner
BM:ss
cc: Coleman Homes LLC
C:\Users\mhill\AppDataU.ocal\Microsoft\Windows\Temporary Internet Files\Content.Outlook\I,SXSRAIC\FallCreekResponse.doc