HomeMy WebLinkAboutMULTIPLE DOCS - Harvest Heights - Annexstion & Preliminary Plat (Quail Hollow)
CISOO20
To Planning & Zoning Commission from Joe Laird
(City Engineer & Building Official)
5/12/1998
Recorded for: City of Rexburg
BLAIR D. KA YE
Ex-Officio Recorder Deputy {)(A,A.)
TO: PLANNING & ZONING CO:MMISSION May 12,1998
FROM: JOE LAIRD, CITY ENGINEER & BUILDING OFFICIAL ~
SUBJECT: SIL VERTREE BUILDERS QUAlL HOLLOW ESTATES
o 0 1111'
The proposed Preliminary Plat of this subdivision still has many of the same problems that it had
when we discussed it many months ago at the Preapplication Review. Our subdivision
Ordinance establishes certain things that are supposed to be shown on a Preliminary Plat. (See
See, 2.3 - Preliminary Plat of the Subdivision Ordinance.) The following list itemizes those
portions of See, 2.3 that have not been included at all or have not been included clearly or
thoroughly enough on this Preliminary Plat..
Sec. 2.3-1-b --- The location of the subdivision by Section, Township and Range has not been
shown, The subdivision is also supposed to be referenced "by dimension and bearing to a section
corner or quarter section corner. " This Preliminary plat is not tied to any such Section Comer as
is required,
Sec. 2.3 -1-b-3 --- The name, address and phone number of the engineer or land surveyor
performing the survey and plat is not shown on the Preliminary Plat.
Sec. 2.3 -1-b-4 --- The north arrow is not shown on the Preliminary Plat.
Sec. 2.3-1-b-5 --- The required "Vicinity Map drawn to a scale of 1" = 800', clearly showing
proposed subdivision configuration in relationship to adjacent subdivisions, main arterial routes,
collector streets, etc, " is not shown on the submitted Preliminary Plat.
Sec. 2.3 -l-c-l --- "Topography by contours or other method approved by the City and shown on
the same map as the proposed subdivision layout. Contour intervals shall be such as to
adequately reflect the character and drainage of the land, " Such topography and contour lines
are not shown on the submitted Preliminary Plat.
What happens to the land north of the City Ditch, between the ditch and the Teton River? Is it
owned by the same land owner? Should it be part of this plat?
Sec. 2.3-1-c-2 --- The locations of water wells, streams, canals, irrigation laterals, private ditches,
areas subject to inundation, etc. are not shown the submitted Plat.
pg-1
001171
Sec. 2.3-1-c-3 --- The total width of the Barney Dairy Road along the south sides of Lots 1 & 19
and along the easterly sides of Lots 17, 18 and the unnumbered lot east of Lot 17 is not shown.
Is the land on both sides of this existing road owned by the same individual doing the land selling
or platting? If so, the entire 60 ft. right-of-way width for the Barney Dairy Road should be
included along these lots as part of this plat.
What about telephone, electric or gas easements or rights-of-way through this area?
Sec. 2.3 -1-c-4 --- "The Name, book and page number of the recorded adjacent subdivision
having common boundary with the tract" is not shown on this proposed Preliminary Plat.
Sec. 2.3-1-c-5 --- "By note, the existing Zoning Classification of the tract" is not shown on this
proposed Preliminary Plat. (Note: The City Impact Area Map shows this area as being in a
Rural Residential Zone.)
Sec. 2.3-1-c-6 --- "By note, the approximate acreage of the tract" is not shown on this proposed
Preliminary Plat.
Sec. 2.3-1-c-7 --- Exterior boundary dimensions and bearings are not shown,
Sec. 2.3-1-d-l --- The right-of-way widths of Quail Hollow Drive and Circle are not shown on
the Preliminary Plat. They are, however, shown on the accompanying typical street section as
being 50 ft. in width, Note that the proposed street typical section does not have a
landscaped strip between the sidewalk and the curb and gutter. Also note that curb and
gutter and sidewalk are not required under the Rural Residential Zone (See pg, 74 of the
Zoning Code,).
The attached Typical Section 2 - Residential Street (Cul-de-sacs & Very Low Traffic
Volumes) showing a right-of-way width of 64 ft. has been approved by the City for LDR and
LDR-l Zones, The City has not approved a particular Street Typical Section for the Rural
Residential Zone, Note that the proposed sub grade ballast thicknesses and the curb-to-curb width
(40') shown for Quail Hollow Drive and those shown on Typical Section 2 are the same,
The P& Z Comm. needs to approve a street typical section for Ouail Hollow Drive and
Circle.
The right of way width for the Residential Street portion of the Barney Dairy Road is not shown
on the Preliminary plat. The proposed Typical Section for the Residential Street portion of the
Barney Dairy Road is not shown on the Preliminary Plat. The City's approved Typical Section
No.1 - Normal Residential Street (right-of-way width = 74' and curb-to curb width = 50')
would be applicable for this Residential Street portion of the Barney Dairy Road if it were in an
LDR and LDR-l zone, Here again, the City has not approved a particular Street Typical Section
pg-2
001171
for the Rural Residential Zone, Note that the existing Barney Dairy Road east of this proposed
subdivision shows a right-of-way width of 60 ft., but the existing street does not have curb and
gutter or sidewalk, It does have drainage problems, exhibited by water ponding up on the south
side of the road whenever it rains. The P & Z Comm. needs to approve a street typical
section for this residential portion of the Barney Dairy Rd. that is included as part of this
Preliminary Plat.
The City's Comprehensive Transportation Plan shows extending the Barney Dairy Road on
directly to the east as a Minor Arterial Street. This Minor Arterial Street portion of the Barney
Dairy Road would be the same as that shown on Typical Sections No, 5 or 6 - Minor Arterial
Street (with a curb-to-curb width of 70 ft. and right-of-way-widths of 94 or 10 1 ft. depending
upon whether or not a bike path is deemed necessary along this arterial street. The right of way
width for the future Minor Arterial Street Portion of the Barney Dairy Road is not shown on the
Proposed Preliminary Plat. The proposed Typical Section for the Minor Arterial Street Portion
of the Barney Dairy Road is also not shown on the Proposed Preliminary Plat. This Preliminary
Plat needs to show the dedication of the north half of the right-of-way (50.5' width north of
.the Section Line) for the Minor Arterial Street Portion of the Barney Dairy Road.
When the future Barney Dairy Road is extended on to the east as a Minor Arterial Street, the
existing Barney Dairy Road will have to be realigned somewhat so it connects into the arterial at a
T - type intersection. This proposed future realignment is shown on the intersection plan in green..
The right-of-way for this future street realignment should be included as part of this
proposed Preliminary Plat. The future Minor Arterial Barney Dairy Road will have to rise up
over the existing canal to the east. Therefore the grade of the T -Connection for the Residential
Street Barney Dairy Road will also have to be elevated considerably to connect to the future
arterial street. It would therefore be desirable to have the house on Lot 19 be kept high and
located as far to the northwest as possible to minimize any affect that the raising of these two
streets may have on the adjacent lot.
The future 1000 East Minor Arterial Street will run along the west side of this proposed
subdivision. In past discussions during the preparation of the Master Transportation Plan, the
Planning and Zoning Commission discussed the need to have some type of solid fencing, earthen
mounds, heavy tree and bush screening, etc. as a buffer between the minor arterial street and the
adjacent houses "backed-up" to the arterial street. (Also see See, 10.3 -B-5 -Direct Access
Restricted Road, pg, 74 & 75 of the Zoning Code,) This issue needs to be addressed in
the P & Z Comm.'s review and approval of the subdivision.
Sec. 3.2 - 5 - Cul-de-sac Streets. This section of the subdivision ordinance indicates that the
maximum length of cul-de-sacs shall be 600' from the intersection of the street centerlines to the
center of the turnaround, The length of this cul-de-sac (from Barney Dairy Road to the
southerly loop of Quail Hollow Circle is approximately 1200', or about twice that allowed. The
problem with long dead end streets is that they get blocked easily when a fire or accident
pg-3
0011-'1
occurs near the interior end of the cul-de-sac. It has been found that people trying to get "in" to
see the fIre or people trying to get "out" to get away from the fIre, frequently block off the street
to such an extent that the emergency vehicles (ambulance, fIre truck, police) can't get back into
the scene of the emergency, hence the 600' maximum length requirement. In this case a street
could be extended out to the west (between lots 6 & 7 or 8 & 9) that could be connected to the
future 1000 East arterial street. This same street could provide access to the City Ditch and
would make the 301 easement between Lots 9 & 10 unnecessary,
The P & Z Comm. needs to take specific action regarding whether they are going to require
this 2nd Access or if. on the other hand. they will approve a Variance for a cul-de-sac over
600 ft. long.
Who owns the land north of Lots 9 & 10 between the City Ditch and the Teton River? If this
same owner/developer owns this land, the 50' street could be extended north between Lots 9 &
10 and then curve back to the west to connect to the future 1000 East arterial street. This would
be a lot more expensive construction, however, as the ground is lower (and the amount offill
material greater) if the street is constructed north of the City Ditch,
The land north of Lots 9 & 10 (between the City Ditch and the Teton River) is in the Teton River
Flood Zone, What are the plans for how this land will be used? It would appear that the use
of this land and the access to it needs to be considered in conjunction with the approval of this
plat.
Sec. 2.3 - 1- d-2 --- The Rural Residential Zone description (pg, 74 of the Zoning Code) indicates
that the Minimum Lot Width shall be 150 ft, Some of the lots on Quail Hollow Circle are less
than 150 ft. in width, It is common to have lots with below minimum widths on cul-de-sacs;
however, the P & Z Comm. would need to indicate approval of these below minimum width
lots if they approve the Preliminary Subdivision Plat.
Sec. 2.3 -1-d-3 --- The location, width and use of easements are not shown on the proposed
Preliminary Plat. Easement for access along canal bank not shown. What about power line
easement, telephone, and gas line easements? Slope easements are needed along the roadway
side of Lots 1,19 & 18 to allow for the future construction of the easter! y extension of the Barney
Dairy Road and the relocation and raising of the existing Barney Dairy Rd, where it will become a
T -connection to the future road extension.
Sec. 2.3 - l-e-l - Sewage Disposal --- The Preliminary Plat should show the tentative, proposed
location and size of the sewer system, manholes, pump station, etc,
Sec. 2.3 -1-e-2 - Water Supply --- The Preliminary Plat should show the tentative, proposed
location and size of the culinary water system lines, valves, fire hydrants, etc,
pg-4
001171
Sec. 2.3 - 1-e-3- Storm Water Disposal--- Drainage arrows are usually used to show how the
storm drainage will get from the back of the house, around the house to the street gutter line, and
then how it will go down the gutter line to the storm drain inlet box and into the storm drain pipe
system. The preliminary should show the tentative, proposed location and size(s) of the storm
drain lines, inlet boxes, manholes, etc, The storm drain pipe system will take the storm drainage
water to where? The City Ditch? The Teton River?
Sec. 2.3 - 1- e - 4 --- If the Developer does not plan to use the City Water and Sewer facilities,
there needs to be information from the District 7 Health Dept. and the Soil Conservation Service
regarding the appropriateness of using individual wells and septic tankJdrain fields for each of the
lots/houses,
************************************
Your City Staff would very much like to see this subdivision developed; however, they feel
very strongly that City Water and Sanitary Sewer Facilities should be extended to provide
service to this subdivision. The City has already extended water and sewer lines from the
interior of the Ricks/Palmer Subdivision out to the Barney Dairy Road so these utilities
could more easily be extended to the east to provide City Water and Sewer Service to this
area. Please see attached letters from the City Water Supt., City Wastewater Supt. and
Madison Co. Fire Dept. all emphasizing the need for extending City utilities to this
subdivision. The Valley View Estates Subdivision experienced a problem with sewage
effluent coming back up to the ground surface not to many years ago, and had to install a
sanitary sewer system. We are afraid the same problem could reoccur here; or, even
worse, the sewage effluent could go down into the aquifer and pollute our city drinking
water supply.
pg-5
001171
Cily of !Jlextu1"1
STATE OF IDAHO
PO Box 280
12 North Center Street
Rexburg, Idaho 83440
Phone (2081359-3020
Fax (208) 359-3022
e-mail rexburg@srv.net
December 5, 1997
Planning and Zoning Members
City of Rexburg, Idaho
To whom it may concern:
It has come to my attention that Silver Tree Builders has proposed a new subdivision comprised
of one acre lots within the City of Rexburg' s Impact Zone, Lots this closely spaced with individual septic
systems may adversely affect our water supply, Many communities around Idaho have experienced
ground water contamination created by poor planning applications in which septic systems were too
densely placed. Island Park is one such community currently involved with this problem. The
community has suffered losses in tourism and credibility as well as the cost involved with trying to
remedy the contamination, After the water has been contaminated is not the time to address the problem,
The proposed subdivision should be connected to the City water and sewer systems, Isn't that
the purpose of the Impact Area? Why have an Impact Area ifnot to protect the City and the City's
residents from poor planning. Please do not allow the subdivision to be created without being connected
to our systems. I hope that I do not offend any individuals, groups or organizations with this letter. I
only have the best long term interest of the community in mind,
Sincerely,
tJ~4.c-
~~
Delynn Edstrom
Water Superintendent
Cilf of :Jlextuo7r1
n n "' 1 7 1
STATE OF IDAHO
NILE l. BOYLE
MAYOR
P.O. BOX 280
12 NORTH CENTER STREET
REXBURG, IDAHO 83440
PHONE (208) 359-3020
FAX (208) 359-3022
ROSE BAGLEY
CLERK
RICHARD HORNER
TREASURER & ANANCIAL OFFICER
Planning and Zoning Board
City of Rexburg
P,O, Box 280
Rexburg, Idaho 83440
December 9, 1997
Re: Proposed Ray Walker Subdivision (east of the Barney Dairy)
Dear Planning and Zoning Board,
In reviewing the plot plan for this subdivision I saw that there was no utility easements for water
and sewer. After visiting with Joe Laird he said that there was no plans for city services, In my
opinion I believe it would be a shame not to have this subdivision on City water and sewer and
be able to hook up all the other houses on the Barney Dairy Road and the North Hill Road into
the Ricks Palmer subdivision to properly dispose of the sewage into the Cities treatment plant
where it can be treated, I would like to see all efforts put forth by all parties involved to provide
water and sewer into this subdivision to protect the underlying aquifer. If I can be of any
assistance in this please let me know and I will do everything that I can to help in this endeavor.
~<
Dave Thibault
Wastewater Superintendent
City of Rexburg
copy to: Joe Laird
City Engineer
City of Rexburg
MEMO:
001171
TO: JOE LAIRD
FROM: REXBURGIMADISON COUNTY FIRE DEPARTMENT
RE: PROPOSED SUBDIVISION ON RAY WALKER PROPERTY
DATE: NOVEMBER 12, 1997
The following concerns in regard to the proposed subdivision on Barney Dairy Road are
as follows:
1. The Uniform Fire Code states fire apparatus must have an unobstructed width of at least 20
feet. If parking is allowed on the street, this width will be decreased. As apparatus will have to
travel the length of the road to turn around and exit this is a concern.
Snow removal should also be addressed. If this subdivision is not within the city limits, who will
provide snow removal and will it be adequate for fire apparatus?
2. With a subdivision of this size in close proximity to the city limits, water supply must be
addressed. The Uniform Fire Code states that hydrants must be 500 feet apart, hence with
approximately 2400 linear feet of roadway, a minimum of five hydrants should be provided.
The hydrants should be spaced so that there is a minimum distance of 250 feet between hydrants
and should be in place and operational prior to construction commencing,
The water supply can be either from city water sources or from private sources, If from private
sources they shall be cisterns with fire department connections, reservoirs, pressure tanks,
elevated tanks, water mains or other fixed systems specifically for fire department use with fire
department connections.
Regardless of where the water comes from, the minimum supply should be at least 1000 gallons
per minute for two hours. The system should be able to provide this amount of water at all times
taking into consideration the daily demand per household based on average consumption and
peak usage.
i
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iii. Conditional uses in the A-2 Zone include:
1. Public and quasi-public recreational
facilities and/or buildings.
2. Home occupations.
3. Cemeteries.
Rural Residential Zone (RR)
The RR zone is established to protect stable
neighborhoods of detached family dwellings on lots of
one acre or more up to five (5) acres. The minimum
lot width shall be 150 feet; the minimum front yard
shall be 60 feet from the property line or 90 feet
from the center line of the road, whichever is
greater; the minimum rear yard shall be 30 feet from
the property line; and the minimum side yard shall be
six inches for every foot of building foot height with
a 10 foot minimum. No structure shall be erected to a
height greater than 30 feet to eave height, measured
from natural grade at the building site. There can be
only one single family dwelling per lot. Household
pets are allowed, no more than two domestic livestock
for each acre used solely for said livestock shall be
allowed. Installation of curb and gutter or a
drainage facility approved in advance by the Planning
and Zoning Commission shall be required. The maximum
lot coverage by buildings, including the dwelling,
shall be 50 per cent.
"Direct Access Restricted Road"
The Madison County Commission together with the
Rexburg City Council shall designate certain roads and
streets located within the Area of City Impact as
"direct access restricted roads". No lot or parcel of
ground adjoining such designated roads or streets
shall have direct access to such roads without the
prior approval of the Rexburg Planning and Zoning
commission. Access to and from said lots or parcels
shall be by roads, streets or frontage roads which
have been approved by the Rexburg Planning and zoning
Commission. Said lots or parcels shall comply with
the following requirements:
i. Such lots shall have reverse frontage on the
designated "direct access restricted road".
ii. Such lots shall be buffered from the
"direct access restricted road by any effective
combination of the following: Lot depth, earth
berms, vegetation, walls or fences and
structural sound proofing.
74
001171
001111
(--
~~~. The minimum lot depth shall be two
hundred (200) feet except where the use of
berms, vegetation, and structures can be
demonstrated to constitute an effective buffer
for a dwelling on a lot less than two hundred
(200) feet in depth.
iv. Whenever practical, existing roadside
trees shall be saved and used in the arterial
buffer.
v. site plans, subdivision requirements,
annexation and development agreements shall
include provision for installation and continued
maintenance of all buffers and compliance with
all city and county ordinances applicable within
the area of city impact.
C. The zoning map which appears as Appendix "A" to this
Chapter shall designate the zoning districts in the area of city
impact of the City of Rexburg and shall be made a pa~ of this
ordinance by reference.
D. Zoning Tables and Land Use Schedules:
(- --
(1 )
city
land
All Chapter 3 zones located within the area of
impact shall be subject to all zoning tables and
use schedules contained in Chapter 3 hereof.
(2) A-I, A-2, and RR zoning districts shall be
subject to the following zoning tables set forth as
appendix B (Page 78) in this Chapter.
(3) A-l, A-2, and RR zoning districts shall be
subject to the Land Use Schedules contained in chapter
3 hereof.
10.4
Impact
Applicability of Rexburg Zoning Ordinance in Area of
A. Any Chapter 3 zones, which are located within the area
of city impact shall be subject to all provisions of the Rexburg
zoning Ordinance and any amendments thereto.
B. A-I, A-2 and RR
following Rexburg Zoning
(1) Chapter 1
(2) Chapter 2
(3) Chapter 3
(4) Chapter 6
(5) Chapter 7
zones shall be subject to the
Ordinance provisions:
Title, Authority, Purpose and
Definitions
Zone definitions
Administrative procequres
General provisions
Intent
75