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HomeMy WebLinkAboutPackard Acres No. 3 PPRECEIVED MAY 1 42004 City Of Meridian ~,-~,,Qp,~/'*,,.~,,: City Clerk Office L/YIBi'I~IQl1 STAFF SUMMARY IDAHO '' OF "".r,° °°°" ~ I~ PLANNING AND ZONING COMMISSION RECOMMENDATION TO CITY COUNCIL Project Name: Packard Acres No. 3 Subdivision Case No(s).: AZ-04-005, PP~9- 6 Applicant: Packard Estates Development, LLC P&Z Commission Hearing Date: April 15, 2004 Recommendation: Approve with conditions (All Ayes, One Absent) Summary of Public Hearing: • The applicant's representative, Pat Tealey, testified in favor of the application and summarized the revised open space design and the Wingate Lane access issues. • Dale Sharp testified with concerns about the 15-foot wide access easement on Wingate Lane and requested it be 20 feet wide for public safety concerns. He is also concerned about maintenance vehicles working on the common area lot blocking Wingate Lane as well as drainage potentially impacting his 5 acres. • Helen Sharp presented photos of the area and proposed constructing gates across E. Meadowgrass. • Justin Hall testified on behalf of the Packard Acres HOA with concerns about the 13- foot front setback for the existing house. He is opposed to a variance being granted for this and believes it should be 20 feet. • Craig Groves, developer, responded to concems and summarized the open space lot features. • Key issues of discussion and questioning by the Commission included: 1. Wingate Lane width and access issues to the subdivision. 2. Open space lot design and access/location. Key Commission Changes to Staff Recommendation: Allow a split rail fence adjacent to Wingate Lane Outstanding Issues for City Council: • Note that a separate Variance application accompanies the AZ and PP applications and a decision should be made on that application before closing the PP hearing. • Reference the revised Preliminary Plat by Tealey's Land Surveying, dated 4/13/04, and received by the City Clerk on 4/19/04 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE ) Case No. PP-04-006 REQUEST FOR PRELIMINARY ) PLAT FOR 20 BUILDING LOTS ) RECOMMENDATION TO CITY AND 2 OTHER LOTS ON 5.27 ) COUNCIL ACRES IN A PROPOSED R-4 ZONE ) _ _ FOR PACKARD ACRES NO.3 ) "" " " SUBDIVISION ) Packard Estates Development, LLC, Applicant The property is approximately 5.27 acres in size and is generally located on the west side of Wingate Lane (private), approximately % mile south of Ustick Road, Meridian. 2. Packazd Estates Development, LLC is the current property owner and they have submitted notarized consent for the subject application. 3. Applicant is Packard Estates Development, LLC. 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-4 zone before the City Council. The zoning of R- 4 is defined within the City of Meridian Zoning and Development Ordinance Section 11-7-2. The subject property is within the Area of Impact 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: 20 building lots and 2 other lots on 5.27 acres. 8. There aze no significant natural features that affect the consideration of this application. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PACKARD ACRES NO. 3 SUBDIVISION BY PACKARD ESTATES DEVELOPMENT LLC - PP-04- 006 -Page 1 RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommend 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: At least ten (10) days prior to the next public hearing, submit a revised preliminary plat that complies with MCC 12-13-16-2. (Note: Applicant complied.) 2. The existing residence shown on Lot 21, Block 5 shall take its primary access off of E. Meadowgrass Street. The existing driveway shall be terminated at the east property line. If the subject application is approved, the following conditions shall be placed on the final plat: a. Access to Wingate Lane is specifically prohibited. b. The developer shall have their attorney draw up a release of dominant pazcel interest in the private lane easement and record it prior to signature on the final plat. Also, provide a recorded copy of deed restrictions to prohibit access to Wingate Lane and forbid gates or removal of permanent fencing on these lots prior to applying for building permits. 4. A permanent split rail fence,, as proposed by the applicant (see Sheet LS-1 by Harvest Design), shall be constructed by the developer on the western boundary of the Wingate Lane road easement. 5. All areas 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 are subject to Ordinance 12-13-14 and shall be fully vegetated with grass and trees, as depicted on the submitted landscape plans. 6. Please submit any up-to-date groundwater monitoring data to the Public Works Department for review. All drainage areas (detenfion/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-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 RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PACKARD ACRES NO. 3 SUBDIVISION BY PACKARD ESTATES DEVELOPMENT LLC - PP-04- 006 -Page 2 groundwater, soil type & and characteristics during the design and construction phases. The engineer shall be required to certify that the street centerline elevafions 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. 7. 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. 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. 8. 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. 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. 9. The applicant has stated that Nampa Meridian Irrigation District will own and operate the pressurized irrigation system within this development. Underground year-round pressurized irrigation must be provided to all lots within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-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, a single-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. STANDARD CONDITIONS OF APPROVAL (PRELIlVIINARY PLAT) 1. All grading of the site shall be performed in wnformance 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PACKARD ACRES NO. 3 SUBDIVISION BY PACKARD ESTATES DEVELOPMENT LLC - PP-04- 006 -Page 3 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 City Engineer 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. 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 aze at street intersections and/or fire hydrants. Final design locations and quantity are determined afrer power designs aze completed by Idaho Power Company. The street light contractor shall obtain design and permit firm the Public Works Department prior commencing installations. 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 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 may be 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. B. Adopt the Recommendations of ACHD as follows: Construct the internal local roadways (E. Meadowgrass Street and N. Devlin Avenue) as 36-foot street sections with curb, gutter, and 5-foot concrete sidewalk within 50-feet ofright-of--way. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PACKARD ACRES NO. 3 SUBDIVISION BY PACKARD ESTATES DEVELOPMENT LLC - PP-04- 006 -Page 4 2. Extend E. Meadowsgrass Street into the site across the private road easement for Wingate Lane at the east property line. Extend N. Devlin Avenue at the north property line into the site. 4. Construct N. Devlin Avenue as a stub street to the 5-acre parcel adjacent to the south of the site. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 5. Pave Wingate Lane at its intersections with E. Meadowgrass Street and E. Challis Street its full width and at least 30-feet beyond the edge of the concrete sidewalks. 6. Comply with all Standazd Conditions of Approval. ACRD 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. 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 prepaze 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. 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 OF APPROVAL OF PRELIMINARY PLAT FOR PACKARD ACRES N0.3 SUBDIVISION BY PACKARD ESTATES DEVELOPMENT LLC - PP-04- 006 -Page 5 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. 9. It is the responsibility of the applicant to verify all existing utilities within the 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 ACHD 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 obtairi 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 applica5on, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the fime 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: 1. One and two family 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 2. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 ~h"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 comers. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PACKARD ACRES NO. 3 SUBDIVISION BY PACKARD ESTATES DEVELOPMENT LLC - PP-04- 006 -Page 6 3. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside. 4. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. 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. 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. E. Adopt the Recommendation 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. All municipal surface drainage should 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. 5. NMID recommends that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. F Adopt the Recommendation of Sanitary Service Company as follows: 1. The trash pick-up services to Lot 21, Block 5 (pre plat) shall be off of E. Meadowgrass Street only. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PACKARD ACRES N0.3 SUBDIVISION BY PACKARD ESTATES DEVELOPMENT LLC - PP-04- 006 -Page 7 RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PACKARD ACRES NO. 3 SUBDIVISION BY PACKARD ESTATES DEVELOPMENT LLC - PP-04- 006 -Page 8