HomeMy WebLinkAboutSheridan Place Subdivision PPR~CEIV~L~~
APR 2 S 2004
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STAFF SUMMARY
OF
City Of Meridian
City Clerk Office
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Case No(s).:
Sheridan Place Subdivision
AZ-03-029, -03-03 CUP-03-060
Applicant: CMD Inc./Doug Campbell
P&Z Commission Hearing Date: April 1, 2004
Recommendation: Approve with conditions (All Ayes)
Summary of Public Hearing:
• The applicant's representative, Becky McKay, testified in favor of the application.
• Jack Wenske and Rex Beaumont testified with concerns about the zoning, lot sizes,
and house sizes.
• Bud Brinegar testified with concerns about fencing and ditch piping/access.
• Lynn Cundick testified on behalf of the Vienna Woods HOA with concerns that the
CC&R's be compatible with theirs.
• Key issues of discussion and questioning by the Commission included:
1. Timing of improvements on the Idaho Power site.
2. Width of the streets in relation to the islands and on-street parking.
Key Commission Changes to Staff Recommendation:
• AZ:
o Delete discussion items 2 and 3.
o Modify #4 to include Idaho Power in the D.A.
o #5-require the legal description with the final plat application.
• PP:
Add alternative compliance for the `no parking' issue
Add that the applicant shall work with the property owner to the west
regarding fencing and ditch issues.
• CUP:
o Reiterated the alternative compliance for the `no parking' issue if the roads are
widened to accommodate emergency vehicles..
Outstanding Issues for City Council:
• The revised plat transmitted by the Clerk's office on April 27, 2004 accommodates
Mr. Buckley's access easement, as discussed in the staff report. However, the
applicant is currently negotiating with Mr. Buckley regarding vacation of the
easement. The applicant will address this issue at the hearing with Council.
• The revised plat and landscape plan appear to meet the requirements of the P&Z
Commission recommendation. The only minor modification needed on the landscape
plan is that the portion of Lot 9 Block 4 that became part of Lot 8 Block 4 has not
been changed. The extra grass that had been part of the common lot (Lot 9) should be
deleted.
• Annexation Conditions:
o For clarification, Annexation conditions #1 and #3 should be made part of the
Development Agreement discussed in condition #2.
o In condition #2, the final phrase, "and reference a design to be submitted for
review and approval prior to Council action on the annexation" can be
deleted. Staff feels that since construction of the sidewalks/pathway will wait
until the Idaho Power facility is upgraded, it makes the most sense to design
the sidewalks/pathway at the same time as the facility upgrade.
• CUP Conditions:
o For clarification, Police Department condition #3 on pages 3 and 4 of the
recommendation gives the option of either providing a parking plan and
signing the street "no parking," or widening the street area to accommodate
emergency vehicles when cars are parked at the curb. The applicant has opted
for the latter option and widened the driving surface. So, the parking plan and
"no parking" signs will not be required.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE )
REQUEST FOR PRELIMINARY )
PLAT FOR 50 BUILDING LOTS )
AND 15 OTHER LOTS ON 15.34 )
ACRES IN A PROPOSED R-8 ZONE )
FOR SHERIDAN PLACE )
SUBDIVISION )
Doug Campbell,
Applicant
Case No. PP-03-035
RECOMMENDATION TO CITY
COUNCIL
The property is approximately 15.34 acres in size and is generally located on the
north side of McMillan Road, approximately '/ mile east of Locust Grove Road,
Meridian.
James & Diane Fuhrman are the current property owners and they have submitted
notarized consent for the subject application.
3. Applicant is Doug Campbell.
4. The subject property is currently zoned RUT (Ada County) and consists of
agricultural land and a rural residence. There is, however, an application for
annexation and zoning to the R-8 zone 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 subject property is within the Area of hnpact of the City of Meridian and
contiguous with existing city limits.
6. The entire parcel 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:
50 building lots & 15 other lots on 15.34 acres.
8. There are significant existing trees that affect the consideration of this application.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
HIGHGATE SUBDIVISION BY HARRIS HOMES LLC - PP-03-023 -Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the preliminary plat as requested by the
applicant for the property described in the application, subject to the following:
A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
modified by the P&Z Commission, as follows:
1. All conditions of the accompanying Conditional Use Permit application shall also
be considered conditions of the Preliminary Plat.
2. The plat shall be modified to accommodate a street buffer at least 35 feet wide.
3. The landscape plan shall be modified per the following:
• Street buffers along McMillan shall beat least 35 feet wide.
• The sidewalks throughout the project do not connect to the curb at
intersections. The sidewalks shall be modified to connect to the curb at all
street intersections, with standard handicap-accessible curb cuts per ADA.
• Retain the existing trees along McMillan and meander the sidewalk
around the existing trees to preserve them.
• The landscape plan depicts grass up to the edge of pavement along
McMillan Road. Unless curb and gutter are being constructed along
McMillan, modify the plan to show a 10-foot gravel shoulder. The
remainder shall be landscaped with grass as shown.
• A stormwater seepage bed is proposed to be incorporated into the street
buffer, but no vegetative treatment is shown over it. The full buffer shall
be vegetated in accordance with the Landscape Ordinance.
• The three trees shown along McMillan east of Schubert aze shown in the
right-of--way, not on private property. Either shift the trees onto the street
buffer lot, or verify that the location will not interfere with the ultimate
location of curb and gutter and obtain a license agreement with ACHD.
4. Sanitary sewer service to this subdivision shall be via an extension from an
existing mainline stub in the Vienna Woods Subdivision, which flows to an
existing temporary sewage lift station. The applicant will be responsible to
construct the sewer and water mains to and through this proposed development,
thereby making them available to adjacent properties. Subdivision designer to
coordinate main sizing and routing with the Public Works Department. Applicant
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
HIGHGATE SUBDIVISION BY HARRIS HOMES LLC - PP-03-023 -Page 2
shall execute City of Meridian standard forms of easements, for any mains that
are required to provide service. Applicant will be responsible for payment of
applicable lift station upgrade costs, and latecomers fees to reimburse those
responsible for extending service into the area.
5. Municipal water to this site shall be via extensions from existing mains in N.
Locust Grove, N. Schubert Avenue, and E. Meadow Creek Drive. Applicant will
be responsible to construct the water mains to and through this proposed
development, thereby making them available to adjacent properties. 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. Applicant will be
responsible for payment of applicable latecomers fees to reimburse those
responsible for extending service into the area. City approval of the final plat
shall be withheld until such time that the domestic water supply issue is resolved.
6. The applicant shall meet with the City Arborist prior to submittal of the fmal plat
application and detail all mitigation requirements on the fmal plat landscape plan.
7. The Applicant has indicated that the pressurized irrigation system within this
development is to be owned and operated by the Sheridan Place HOA.
Underground year-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 year-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. A draft copy of the pressurized irrigation system O&M manual must be
submitted prior to development plan approval.
8. Staff recommends incorporating the gravity irrigation pipe that is shown in Lot 9,
Block 4, into Lot 8, Block 4, thereby eliminating the need for Lot 9, Block 4.
Free access to any control headgates located in the rear yard of Lot 8 would have
to be guaranteed, and the type of pipe may need to be upgraded to provide a
higher level of protection from accidental dig-in by the lot owner. The side yard
easement on Lot 8 will need to be widened to provide space for the operation and
maintenance of this ditch facility. Staff believes that this is a better alternative
than creating a potential strip of weeds that goes nowhere.
9. A detailed fencing plan shall be submitted with the application for final plat. A 6-
foot solid fence shall be required around the perimeter of the subdivision unless
the City agrees in wrifing that such a fence is not required. Applicant shall address
intended fencing design at the public hearings.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
HIGHGATE SUBDIVISION BY HARRIS HOMES LLC - PP-03-023 -Page 3
10. The applicant should consider changing the retention pond that is shown on the
north end of Block 3 to asub-surface drainage facility since it appears that ground
water levels won't be a problem on this site.
11. Revise note number 5 to provide 14-foot wide public utilities, drainage and
irrigation easements along the 50-foot wide street secfion, and the standard 10-
foot width on the 77-foot section. This extra width is necessary due to the
sidewalk encroachment into the lots by 4-feet.
12. Where a sidewalk is located on an easement within a residential property, the
setbacks noted on the PD Site Plan, and those noted in the PD Application shall
reflect that front setbacks shall be measured from the back of sidewalk, not from
the property line.
13. In accordance with MCC 12-13-10-8, Applicant shall provide 5-foot detached
sidewalks adjacent to McMillan Road. Applicant shall also provide 4-foot
detached sidewalks internally, as depicted on the preliminary plat and landscape
plan with connection to the curb at intersections, as noted above.
14. Submit ten copies of a revised plat and landscape plan in compliance with the
conditions of this report and the direction of the P&Z Commission at least 10 days
prior to the next hearing on this project.
15. Applicant shall work with the neighbor to the west for a satisfactory conclusion to
the fence and the ditch, which may include a noncombustible fence and/or piping
the ditch.
GENERAL COMMENTS-PRELIMINARY PLAT
1. Please submit 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.
2. Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
3. A letter of credit or cash surety in the amount of 110% will be required for all
fencing, landscaping, play equipment, pressurized irrigation, sanitary sewer,
water, etc., prior to signature on the final plat.
4. Any pathways or micropaths within the proposed subdivision shall be designed in
accordance with MCC 12-13-15 "Micropath Landscaping".
5. A detailed landscape plan, in compliance with the Landscape Ordinance, shall be
submitted for the subdivision with the final plat application.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
HIGHGATE SUBDIVISION BY HARRIS HOMES LLC - PP-03-D23 -Page 4
6. Sidewalks within the proposed subdivision shall be built in accordance with
MCC12-13-10-8.
250 and 100-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. 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 12-4-13. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owner's), with written approval or non-approval submitted to
the Public Works Department. If lateral users association approval can't be
obtained, plans will be reviewed and approved by the meridian City Engineer
prior to final plat signature.
9. 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 storm 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 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.
10. 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 were removed. Required landscaping trees will not be considered as
replacement trees for those trees that are removed.
11. Developer shall coordinate mailbox locations with the Meridian Post Office.
12. 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 may be used for non-domestic purposes such as landscape irrigation.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
HIGHGATE SUBDIVISION BY HARRIS HOMES LLC - PP-03-023 -Page 5
13. 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.
14. 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:
Dedicate 48-feet ofright-of--way from the centerline (or 38-feet ofright-of--way
from the centerline) of McMillan Road abutting the parcel by means of a wan•anty
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 acwrdance with the ACHD
Ordinance in effect at that time (currently Ordinance #198), if funds are available.
2. If the applicant dedicates 48-feet ofright-of--way from the centerline, construct a
sidewalk located a minimum of 41-feet from centerline.
OR
If the applicant dedicates 38-feet ofright-of--way, construct a 5-foot concrete
meandering sidewalk located within the landscape buffer and provide the District
with an easement for the sidewalk.
3. Construct the main entrance, North Schubert Way, to intersect McMillan Road
approximately 180-feet west of the east property line, as proposed.
4. Extend North Schubert Avenue from the north property line, as proposed.
5. Extend East Meadow Creek Drive from the east property line, as proposed.
6. Extend Redwick Drive from the east property line into the site, as proposed.
7. Construct a stub street to the west property line approximately 650-feet north of
McMillan Road, as proposed. Install a sign at the terminus of the roadway stating
that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
8. Construct all of the internal roadways as 36-foot street sections with curb, gutter
and sidewalk within 50-feet ofright-of--way, as proposed.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
HIGHGATE SUBDIVISION BY HARRIS HOMES LLC - PP-03-023 -Page 6
9. Utilize the existing 20-foot wide driveway that intersects McMillan Road at the
east property line, as proposed.
10. Construct center islands/medians within the publicright-of--way of Schubert Way.
Provide a minimum of a 20-foot street section on either side of any proposed
center island within the public roadway. Construct the medians to be a minimum
of 4-feet wide to total a minimum of a 100-square foot area.
11. Other than the access points that have specifically been approved with this
application, direct lot access to McMillan Road is prohibited. Notes of this
restriction shall be placed on the final plat.
12. 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 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.
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.
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
HIGHGATE SUBDIVISION BY HARRIS HOMES LLC - PP-03-023 -Page 7
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
ACHD right-of--way. The applicant shall contact ACHD Traffic Operations 38'7-
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
HIGHGATE SUBDIVISION BY HARRIS HOMES LLC - PP-03-023 -Page 8