HomeMy WebLinkAboutSutherland Farm No. 4 PPRECEIVED
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STAFF SUMMARY
JUN 0 4 2004
fJity Of Meridian
City Clerk Qffice
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Case No(s).:
Applicant:
Sutherland Farm No. 4 Subdivision
RZ-04-006, PP-04-009, CUP-04-009
Sutherland Fann, Inc.
P&Z Commission Hearing Date: May 6, 2004
Recommendation: Approve with conditions (All Ayes)
Summary of Public Hearing:
The applicant's representative, Dazen Fluke, testified in favor of the application.
Cornel Larson testified in favor of the application, regarding its relationship to
Silverstone.
Key issues of discussion and questioning by the Commission included:
1. Emergency Access
2. Buffers
Key Commission Changes to Staff Recommendation:
The Commission modified the minimum frontages and lot sizes to match the
applicants' request and to accommodate other requirements of the staff report.
Outstanding Issues for City Council:
1. Staff has not yet received a revised plat or landscape plan, in conformance with the
conditions of approval (per CUP condition 14).
2. The other Department comments (Fire, Police, SSC, and Parks) were inadvertently
left out of the original staff report. The comments are attached to this summazy and
should be included in any motion.
Fire Department Comments:
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'/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'.
3. All entrance and internal roads shall have a fuming radius of 28' inside and
48' outside radius.
4. Provide a 20' wide Fire Lane for all internal & external roadways.
5. Operational fire hydrants and temporazy or permanent street signs aze required before
combustible construction begins.
6. To increase emergency access to the site a minimum of two points of access will be required
for any portion of the project, which serves more than 50 homes. The applicant shall
provide a stub street to the property to the (wesUeastlnorth/south). The two entrances shall
be separated by no less than''/z the diagonal measurement of the project.
7. Building setbacks shall be per the Building Code for one and two story construction.
8. The roadways shall be built to Ada County Highway Standazds and shall have a clear
driving surface, available at all times, which is 20' wide. Streets with less than a 29'
street width shall have no parking. Streets with less than 33' shall have parking only on
one side.
9. 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 aze located within 1.5 miles from a
given location and sufficient operafional funds to staff the facilities.
10. Maintain a sepazation of 5' from the building to the dumpster enclosure.
Police Department Comment:
1. To increase emergency access to the site, the applicant shall provide an emergency access
on Lot 41, Block 11. Prior to the next public hearing, the applicant shall submit a revised
plat/site plan to reflect this requirement.
Sanitary Services Comment:
SSC will not provide trash pick-up services utilizing the common driveways. Prior to
release of building permits for homes that take access from the common driveways, the
developer shall install a concrete pad at the end of the common drive no more than five
(5) feet behind the sidewalk. The pad shall be of sufficient area to accommodate the
receptacles of the residences that take access from the common driveway. Receptacles
shall be placed on the concrete pad on collection day in a manner that does not cause a
nuisance.
Parks Department Comments:
1. Pathway and Trail standards: The proposed pathway and/or trail shall meet the standards
as set forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-
2 and 3-3, sections B & C.
2. Standard for City to assume Maintenance of a section of Pathway: The pathway must
connect from one major arterial to another, and either an easement or ownership deed
must be granted before the city will assume the maintenance of any section of pathway.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE )
REQUEST FOR PRELIMINARY )
PLAT FOR 79 BUILDING LOTS )
AND 8 COMMON LOTS ON 16.1 )
ACRES IN A PROPOSED R-8 ZONE )
FOR SUTHERLAND FARM N0.4 )
SUBDIVISION )
Case No. PP-04-009
RECOMMENDATION TO CITY
COUNCIL
SUTHERLAND FARM, INC.,
Applicant
The property is approximately 16.1 acres in size and is generally located
approximately %i a mile south of Overland Road on the east side of S. Eagle Road,
Meridian.
2. Sutherland Farm, Inc. is the current property owner and they have submitted
notarized consent for the subject application.
Applicant is Sutherland Farm, Inc., 3895 Girdner Lane, Meridian, Idaho.
4. The subject property is currently zoned R-4 and consists of agricultural land and
was part of the previously approved Sutherland Farms project.
5. The Applicant requests the property be zoned as R-8 (Medium Density
Residential).
6. The property which is the subject of this application is within the Area of Impact
of the City of Meridian.
7. The entire parcel of the property is included within the Meridian Urban Service
Planning Area as defined in the Meridian Comprehensive Plan.
8. The Applicant proposes to develop the subject property in the following manner:
A residential neighborhood planned development with 79 building lots and 8
common lots on 16.1 acres.
9. The Meridian Comprehensive Plan Generalized Land Use Map designates the
subject property as Medium Density Residential/Mixed-Use Community.
11. There are no significant existing trees that affect the consideration of this
application.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
SUTHERLAND FARM N0.4 BY SUTHERLAND FARM, INC. - PP-04-009 -Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the preliminazy 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 COMMENTS -PRELIMINARY PLAT
1. All landscaping will be required per the landscape plans submitted with the
application, with modifications as noted in the CUP section of this report
2. All conditions of the accompanying Conditional Use Permit application shall also
be considered conditions of the Preliminazy Plat.
3. Sanitary sewer and water service to this development shall be via mainline
extensions from the existing City of Meridian mains adjacent to the project.
4. Add or revise the following final plat notes:
(17.) "...a blanket sewer, emergency access, and pedestrian path easement...."
5. Revise the landscape plan to include at least 31 trees along the Ridenbaugh Canal
pathway, as per the plan approved with the original plat.
6. All common drives shall conform to Ordinance 12-4-14.
GENERAL COMMENTS-PRELIMINARYPLAT
1. Please submit a copy of the Ada County Street Name Committee's approval letter
for the subdivision name. Make any correcfions 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. Sidewalks within the proposed subdivision shall be built in accordance with
MCC12-13-10-8.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
SUTHERLAND FARM NO. 4 BY SUTHERLAND FARM, INC. - PP-04-009 -Page 2
5. 100-watt, high-pressure sodium streetlights will be required at locations
designated by the Public Works Department. Any 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 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.
6. 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 owners), with written approval ornon-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.
7. A drainage plan designed by a State of Idaho licensed architect or engineer is
required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all
new off-street parking areas. All drainage water is to be maintained on-site.
Storm water teeatment and disposal must be designed in accordance with
Department of Environmental Quality 1997 publication Catalog of Storm Water
Best Management Practices for Idaho Cities and Counties and City of Meridian
standards and policies. Off-site disposal into surface water is prohibited unless
the jurisdictiori which has authority over the receiving stream provides written
authorization prior to development plan approval. The applicant is responsible for
filing all necessary applications with the Idaho Department of Water Resources
regazding Shallow Injection Wells.
Please submit all updated groundwater/soils reports to the Public Works
Department for review. Any drainage azeas (detention/retentionhasins) 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.
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 were removed. Required landscaping trees will not be considered as
replacement trees for those trees that are removed.
9. Developer shall coordinate mailbox locations with the Meridian Post Office.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
SUTHERLAND FARM N0.4 BY SUTHERLAND FARM, INC. - PP-04-009 -Page 3
10. 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.
11. 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.
B. Adopt the Recommendations of the Ada County Highway District as follows:
Site Specific Conditions ofAp rp oval
Construct East Easy Jet Drive as a 36-foot street section with vertical curb, gutter
and 5-foot concrete sidewalks abutting the site, as proposed.
2. Construct South Bay Star Way as a 52-foot street section with vertical curb, gutter
5-foot concrete sidewalks and a 10-foot wide median within 66-feet ofright-of-
way, as proposed.
3. Construct East Rolfe Street, South Flame Way, East Quinn Drive and South
Nephrite Way as 36-foot street sections with rolled curb, gutter and 5-foot
concrete sidewalks within 50-feet ofright-of--way, as proposed.
4. Construct a residential collector roadway (South Bay Staz Way) to intersect East
Easy Jet Drive approximately 475-feet east of the west property line to align with
South Bay Staz Way on the south side of Easy Jet Drive, as proposed.
5. Construct a 10-foot wide median within the publicright-of--way of South Bay Star
Way, as proposed. Construct the island so that the roadway around the traffic
island maintains a minimum of a 21-foot street section. The landscape island
within the publicright-of--way dedicated by this plat shall be owned and
maintained by a homeowners association. Notes of this shall be required on the
fmal plat.
6. Other than the access point that has specifically been approved with this
application, direct lot access to Easy Jet Drive and South Bay Star Way is
prohibited. Notes of this shall be required on the fmal plat.
Comply with all Standard Conditions of Approval.
Standard Conditions ofApproval
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
SUTHERLAND FARM N0.4 BY SUTHERLAND FARM, INC. - PP-04-009 -Page 4
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.
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 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 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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
SUTHERLAND FARM NO. 4 BY SUTHERLAND FARM, INC. - PP-04-009 -Page 5
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 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. 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.
5. NMID recommends that irrigation water be made available to all
developments within the Nampa & Meridian Irrigation District.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
SUTHERLAND FARM NO. 4 BY SUTHERLAND FARM, INC. - PP-04-009 -Page 6