HomeMy WebLinkAboutJaydan Village Subdivision PPRECEIVED
MAY 2 0 2004
City Of Meridian
City Clerk Offico
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I.JVIet"1~IC.C71 ~ STAFF SUMMARY
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PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name: Jaydan Village Subdivision
Case No(s).: AZ-04-003, PP-04-002, CUP-04-004
Applicant: Packard Estates, LLC
P&Z Commission Hearing Date: Apri129, 2004
Recommendation: Approve with conditions (All Ayes)
Summary of Public Hearing:
• The applicant's representative, Steve Arnold, testified in favor of the application.
• A letter was submitted by Robert and Anita Lauritsen.
• No other public testimony was issued.
• Key issues of discussion and questioning by the Commission included:
1. Additional stub street
2. Amenities
3. Side-entry garages/setbacks
Key Commission Changes to Staff Recommendation:
• The Commission clarified the outstanding issues as detailed in the revised report,
dated for the hearing on Apri129, 2004. No additional stub street is required.
Reduced front setbacks were approved. The required amenities include a swimming
pool and cabana.
Outstanding Issues for City Council:
• The proper amount of right-of--way along Ustick Road---48 feet from centerline-is
depicted on the plat. However, it is shown as if it is to be dedicated right away as part
of this process. Typically the additional right-of--way is shown in a separate common
lot to be dedicated in the future when it can be purchased by ACHD. It was unclear
at the hearing whether the applicant intended to place the future right-of--way into
common lots, or not. Therefore, the Commission added the following condition:
"The applicant shall choose prior to the City Council hearing, whether or not (A) to
establish two common lots for the fixture right of way to be deeded to ACHD, or (B)
to deed the right of way now to ACHD for no compensation." This issue still needs
fmal resolution.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. PP-04-002
REQUEST FOR PRELIMINARY )
PLAT FOR 73 BUILDING LOTS ) RECOMMENDATION TO CITY
AND 8 COMMON LOTS ON 16.73 ) COUNCIL
ACRES IN A PROPOSED R-8 ZONE )
FOR JAYDAN VILLAGE )
SUBDIVISION )
PACKARD ACRES, LLC,
Applicant
1. The property is approximately 16.73 acres in size and is generally located on the
south side of Ustick Road, approximately Y mile west of Black Cat Road,
Meridian.
2. BEG Land Holdings, Inc. is the current property owner and they have submitted
notarized consent for the subject application.
Applicant is Packard Estates, LLC, 6223 N. Discovery Way, Boise, Idaho 83713.
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 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.
7. The Applicant proposes to develop the subject property in the following manner:
A residential neighborhood planned development.
8. There are significant existing trees that affect the consideration of this application.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
JAYDAN VILLAGE SUBDIVISION BY PACKARD ESTATES, LLC - PP-04-002 -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:
SITE SPECIFIC CONDITIONS-PRELIMINARY PLAT
All conditions of the accompanying Conditional Use Permit application
shall also be considered conditions of the Preliminary Plat.
2. Build the proposed islands/medians shown as Lot 1 Block 5 and Lot 1
Block 7 as shown on the revised plat so that the islands are centered on a
side lot line of an adjacent property, instead of located squazely in front of
a lot.
The common lots adjacent to North Christian Avenue near the entrance to
the subdivision shall be constructed at least 15 feet wide.
4. The landscape plan shall be modified per the following:
a. Modify the landscape plan to reflect the revised plat layout.
b. Show the existing trees to be removed or retained, their sizes, and
any required mitigation. Also state any protection measures to be
used during construction.
c. The landscape plan depicts the edge of landscaping at the edge of
the common lot along Ustick Road. Since the widening of Ustick
is not in ACHD's Five Year Work Program, per Ordinance 12-13-
10-9, modify the landscape plan to show a 10-foot gravel shoulder
adjacent to the existing edge o~'pavement and the remainder shall
be landscaped with at least grass.
d. No stormwater swales are currenfly depicted on the plan. Add
contours and landscaping for any anticipated stormwater swales.
5. Sanitary sewer service to this site shall be via main line extensions from
the existing mains adjacent to the property in Tricia's Subdivision.
Minimum depth of cover over the sanitary sewer mains shall be 3-feet per
City of Meridian Specifications.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
JAYDAN VILLAGE SUBDIVISION BY PACKARD ESTATES, LLC - PP-04-002 -Page 2
6. Domestic water service to this site shall be via main line extensions from
the existing mains adjacent to the property.
7. 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.
8. The applicant has indicated that the pressurized irrigation system within
this development is to be owned and operated by the Nampa & Meridian
Irrigation District, although this project is within the Settler's Irrigation
District. If this scenario doesn't work out, the applicant will be required to
install an independent system that would be owned and operated by the
Settler's Irrigation District, or they shall retain the system under their
private ownership and maintenance.
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 yeaz-round source of
water (MCC 12-13-8.3). The Applicant shall be required to ufilize 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. If
the system is to remain private, a draft copy of the pressurized irrigation
system O&M manual must be submitted prior to plan approval.
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 irk writing that such a fence is not
required. Applicant shall address mte~ded fencing design at the public
hearings.
10. In accordance with MCC 12-13-10-8, Applicant shall provide 5-foot
detached sidewalks adjacent to Ustick Road. Applicant shall also provide
5-foot attached or 4-foot detached sidewalks internally.
11. Please revise the preliminary plat to show all existing and proposed
irrigation drainage easements. In their letter of March 5, 2004 letter, the
Settler's Irrigation District expressed their concern over the existing
Johnson Lateral#65 which traverses the property.
12. The applicant shall be responsible for payment of and the actual physical
sanitary sewer and domestic water connection for the existing house.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
JAYDAN VILLAGE SUBDIVISION BY PACKARD ESTATES, LLC - PP-04-002 -Page 3
13. The applicant shall choose prior to the City Council hearing whether or
not (A) to establish two common lots for the future right of way to be
deeded to ACRD, or (B) deed the right of way now to ACRD for no
compensation.
GENERAL COMMENTS-PRELIMINARY PLAT
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 cask 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".
A detailed landscape plan, in compliance with the Landscape Ordinance,
shall be submitted for the subdivision with the final plat application.
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 imgation 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
JAYDAN VILLAGE SUBDIVISION BY PACKARD ESTATES, LLC - PP-04-002 -Page 4
9. Please submit all updated groundwater/soils monitoring data to the Public
Works Department for review. The original study report dated 12/5/03
indicates that groundwater may be a factor. All drainage areas
(detention/retenfion 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 azeas shall not exceed 3:1.
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.
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 forhon-domestic purposes
such as landscape irrigation.
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. 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.
B. Adopt the Recommendations of ACHD as follows:
Site Specific Condifions of A np royal
The applicant shall do one of the following:
a. Dedicate by donation a total of 48-feet ofright-of--way along
Ustick Road, and construct a minimum 5-foot wide concrete
sidewalk along Ustick Road, located a minimum of 41-feet from
the centerline of the right-of--way.
RECOMMENDATION TO CITY COUNCII. OF APPROVAL OF PRELIMINARY PLAT FOR
7AYDAN VILLAGE SUBDIVISION BY PACKARD ESTATES, LLC - PP-04-002 -Page 5
b. Do not dedicate additional right-of--way, but construct a minimum
5-foot wide concrete sidewalk along Ustick Road, located a
minimum of 41-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 Ustick 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 North Christian Avenue to intersect Ustick Road approximately
170-feet east of the west property, as proposed.
3. Construct the internal roadways as 36-foot street sections with rolled curb,
gutter and attached S-foot concrete sidewalks on both sides of the
roadway, as proposed.
4. Extend West Fairbrough Drive from the east property line approximately
450-feet north of the south property line, as proposed.
5. Construct a stub street (West Elisha Street) to the west property line
approximately 100-feet north of the south property line, as proposed.
Install a sign at the terminus of the roadway that states, "this road will be
extended in the future".
6. Construct a stub street (West Rozy Street) to the west property line
approximately 190-feet south of Ustick Road, as proposed. Install a sign
at the terminus of the roadway that states, "this road will be extended in
the future".
Construct two knuckles without a center island within the subdivision, as
proposed.
8. Construct anisland/median within North Jaydan Avenue and North
Chrisfian Avenue. Construct the island a minimum of 4-feet wide to total
a minimum of a 100-squaze foot and provide a minimum of a 21-foot
street section on either side of any proposed center island. The island shall
be owned and maintained by a homeowners association.
9. Other than the access point that has specifically approved with this
application, direct lot access to Ustick Road is prohibited. Notes of this
access restriction shall be placed on the final plat.
10. Comply with all Standazd Conditions of Approval.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
JAYDAN VILLAGE SUBDIVISION BY PACKARD ESTATES, LLC - PP-04-002 -Page 6
Standard Conditions of Ap rn oval
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.
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.
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 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 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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
JAYDAN VILLAGE SUBDIVISION BY PACKARD ESTATES, LLC - PP-04-002 -Page 7
obtain written confirmafion 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, ordmances, 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/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 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.
D. 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. The District's Sky Pilot and Kaylinda Drains course through the proposed
project. This easement must be protected and any encroachment without a
signed License Agreement and approved plan, before any construction is
started, is unacceptable.
4. 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
JAYDAN VILLAGE SUBDIVISION BY PACKARD ESTATES, LLC - PP-04-002 -Page 8
5. The Developer must comply with Idaho Code 31-3805.
6. NMID recommends that irrigation water be made available to all
developments within the Nampa & Meridian Irrigation District.
E. Adopt the Recommendations of Settlers Irrigation District as follows:
All irrigation drainage facilities along with their easements must be
protected and continue to function. The facility involved is the Johnson
Lateral #65. This lateral currently delivers irrigation water to a portion of
this property. SID needs to maintain this water delivery regardless of who
will operate and maintain the pressure irrigation system.
2. Aland use change application must be on file prior to any approvals.
3. A license agreement must be signed and recorded prior to construction of
any SID facilities.
4. any changes to the existing irrigation system such as relocation, tiling, and
landscaping must be approved by Settlers Irrigation District.
5. All storm drainage must be retained on-site.
6. The development must supply irrigation access to al lots within the above-
mentioned subdivision. If the developer wishes to have Settlers Imgation
District own, operate, and maintain the pressure irrigation system an
agreement needs to be in place prior the pre-construction meeting.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
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