HomeMy WebLinkAboutTiburon Meadows PP 04-007STAFF SUMMARY
OF
Project Name:
Case No:
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Tiburon Meadows
RZ-04-007 / PP-04-007 /CUP-04-013 ~ ~EIVED
w~~L 0 2 200q
Applicant: Brandon Wright
City Of Meridian
P&Z Commission Hearing Date: June 3, 2004 City Clerk Office
Recommendation: Approval
Summary of Public Hearing:
The applicant, Ron Sargent, testified in favor of the application. There was no opposition to the
application. The applicant testified that the existing detached structure will be removed from the
proposed Lot 1, Block 1 ofTiburon Meadows Subdivision.
The applicant also requested modification of the boundaries of the proposed rezone areas. These
modifications are supported by staff. The applicant is requesting L-O zoning for proposed Lots 40
and Lot 41 of Block 1 (the existing church property) and L-O zoning for proposed Lot 1 of Block
1. The existing home on proposed Lot 2 of Block 1 will retain the current R-4 zoning designation.
The applicant is still requesting R-8 zoning for the proposed patio home lots (Lots 3-39 of Block
1.)
Key Commission Changes to Staff Recommendation:
• None
Outstanding Issues for City Council:
• None
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR TIBURON MEADOWS
SUBDIVISION
TIBURON MEADOWS, LLC,
Applicant
Case No. PP-04-016
RECOMMENDATION TO CITY
COUNCIL
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:
1. The property is located at 1450 and 1460 Ten Mile Road.
2. The owners of record of the subject property are Stonehouse Evangelical Church
and Crreta Huit, Trustee for the Huit 1992 Revocable Trust
3. Applicant is Tiburon Meadows, LLC.
4. The subject property is currently zoned R-4. The zoning district of R-4 is defined
within the City of Meridian Zoning and Development Ordinance, Section 11-7-2.
5. The Applicant requests the Conditional Use Permit for a Planned Development in
an R-4, R-8, and L-O zones. The R-4, R-8, and L-O zoning designations within
the City of Meridian Zoning and Development Ordinance requires a Conditional
Use Permit be obtained for most uses including those requested by the Applicant.
(Meridian City Zoning and Development Ordinance, Section 11-8-1).
6. The Meridian Planning and Zoning Commission recognizes that the proposed
application is in compliance with the Meridian Comprehensive Plan.
7. The use proposed which is the subject of this will, in fact, constitute a conditional
use as determined by City policy.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Tiburon
Meadows Subdivision PP-04-016 Page 1
A. Adopt the Special Recommendations of the Planning and Zoning Commission as
follows:
1. Add a note stating that the landscape buffer along Ten Mile Road needs to be 25'
in width.
2. Add all three special considerations listed in the staff report as Site Specific
Conditions.
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff 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. A 25'
landscape buffer must be depicted along Ten Mile Road; easement must be shown
on plat.
2. Increase the frontage of Lots 10-11, 23-24, and 29-30 to be a minimum of 15-feet
each, for a total of 30-feet for a shared driveway.
3. All conditions of the accompanying Conditional Use Permit application shall also
be considered condifions of the Preliminary Plat.
4. Sanitary sewer and water service to this development shall be via mainline
extensions from the existing City of Meridian mains adjacent to the project.
5. The applicant has indicated that the pressurized irrigation system within this
development is to be owned and operated by the Nampa & Meridian Irrigation
District.
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. 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.
6. The applicant shall be responsible for payment of and the actual physical sanitary
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Tiburon
Meadows Subdivision PP-04-016 Page 2
sewer and domestic water connection for the existing house.
Existing home: Proposed Lot 1 has an existing detached garage and proposed Lot
2 has an existing house and attached garage. The garage on proposed Lot 1 is
considered to be an accessory use to the house on proposed ]ot 2 and cannot be
located on its own lot. The detached garage would not be allowed on its own lot
in either the L-O or R-4 zoning districts. Staff recommends that either the garage
on Lot 1 be demolished or that Lots 1 and 2 be combined into one lot.
8. Secondary Emergency Access: The existing access point at the south end of the
subject property will be converted into an emergency access. The developer
should coordinate with Meridian's Fire Chief on the configuration of the
emergency access.
9. Staff has added a condition that requires across-access easement be established
between the proposed Lots 40 and 41 (the two church lots.)
GENERAL COMMENTS-PRELIMINARY PLAT
Please submit a copy of the Ada County Street Name Committee's approval letter
for the subdivision name. Make any corrections necessary to conform.
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.
3. Sidewalks within the proposed subdivision shall be built in accordance with
MCC 12-13-10-8.
4. 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.
Developer shall coordinate mailbox locations with the Meridian Post Office.
6. 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.
Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Tiburon
Meadows Subdivision PP-04-016 Page 3
subdivider's expense. Typical locations are at street intersections and/or fire
hydrants. Final design locations and quantity are determined after power designs
aze completed by Idaho Power Company. The street light contractor shall obtain
design and permit from the Public Works Department prior commencing
installations.
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 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.
10. Please submit all updated groundwater/soils monitoring data to the Public Works
Department for review. All 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 aeeas
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 construcfion 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.
11. 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.
12. 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.
C. Adopt the Recommendations of the Meridian Fire Department 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'/z" outlet face the main street or parking lot
aisle.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Tiburon
Meadows Subdivision PP-04-016 Page 4
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'.
3. All entrance and internal roads shall have a turning radius of 28' inside and
48' outside radius.
4. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
5. 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 two
entrances shall be sepazated by no less than %z the diagonal measurement of the
project.
6. 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
pazking only on one side.
7. Commercial and office occupancies will require afire-flow consistent with the
International Fire Code to service the proposed project. Fire hydrants shall be
placed an average of 300' apart:
8. The proposed 42-lot subdivision with an estimated 2.9 residents per household
would have a total estimated population of 122 residents at build out.
9. The proposed office/commercial lots lot will have an unknown transient population
and will have an unknown impact on Meridian Fire Department call volumes. The
Meridian Fire Department has experienced 2397 responses in the yeaz 2003.
According to a report completed by Fire & Emergency Services Consulting Group
our requests for service are projected to reach 2800 in the year 2005 and 3800 by the
year 2010.
10. Maintain a separation of 5' from the building to the dumpster enclosure.
11. All portions of the buildings located on this project must be within 150' of a paved
surface.
12. Provide exterior egress lighting as required by the International Building & Fire
Codes.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Tiburon
Meadows Subdivision PP-04-016 Page 5
D. Adopt the Recommendations of Central District Health Departrnent as follows:
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.
Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a gassy 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 recommendations of the Ada County Highway District as follows:
Site Specific Conditions of Approval
Dedicate a total of 48-feet ofright-of--way from the centerline of Ten Mile Road
abutting the parcel by means of a warranty 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 ACRD 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 accordance with the ACHD Ordinance in effect at that time
(cunently Ordinance #198), if funds are available.
2. Construct a 5-foot concrete sidewalk abutting the site on Ten Mile Road OR
provide a road trust deposit to the District for the cost of the sidewalk. The
approximate cost of the road trust deposit would be $7,440. The face of the
sidewalk should be located a minimum of 41-feet from the centerline of Ten Mile
Road.
3. Construct W. Sheryl Street to intersect Ten Mile Road approximately 150-feet
south of the north property line (measured property line to centerline), as
proposed.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Tiburon
Meadows Subdivision PP-04-016 Page 6
4. W. Sheryl Street shall be constructed as a 40-foot street section with curb, gutter,
and 5-foot concrete sidewalks within 54-feet ofright-of--way from Ten Mile Road
approximately 260-feet into the site (which is the east property boundaries for Lot
2 and Lot 40, Block 1).
5. Construct the following internal streets as 33-foot street sections with rolled curb,
gutter and 5-foot attached concrete sidewalks within 42-feet ofright-of--way: N.
Victor Ave., W. Santa Clara Drive, N. Tiburon Way, the easterly 300-feet of W.
Sheryl Street. The applicant should provide the District with an easement for the
sidewalk that extends outside of the right-of--way. If the applicant would like to
have pazking on both sides of the roadway, the applicant should submit a letter
from the appropriate fire District allowing parking to remain on both sides of the
roadway.
6. Locate the driveways for the church and the future commercial uses shall be
located on W. Sheryl Street a minimum of 50-feet from the intersection of Ten
Mile and W. Sheryl Street.
Utilize the southern church driveway, located 17-feet north of the south property
line, on Ten Mile Road, as an emergency access only. Install "Emergency Access
Only" signage beside the driveway, and install bollards or some other barrier
acceptable to the local fire department to prevent regular vehicular access.
Other than W. Sheryl Street and the emergency access, no additional access points
to Ten Mile Road are approved with this application.
9. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
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 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 aze 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,
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Tiburon
Meadows Subdivision PP-04-016 Page 7
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 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
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 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 Tiburon
Meadows Subdivision PP-04-016 Page 8