HomeMy WebLinkAboutTroy Place Sub PFP 04-001UYIu°YZ~IQY!
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STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Case No(s).:
Applicant:
Troy Place Subdivision
PFP-04-001, CUP-04-003
PPN, LLC.
P&Z Commission Hearing Date: March 18, 2004
Recommendation: Approve with conditions.
Summary of Public Hearing:
• The applicant's representative, Shawn Nickel, testified in favor of the application.
• Two members of the public testified, expressing concerns about the proposed
development.
• Key issues of discussion and questioning by the Commission included:
• Open space requirements (private and common)
• Landscaping adjacent to the single-family home to the north
• Two-story buildings backing up to the single-family home to the south
• Road capacity concerns on 2%: Street
• Irrigation water and drainage run-off
Key Commission Additions/Modifications to Staff Recommendation:
The Commission made no major modifications to the staff recommendation.
Modifications were made to the CUP application requiring additional landscaping to
the north; a landscape planter to break up the proposed 13 parking stalls in a row;
additional "no parking" signage; and approval of the revised site plan (if it is
approved by the Fire Department).
Outstanding Issues for City Council:
• None
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE )
REQUEST FOR )
PRELIMINARY/FINAL PLAT )
APPROVAL OF 3 BUILDABLE )
LOTS AND 1 COMMON/OTHER )
LOT ON 0.73 ACRES IN A R-15 )
ZONE FOR TROY PLACE
SUBDIVISION
Case No. PFP-04-001
RECOMMENDATION TO CITY
COUNCIZ
PPN,LLC,
Applicant
1. The property is approximately 0.73 acres in size and is located on the east side of
East 2'/z Street, generally east of Main Street and approximately 1,300 feet south
of Fairview Avenue, in Section 7, Township 3 North, Range 1 East.
2. Troy and Tawnee Palmer are the current property owners, and Troy Palmer has
provided notarized consent for the subject application.
3. The Applicant is PPN, LLC.
4. The subject property is currently zoned R-15. The zoning of R-15 is defined
within the City of Meridian Zoning and Development Ordinance Section 11-7-2.
The subject property is within the city limits of the City of Meridian.
6. The entire parcel is included within the Meridian Urban Service Planning Area as
defined in the Meridian Comprehensive Plan.
7. The Applicant proposes to develop the subject property in the following manner:
A multi-family subdivision with three (3) buildable lots and one (1)
common/other lot.
8. There are no significant or scenic features of major importance that affect the
consideration of this application.
9. The Planning and Zoning Commission recognized the concerns of Bill Roe and
Tom Stephens, expressed at the March 18, 2004, public hearing.
RECOMMENDATION TO CTl'Y COUNCIL FOR PRELIMINARY/FINAL PLAT APPROVAL OF 3
BUILDABLE LOTS AND 1 COMMON/OTHER LOT ON 0.73 ACRES IN A R-15 ZONE FOR TROY
PLACE SUBDIVISION, BY PPN,LLC -PFP-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/Final Plat as
requested by the Applicant for the property described in the application, subject to the
following:
A. Adopt the Comments and Recommendations of the Meridian Planning & Zoning
and Engineering Departments as follows:
1. Applicant shall m eetall o f t he r equirements o fCUP-03-038, C UP-04-003, and
PFP-04-001 as a condition of the subject Preliminary Plat.
2. Lots 2, 3, and 4, Block 1, shall utilize a common drive aisle, as proposed. There is
no frontage requirement for Lots 2, 3, and 4, Block 1. Said common drive aisle
shall be constructed a minimum of 25-feet wide, with gravel and asphaltic
concrete pacing as outlined in Meridian City Code 12-4-14. Provide a note on the
plat stating that Lot 1, Block 1, is a common lot for ingress/egress and parking for
all of the lots in the development, AND/OR record a cross parking/cross access
agreement for all of the lots within the subdivision to utilize Lot 1, Block 1.
Maintenance of Lot 1, Block 1, shall be provided for with a note on the plat,
AND/OR a recorded document such as CCR's. The applicant shall provide the
required documents prior to the City Engineer's signature of the final plat.
3. Any roadway greater than 150' in length that is not provided with an outlet shall
be required to have a Fire Department approved turn around. All entrance and
internal roads shall have a turning radius of 28' inside and 48' outside. All
landscape areas adjacent to the driveway/parking lot, shall be protected by
curbing, wheel stops, or other approved protective devices. Curbing maybe cut to
allow for storm water runoff. All curbing adjacent to the entrance and all
tumu~ound areas shall be painted red and signed "No Parking Fire Lane".
4. The submitted landscape plan, prepared by Tamura & Associates, and dated 1-7-
04 is not approved as submitted. The following additions shall be included in a
revised landscape plan:
• Provide a 10-foot wide landscape buffer along 2%2 Street. Said buffer shall
either be provided for in a common lot, OR easement. The width of the buffer
shall be measured from the west property line. Landscaping of the buffer shall
be in accordance with MCC 12-13-10.
• Any tree over 4" in caliper that is removed from the property shall be replaced
RECOMMENDATION TO CTfY COUNCIL FOR PRELIIvIINARY/FINAL PLAT APPROVAL OF 3
BUILDABLE LOTS AND 1 COMMON/OTHER LOT ON 0.73 ACRES IN A R-15 ZONE FOR TROY
PLACE SUBDIVISION, BY PPN,LLC -PFP-04-001 -Page 2
by installing additional trees, 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 (MCC 12-13-13-3).
• Construct fencing adjacent to the single-fanuly home to the north. Said fence
shall be limited to 3 feet in height for the first 20 feet (measured from the west
property line/right-of--way line), if the fence is a solid fence.
• Add five trees along the north property line, east of the single-family lot
(beyond the fencing).
• Add three trees along the east property line.
• Other than along the perimeter of the development, new fencing shall be
prohibited.
5. Prior to the City Engineer's signature of the final plat, pay the additional fee
($60.00) for the alternative compliance application/review to the Planning &
Zoning Department.
6. The applicant shall confirm the location of the existing sanitary sewer line
bisecting the property, and grant the City an easement for the line if it is outside
of the existing easement.
7. Maintenance of all common areas shall be the responsibility of the Troy Place
Home Owners' Association.
8. Underground yeaz-round pressurized irrigation must be provided to all lots within
this development (MCC 12-5-2.N). The City of Meridian requires that pressurized
irrigation systems be supplied by a yeaz-round source of water (MCC 12-13-8.3).
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. An underground, pressurized irrigation system shall be installed to all
landscape areas per the approved specifications and in accordance with MCC 12-
13-8 and MCC 9-1-2.
9. 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 MCC 12-4-13. 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 approval can not be obtained, plans will be reviewed
and approved by the City Engineer prior to fmal plat signature.
SITE SPECIFIC CONDITIONS (FINAL PLAT)
1. The applicant shall meet all of the requirements of CUP-03-038, CUP-04-003,
and PFP-04-001, as a condition of the subject preliminary plat.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY/FINAL PLAT APPROVAL OF 3
BUILDABLE LOTS AND 1 COMMON/OTHER LOT ON 0.73 ACRES IN A R-15 ZONE FOR TROY
PLACE SUBDIVISION, BY PPN,LLC -PFP-04-001 -Page 3
2. Depict a 10-foot wide landscape buffer adjacent to 2%: Street on the final plat.
Said landscape buffer shall be shown on Lots 1 & 4, Block 1, but shall not
preclude the construction of a driveway.
3. A drainage plan designed by a State of Idaho licensed architect or engineer is
required and shall be submitted to the City Engineer for all off-street parking
azeas. All site drainage shall be contained and disposed of on-site. An operation
and maintenance agreement for joint drainage facilities shall be developed for
inclusion in the CC&R's of the subdivision.
4. All sidewalks shall be constructed as submitted and in accordance with MCC 12-
5-2.x. Prior to signature of the fmal plat by the City Engineer, all sidewalks shall
be constructed or a surety shall be provided in accordance with MCC 12-5.3.
5. Amend the following notes to read:
• NOTE 5: Add a "d" to the fourth word in the last sentence.
NOTE 6: Change note to read: "Building setbacks and dimensional
standards in this subdivision shall be in compliance with Title 11 and Title
12 of the Meridian City Code unless otherwise modified by Conditional
Use Permit (CUP-04-003) which allowed for reduced setbacks, lot sizes,
lot frontages, and reduced access width."
NOTE 9: Add a note stating that the landscape easemenUlot along 2%z
Street shall be maintained by the Troy Place Home Owners' Association.
The maintenance of all common azeas shall be the responsibility of the
Troy Place Home Owners' Association.
6. Unless otherwise approved by the Meridian Fire Department, provide a new fire
hydrant to serve this site. The applicant shall coordinate any required fire hydrant
design, location, and construction with the Meridian Fire Department and Public
Works Departments. Operational fire hydrants and temporary or permanent street
signs are required before combustible construction begins.
Any drainage areas (detention/retention basins) must be designed to ensure that
water will percolate or dischazge within a period of time not to exceed 24 hours
for all storms up to and including a 100-yeaz storm event. (All azeas being
counted towazd the 10% open space amenity shall be free of `vet ponds" or other
such nuisances.)
8. Place the 24.99 foot dimension to the "Point of Beginning" on the face of the plat.
9. Correct the bearing finm the calculated point to the center of section to
NS00°00;00"E.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY/FINAL PLAT APPROVAL OF 3
BUILDABLE LOTS AND 1 COMMON/OTHER LOT ON 0.73 ACRES IN A R-15 ZONE FOR TROY
PLACE SUBDIVISION, BY PPN,LLC - PFP-04-001 -Page 4
10. The applicant shall confirm the location of the existing sanitary sewer line
bisecting the property, and grant the City an easement for the line if it is outside
of the existing easement.
11. A final plat shall be filed with the County Recorder within one year after written
approval by the Council (MCC 12-3-8). The Applicant shall have one year from
the approval date of the final plat, to begin constmction of the public utilites and
one year thereafter to complete construction of those public facilities (MCC 12-2-
4).
STANDARD PLAT CONDITIONS:
1. 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.
2. Streetlights may be required at locations designated by the Public Works
Department. All streetlights shall be installed at the expense of the applicant.
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.
3. Please submit groundwater/soils monitoring data, as collected and analyzed by a
soils scientist, to the Public Works Department for review. Any drainage areas
(detention/retention basins) must be designed to ensure that water will percolate
or discharge with a period of time not to exceed 24hours for all storms up to and
including a 100-year storm events. 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 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.
4. Coordinate mailbox locations with the Meridian Post Office.
5. 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.
6. 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.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY/FINAL PLAT APPROVAL OF 3
BUILDABLE LOTS AND 1 COMMON/OTHER LOT ON 0.73 ACRES IN A R-15 ZONE FOR TROY
PLACE SUBDIVISION, BY PPN,LLC - PFP-04-001 -Page 5
7. Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the Applicant of responsibility for
compliance.
B. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1. Construct curb, gutter, 5-foot wide concrete sidewalk and match paving on 2 %2
Street abutting the parcel. Improvements shall be constructed to one-half of a 36-
foot street section.
2. Utilize the existing access into the site located 5-feet south of the northern
property line and pave the driveway its full width of 25-feet as proposed and at
least 30-feet into the site beyond the edge of pavement of 2 %: Street. This
location meets District policy and is approved with this application.
3. 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 ACHD 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.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY/FINAL PLAT APPROVAL OF 3
BUILDABLE LOTS AND 1 COMMON/OTHER LOT ON 0.73 ACRES IN A R-15 ZONE FOR TROY
PLACE SUBDIVISION, BY PPN,LLC - PFP-04-001 -Page 6
8. Payment of applicable mad 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 i s t he r esponsibility o f t he a pplicant t o v erify a 11 a xisting u tilities w ithin t he
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 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 ACRD 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 o f this application, s hall require the applicant t o c omply w ith 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.
C. Adopt the Meridian Fire Department Recommendations as follows:
A fire hydrant will be required to serve this development. Final Approval of the
fire hydrant location shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %2" 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 markers 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'.
2. 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 taro around.
3. All entrance and internal roads shall have a fuming radius of 28' inside and 48'
outside.
4. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY/FINAL PLAT APPROVAL OF 3
BUILDABLE LOTS AND 1 COMMON/OTHER LOT ON 0.73 ACRES IN A R-15 ZONE FOR TROY
PLACE SUBDNISION, BY PPN,LLC - PFP-04-001 -Page 7
5. All curbing adjacent to the turnaround and entrance areas shall be painted red and
signed "No Parking Fire Lane".
D. 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.
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.
E. Adopt the Recommendations of the Meridian Parks Department as follows:
1. Standards for Mitigation of laees: The standard established in the City of Meridian
Landscape Ordinance will be followed.
2. Standard Plan for Protection of Existing Trees during Construction: The standard
established in the City of Meridian Landscape Ordinance will be followed.
F. Adopt the Recommendations of the Sanitary Services Company (SSC) as follows:
1. Waste enclosure access: Prior to issuance of a certificate of zoning compliance,
the applicant shall provide a site plan that has drive-on capability for 6 and 8
cubic yard containers. Allow a minimum of 60 feet frontal clearance for such
containers.
2. Waste enclosure pad: Prior to issuance of a certificate of zoning compliance, the
applicant shall provide a site plan that has a concrete pad inside of all enclosures.
Waste enclosure gate locks: Prior to issuance of a certificate of zoning
compliance, t he applicant s hall p rovide a s ite p tan t hat h as gate 1 ocks for b oth
open and closed positions.
4. Waste enclosure dimensions: Prior to issuance of a certificate of zoning
compliance, the applicant shall provide a site plan that has a minimum 10 feet
RECOMMENDATION TO CTI'Y COUNCII. FOR PRELIMINARY/FINAL PLAT APPROVAL OF 3
BUII.DABLE LOTS AND 1 COMMON/OTHER LOT ON 0.73 ACRES IN A R-15 ZONE FOR TROY
PLACE SUBDIVISION, BY PPN,LLC - PFP-04-001 -Page 8
clearance inside of the enclosure gates with the gates in the open position.
5. Waste enclosure bumpers or stops: Prior to issuance of a certificate of zoning
compliance, the applicant shall provide a site plan that has bumpers or stops
inside of the enclosure to prevent the container from damaging enclosure walls
and gates.
6. Waste enclosure user access: When possible, design the enclosure with an easy
pedestrian access point other than the front gates. This will ensure less mess in the
enclosure as well as reduce gate damage.
G. Adopt the Recommendations of Nampa & Meridian Irrigation District as follows:
1. If any surface drainage leaves the site, the Nampa & Meridian Irrigation District
requires a land use change application be filed for review prior to final platting.
2. All laterals and waste ways must be protected.
3. The Developer must comply with Idaho Code 31-3805.
4. NMID recommends that irrigation water be made available to all developments
within the Nampa & Meridian Irrigation District.
H. Adopt the Recommendations of the Meridian Police Department as follows:
1. All parking spaces shall be assigned to a specific dwelling unit or for guest use.
The parking space identification shall use a different numbering system than the
dwelling units.
2. The north far~ade shall be designed to include windows that look onto the parking
areas and/or other public areas.
3. Submit a revised landscape plan that demonstrates the following: the proposed
multi-family development shall limit landscaping shrubs and bushes to species
that do not exceed three feet in height. In addition, any interior fencing shall allow
visibility from the street or shall not exceed three feet in height if solid fencing is
used.
I. 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 Tmy Place Subdivision will have a significant impact on school
enrollments at Meridian Elementary, Meridian Middle, and Meridian High School.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY/FINAL PLAT APPROVAL OF 3
BUILDABLE LOTS AND 1 COMMON/OTHER LOT ON 0.73 ACRES IN A R-15 ZONE FOR TROY
PLACE SUBDIVISION, BY PPN,LLC - PFP-04-001 -Page 9
3. We can predict that these homes, when completed, will house two (2) elementary aged
children, one (1) middle school aged child, and one (1) senior high aged student.
Additional students will further compound the current overcrowded situation.
4. School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an
impact on the district's capacity.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMBJARY/FINAL PLAT APPROVAL OF 3
BUILDABLE LOTS AND 1 COMMON/OTHER LOT ON 0.73 ACRES IN A R-15 ZONE FOR TROY
PLACE SUBDMSION, BY PPN,LLC - PFP-04-001 -Page 10