HomeMy WebLinkAboutRoseleaf Subdivision PP 04-001MA~~ 3 ~ 2004
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RECOMMENDATION TO CITY COUNCIL
Project Name: Roseleaf Subdivision
Case No(s).: AZ-04-002, P-04-00
Applicant: Centennial Development, LLC
P&Z Commission Hearing Date: March 4, 2004
Recommendation: Approve with conditions (all ayes)
Summary of Public Hearings:
• Shawn Nickel, representing the applicant (land planner), testified in favor of the
application. He provided background information, summarized the plat modifications and
answered Commission questions regarding the existing residence and the common
driveway lots.
• David Bailey, representing the applicant (engineer), discussed the reasons for the
common driveway lot design and stated it was designed in accordance with city code. He
proposed an alternative design and stated a cul-de-sac layout was also explored but would
reduce the amount of open space.
• Anna Powell stated that the common driveway lot configuration meets "the letter but not
the intent" of the ordinance and generally supported the proposed design. She stated that
staff would clarify the ordinance language in the current ordinance amendment.
• Other key points of discussion included the pros and cons of restricting all direct access
to Locust Grove for the existing residence.
Key Commission Changes to Staff Recommendation:
• Added a clarification to Pre Plat Site Specific Condition #3 that the city has agreed to
help the permitting of a new garage and conversion of the existing garage to living space
on the Bell lot (existing residence) in the northeast comer.
Added the Right to Farm Act as a note on the plat.
Outstanding Issues for City Council:
• During the Agency/Department comments meeting for this project, the Meridian Police
Department (Chief Musser) expressed concern about the "hidden" nature of Lots 16 -19
in the center of Block 3 (see Pre Plat Special Consideration #1 on page 8 of the staff
report). Site Specific Condition #2 (pg. 9) of the staffreport required a new micropath
connection from the common area into this "quad" of homes to give responding officers a
second point of approach/access to these four (4) homes. The P&Z Commission agreed
with the applicant's proposal to simply construct a gate in the four-foot fence north of
these lots rather than a micropath without a gate. However, the Commission's motion did
not snecifically modifv Site Specific Condition #2. So the attached Recommendation
retains the orieinal condition. It also affects the MPD condition #G 1 on page 10 of the
attached Recommendation.
Staff recommends the City Council and applicant re-address this issue at the Apri16
public hearing and how the MPD's concerns will be addressed. Chief Musser verbally
told staff that one concern with the gate is ensuring it is not locked so as not to impede
officer movement in an emergency response situation. Bollazds may be a preferred
option.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT APPROVAL OF 98
BUILDABLE LOTS AND 7
COMMON/OTHER LOTS ON 24.45
ACRES IN AN R 8 ZONE FOR
ROSELEAF SUBDIVISION
Case No. PP-04-001
RECOMMENDATION TO CITY
COUNCIL
CENTENNIAL DEVELOPMENT,
LLC
Applicant
The property is approximately 24.45 acres in size and is located on the west side of S.
Locust Grove Road, south of Tuscany Village Subdivision No. 2, in Section 30,
Township 3 North, Range 1 East.
2. Tina Iest Family LTD Partnership (23.95 ac.) and Richard Bell (1 ac.) are the current
property owners and both parties submitted notarized consent for the subject application.
3. The Applicant is Centennial Development, LLC.
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.
The property, which is the subject of this application, is within the Area of Impact of the
City of Meridian.
6. The entire 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 98 buildable lots and seven common/other lots.
8. There are no significant or scenic features of major importance that affect the
consideration of this application.
RECOMMENDATION TO CITY COUNCII, FOR APPROVAL OF 98 BUILDABLE LOTS AND 7
COMMON/OTHER LOTS ON 24.45 ACRES IN AN R-8 ZONE, BY CENTENNIAL DEVELOPMENT, LLC -
PP-04-001 -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 of the Planning and Zoning Commission as follows:
1. The Preliminary Plat, revised 03-02-04 (received by the City Clerk 03-04-04), is
recommended for approval. All lot and block number references in the staff report should
reflect the revised plat.
2. Modify Site Specific Condition of Approval #3 (of original staff report) to add a new
sentence which reads as follows: "The Planning & Zoning Commission supports a
building permit for a new, detached garage on Lot 5, Block 1 and the conversion of the
existing garage to living space."
3. Add a new Site Specific Condition of Approval which reads as follows: "A reference to
the Right to Farm Act shall be shown on the face of the plat."
B. Adopt the Comments and Recommendations of the Meridian Planning & Zoning and
Engineering Departments as follows:
SITE SPECIFIC CONDITIONS OF APPROVAL (PRELIMINARY PLATT
1. Provide a new, 15-foot wide micropath lot with a minimum 5-foot wide sidewalk from
the common lot (Lot 1, Block 3) to the south. Said sidewalk shall be located in general
alignment with the common driveway for Lots 12-15, Block 3 and shall connect with the
proposed 5-foot pathway in Lot 1, Block 3. Fencing adjacent to said micropath shall
comply with MCC 12-13-15-9.
2. Amend the preliminary plat to show Lot 5, Block 1 taking its public street access internal
to the development (i.e. Roseleaf Street). In accordance with ACHD policy, both
exisfing driveways for Lot 5, Block 1 on Locust Grove Road shall be closed. The
sidewalk and perimeter fence shall be extended along the full Locust Grove Road
frontage of Lot 5, Block 1 to the north property line of the subdivision. The Planning &
Zonin¢ Commission supports a building~ermit for a new detached earaee on Lot 5.
Block 1 and the conversion of the existine Qara¢e to livin sg nace.
3. Per Ordinance 12-13-15-9, six-foot "open vision" or four-foot solid fencing is required
around the perimeter of Lot 1, Block 3 and Lot 10, Block 5. Submit a revised fencing
plan with the final plat. The developer shall construct the fence prior to release of any
Certificate of Occupancy within the respective phases.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 98 BUILDABLE LOTS AND 7
COMMON/OTHER LOTS ON 24.45 ACRES IN AN R-8 ZONE, BY CENTENNIAL DEVELOPMENT, LLC -
PP-04-001 -Page 2
4. The three (3) common driveways in Blocks 2, 3 and 4 shall be designed in accordance
with MCC 12-4-14, Common Drive Design Standards. Any portion of the flag lots for
Lots 16 - 19, Block 3 that is beyond the 24-foot wide driveway surface shall be
landscaped.
5. Lots 15 and 20, Block 3 shall be prohibited from any vehicular access to the common
driveway serving Lots 16 -19, Block 3.
6. The fencing on the common east-west lot lines between Lots 16 and 17 and between Lots
18 and 19 shall also be restricted to six-foot "open vision" or four-foot solid.
7. All azeas being counted toward the 5% open space requirement shall be free of "wet
ponds" or other such nuisances. All stormwater detention facilities incorporated into the
required open space aze subject to Ordinance 12-13-14 and shall be fully vegetated with
grass and trees, as depicted on the submitted landscape plans.
Please submit all up-to-date groundwater monitoring data to the Public Works
Department for review. The initial study indicates that shallow groundwater may be a
factor. All 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
storms up to and including a 100-year storm event. Side slopes within drainage areas
shall not exceed 3:1. The project engineer should pay close attention to the results of
field studies determining the geoundwater, 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 normal
groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of
homes is at least 1-foot above groundwater.
9. Sanitary sewer service to this site shall be via main line extensions from an existing main
installed adjacent to the property. The applicant will be responsible to construct sewer
mains to and through this proposed development, (to the ends of the stub streets
Spicewood and Claire). 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 to provide service.
10. Domestic water service to this site shall be via main line extensions from mains installed
adjacent to the property. The applicant will be responsible to construct water mains to
and through this proposed development, (to the ends of the stub streets Spicewood and
Claire). 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 aze required to provide service.
11. The applicant has not indicated who will own and operate the pressurized irrigation
system within this development. Underground veaz-round pressurized irrigation must be
provided to all lots within this development. The City of Meridian requires that
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 98 BUILDABLE LOTS AND 7
COMMON/OTHER LOTS ON 24.45 ACRES IN AN R-8 ZONE, BY CENTENNIAL DEVELOPMENT, LLC -
PP-04-001 -Page 3
pressurized irrigation systems be supplied by a yeaz-round source of water. If the
pressurized irrigation system within this development is to remain a private homeowners'
association system, complete plans and specifications shall be reviewed by the Public
Works Department as part of the development plan review process. A draft copy of the
pressurized irrigation system O&M manual shall be submitted prior to plan approval.
The 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.
12. Applicant shall submit 10 copies of revised plat and landscape plans prior to the next
public hearing on this application. The revised landscape plan shall include that portion
of the flag lots in Block 3 which is beyond the driveway surface width.
13. A reference to the Rieht to Farm Act shall be shown on the face of the plat.
STANDARD CONDITIONS OF APPROVAL (PRELIMINARY PLATT
1. All grading of the site shall be performed in conformance with MCC 11-12-3H.
2. Sidewalks shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to MCC 12-13-10-8.
3. Please submit with the final plat application a copy of the Ada County Street Name
Committee's approval letter for the subdivision name, and the lot and block numbering.
Make any corrections necessary to conform.
4. 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., prior to signature on the
final plat.
5. A detailed landscape and fencing plan, in compliance with the landscape and subdivision
ordinance, shall be submitted for the subdivision with the final plat application.
6. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
Two-hundred-fifty and one-hundred-watt, high-pressure sodium streetlights will be
required at locations designated by the Public Works 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.
8. 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 trees that
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 98 BUILDABLE LOTS AND 7
COMMON/OTHER LOTS ON 24.45 ACRES IN AN R-8 ZONE, BY CENTENNIAL DEVELOPMENT, LLC -
PP-04-001 -Page 4
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be mitigated.
9. 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.
10. Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
11. Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
C. Adopt the Recommendations of ACRD as follows:
The applicant shall do one of the following regarding Locust Grove Road:
a. Dedicate by donation a total of 35-feet from centerline (an additional 10-feet) of right-
of-way along Locust Grove Road, and 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.
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.
2. Construct all of the internal streets as 36-foot street sections within 50-feet of right-
- of-way with 5-foot concrete sidewalks.
3. Provide a minimum clear distance of 21-feet (measured back-of--curb to back-of-
curb) on both sides of any landscape islands.
4. Provide 64-feet ofright-of--way for Claymont Street to accommodate the landscape
island.
5. At a minimum the applicant shall construct one landscape island on Chatsworth
Street located between Brigham Avenue and Bridekirk Avenue, and one landscape
island on Roseleaf Street between Brigham Avenue and Bridekirk Avenue. The
islands shall be constructed a minimum of 4-feet wide (maximum 12-feet wide) to
total a minimum of a 100-square foot area. Dedicate the additional right-of--way
necessary to accommodate the landscape islands.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 98 BUILDABLE LOTS AND 7
COMMON/OTHER LOTS ON 24.45 ACRES IN AN R-8 ZONE, BY CENTENNIAL DEVELOPMENT, LLC -
PP-04-001 -Page 5
6. Any landscape islands or medians shall be owned and maintained by the
homeowner's association. Notes of this are required on the final plat.
Pave the existing north residential driveway (located approximately 25-feet south of
the north property line) its full width and at least 30-feet into the site beyond the
edge of pavement of the roadway and install pavement tapers with 15-foot radii
abutting the existing roadway edge.
8. Construct Claymont Street, the main entrance, to intersect Locust Grove Road
approximately 285-feet south of the north property line (measured property line to
centerline).
9. Construct Ascaino Avenue as a stub street connection to the north property line to
connect to Tuscany Village Subdivision. Align Ascaino Avenue with the stub street
from Tuscany Village Subdivision.
10. Construct Ascaino Avenue as a stub street to the south property line located
approximately 670-feet (measured centerline to centerline) west of Locust Grove
Road. Install a sign at the terminus of the stub street stating that, "THIS ROAD
WILL BE EXTENDED IN THE FUTURE".
11. Construct Chatsworth Street as a stub street to the west property line located
approximately 130-feet (measured property line to centerline) north of the south
property line. Install a sign at the terminus of the stub street stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
12. Other than the access that is specifically approved with this application, direct lot
access to Locust Grove Road is prohibited and shall be noted on the final plat.
13. Comply with all Standard Conditions of Approval.
ACHD 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 sidewallc and any that maybe
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.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 98 BUILDABLE LOTS AND 7
COMMON/OTHER LOTS ON 24.45 ACRES IN AN R-8 ZONE, BY CENTENNIAL DEVELOPMENT, LLC -
PP-04-001 -Page 6
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 for staff approval, prior to issuance of
building permit (or other required permits), which incorporates any required design
changes.
7. Construction, use and property development shall be in conformance with all
applicable requirements of the Ada County Highway District prior to District
approval for occupancy.
Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #198, also known as Ada County Highway District Road
Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-
of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by
the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at
least two full business days prior to breaking ground within ACRD right-of--way. The
applicant shall contact ACRD Traffic Operations 387-6190 in the event any ACHD
conduits (spare or filled) are compromised during any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they are
in writing and signed by the applicant or the applicant's authorized representative and
an authorized representative of the Ada County Highway District. The burden shall
be upon the applicant to obtain written confirmation of any change from the Ada
County Highway District.
11. Any change by the applicant in the planned use of the property which is the subject of
this application, shall require the applicant to comply with all rules, regulations,
ordinances, plans, or other regulatory and legal restrictions in force at the time the
applicant or its successors in interest advises the Highway District of its intent to
change the planned use of the subject propertyunless awaiver/dariance 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:
One and two fanuly dwellings will require afire-flow of 1,000 gallons per minute
available for duration of 2 hours to service the entire project.. Fire hydrants shall be
placed an average of 400' apart. International Fire Code Appendix D
RECOMIvIENDATION TO CITY COUNCIL FOR APPROVAL OF 98 BUILDABLE LOTS AND 7
CONIMON/OTHER LOTS ON 24.45 ACRES IN AN R-8 ZONE, BY CENTENNIAL DEVELOPMENT, LLC -
PP-04-001 -Page 7
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.
a. Fire Hydrants shall have the 4 ''/z" outlet face the main street or parking lot
aisle.
b. The Fire hydrant shall not face a street which does not have addresses on
it.
c. Fire hydrant mazkers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each
side of the hydrant location.
e. Fire Hydrants shall be placed on corners.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
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 an approved turn azound.
5. All entrance and internal roads shall have a fuming radius of 28' inside and 48'
outside.
6. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation.
7. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
8. A minimum of two points of access will be required for any portion of the project,
which serves more than 50 homes. This shall be measured off of the center line of
the street.
9. Building setbacks shall be per the Building Code for one and two story
construction.
10. The roadways shall be built to Ada County Highway Standards and shall have a
cleaz driving surface, available at all times, which is 20' wide. Streets with less
than a 29' street width shall have no pazking. Streets with less than 33' shall have
pazking only on one side.
11. Fire lanes and streets shall have a vertical cleazance of 13'6". This includes
mature landscaping.
12. The proposed 98-lot subdivision with an estimated 2.9 residents per household
would have a total estimated population of 284 residents at build out. The Meridian
Fire Department has experienced 2069 responses in the year 2000 and 2251 calls for
service in 2001. According to a report completed by Fire & Emergency Services
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 98 BUILDABLE LOTS AND 7
COMMON/OTHER LOTS ON 24.45 ACRES IN AN R-8 ZONE, BY CENTENNIAL DEVELOPMENT, LLC -
PP-04-001 -Page 8
Consulting Crroup in February of 2000 our requests for service are projected to reach
2800 in the year 2005 and 3800 by the year 2010.
13. The proposed project lies outside the five-minute response zone goal.
Achievement of this goal is subject to budgetary constraints and is intended to
enhance the probability of a favorable outcome on a request for Basic Life
Support. The budget constraints are typically defined as capital outlay for
facilities that are located within 1.5 miles from a given location and sufficient
operational funds to staff the facilities.
14. The fire department requests that any fixture signalization installed as the result of
the development of this project be equipped with Cpticom Sensors to ensure a
safe and efficient response by fire and emergency medical service vehicles. This
cost of this installation is to be borne by the developer.
E. 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. Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface 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
stormwater management system that prevents groundwater and surface water
degradation.
F. Adopt the Recommendations of Nampa Meridian Irrigation District as follows:
1. Applicant shall apply for a land use change application prior to final platting.
2. All laterals and waste ways must be protected.
3. All municipal surface drainage must be retained on site. If any surface drainage
leaves the site, the Nampa & Meridian Irrigation District must review drainage plans.
4. The Developer must comply with Idaho Code 31-3805.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 98 BUILDABLE LOTS AND 7
COMMON/OTHER LOTS ON 24.45 ACRES IN AN R-8 ZONE, BY CENTENNIAL DEVELOPMENT, LLC -
PP-04-001 -Page 9
5. NMID recommends that irrigation water be made available to all developments
within the Nampa & Meridian Irrigation District.
G. Adopt the Recommendations of the Meridian Police Department as follows:
Lots 16 through 19 of Block 3 create residences that will be isolated from their
surrounding neighbors. Such areas have an increased crime potential. Prior to the next
public hearing, the applicant shall work with the Police Chief and/or Planning Staff to
revise the plat/site plan such that the houses/dwelling units in the general area aze
oriented toward one another and encourage interaction between more neighbors.
H. Adopt the Recommendations of the Sanitary Services Company as follows:
1. In accordance with MCC 4-1-11.B.4, the trash receptacles for Lots 16-19, Block 3
shall be located no more than five (5) feet behind the Chatsworth Street sidewalk.
SSC will not provide trash pick-up services utilizing the common driveway. The trash
receptacle(s) shall not cause a nuisance and shall be enclosed.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 98 BUILDABLE LOTS AND 7
COMMON/OTHER LOTS ON 24.45 ACRES IN AN R-8 ZONE, BY CENTENNIAL DEVELOPMENT, LLC -
PP-04-001 -Page 10