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STAFF SUMMARY
OF
City Of 1bJeridiazi
Gity Clerk Office
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Case No(s).
Brockton Subdivision
AZ-04-010, PP-04-013- CUP-04-012
Applicant: Confluence Management, LLC.
P&Z Commission Hearing Date: June 3, 2004
Recommendation: Approval.
Summary of Public Hearing:
• At the June 3, 2004 hearing, testimony was provided by the following people:
- Staff testified on the proposed applications.
- Becky McKay, representative for the developer, testified in favor of the subject
applications.
- Beverly Donahue, an adjacent property owner, testified about concerns regarding the
potential to commercially develop her property, noise in the area, and access.
- Joe Canning testified about a concern over the City approving other, future,
developments in the area for non-residential uses if the subject development is
approved. He also provided testimony onmixed-use developments and vertically
integrating uses within buildings.
• The Commission discussion focused on the neighborhood center concept and the amount of
non-residential uses within the center. The Commission also discussed the drive aisle and
amenities being in easements rather than common lots (see NOTE below).
Key Commission Changes to Staff Recommendation:
• The Commission made only minor modifications to the staff report.
NOTE: At the June 3, 2004 meeting, the Commission discussed not requiring the Applicant
to construct the gazebo areas and picnic tables within common lots. The Commission failed
to include this change to the staff report in the motion. Consistent with what was discussed
at the public hearing, CUP Site Specific Condition #6 on Page 20 should be amended. Said
condition should be modified by deleting the requirement to have the amenities in common
lots, but should require the Applicant to provide a recreational easement for all lot owners
to have access to the amenities.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE )
REQUEST FOR PRELIMINARY )
PLAT APPROVAL OF TEN (10) )
BUILDABLE LOTS ON 3.8 ACRES )
IN THE PROPOSED L-O ZONE FOR )
BROCKTON SUBDIVISION )
Case No. PP-04-013
RECOMMENDATION TO CITY
COUNCIL
CONFLUENCE MANAGEMENT, LLC
Applicant
The property is approximately 3.8 acres in size and is located on the west side of Locust
Grove Road, approximately '/< of a mile north of Ustick Road, within Section 31,
Township 4 North, Range 1 East.
2. Herbert and Cynthia Lee are the current property owners and Herb Lee has provided
notarized consent for the subject application.
3. The Applicant is Confluence Management, LLC.
4. The subject property is currently zoned RUT. There is, however, an application for
annexation and zoning to L-O before the City Council. The zoning of L-O is defined
within the City of Meridian Zoning and Development Ordinance Section 11-7-2.
5. The property, which is the subject of this application, is within the Area of Impact of the
City of Meridian.
6. The entire property 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: A
commercial/office subdivision with ten (10) buildable lots.
8. There are no significant or scenic features of major importance that affect the
consideration of this application.
9. The Planming and Zoning Commission recognizes the concerns of Beverly Donahue and
Joe Canning, expressed at the hearing on June 3, 2004.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 10 BUILDABLE LOTS ON 3.8 ACRES 1N
THE PROPOSED L-O ZONE BY CONFLUENCE MANAGEMENT, LLC - PP-04-013 -Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the City of Meridian that they approve the requested Preliminary Plat as requested by the
Applicant for the property described in the application, subject to the following:
A. Adopt the Special Recommendations of the Planning and Zoning Commission as follows:
1. Modify the third sentence of Site Specific Condition #2 on Page 13 by deleting
"AND/OR in document such as CCR's."
2. Modify Site Specific Condition #5 on Page 13 by removing the word "future" from the
second sentence.
3. Modify Site Specific Condition #9 on Page 13 to read: "Maintenance of all common
areas, including but not limited to: drive aisles, parking aisles, amenities, landscaping,
drainage areas, etc., shall be the responsibility of the Brockton Business Owners'
Association and so noted on the face of the final plat."
B. Adopt the Conditions and Recommendations of the Meridian Planning & Zoning and
Public Works Departments, as modified by the Planning & Zoning Commission, as
follows:
SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT)
1. All conditions of the Annexation and Zoning (AZ-04-010) and CUP/PD (CUP-04-012)
applications shall also be considered conditions of the Preliminary Plat (PP-04-013).
2. Provide a note on the plat granting cross-access to the lot to the north (Parcel
#50531417685) to utilize the new drive aisles as access to Locust Grove Road. Because
several of the proposed lots do not have frontage on a public street, the applicant shall
provide a recorded cross parking/cross access agreement for all of the new lots within the
subdivision to utilize the driveways and parking to the Planning and Zoning Department.
Maintenance of the drive aisles and parking areas should be provided for in a note on the
face of the final plat, "*""^D '~ ~ a '- ^^D The applicant shall provide
the required documents prior to the City Engineer's signature of the final plat. Unless
otherwise approved by the City and ACRD, direct lot or parcel access to Locust Grove
Road is prohibited.
Any fire lane greater than 150-feet in length that is not provided with an outlet shall be
required to have a Fire Department approved turnaround.
4. Dedicate right-of--way (or preserve area for future dedication) for Locust Grove Road as
required by ACHD.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 10 BUILDABLE LOTS ON 3.8 ACRES IN
THE PROPOSED L-O ZONE BY CONFLUENCE MANAGEMENT, LLC - PP-04-013 -Page 2
5. Construct a minimum 25-foot wide landscape buffer adjacent to Locust Grove Road. Said
landscape buffer shall be located beyond any r~street right-of--way for Locust Grove
Road. The Brockton Business Owners' Association shall be responsible for maintaining
said landscape buffer.
6. Construct a minimum 5-foot wide detached sidewalk on Locust Grove Road abutting the
site
7. An underground, pressurized irrigation system shall be installed to all landscape areas per
the approved specifications and in accordance with MCC 12-13-8 and MCC 9-1-2.
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
MCC 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage
district, or lateral users association (ditch owners), with written approval or non-approval
submitted to the Public Works Department. If lateral users association approval can not
be obtained, plans will be reviewed and approved by the City Engineer prior to final plat
signature.
9. Maintenance of all common areas, including but not limited to: drive aisles, parking eFess
aisles, amenities, landscaping, drainage areas, etc., shall be the responsibility of the
Brockton Business Owners' Association and so noted on the face of the final plat.
10. A detailed fencing plan shall be submitted upon application of the final plat (MCC 12-4-
10.F.3). All fencing shall be installed in accordance with MCC 12-4-10. If no permanent
fencing is provided, temporary construcfion fencing to contain debris must be installed
around the perimeter prior to issuance of a building permit.
11. 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 off-street parking
areas. Storm water treatment 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 jurisdiction 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 regarding Shallow Injection
Wells.
12. Sewer and water service shall be via main line extension from the existing mains adjacent
to the subject site. The subdivision designer to coordinate main sizing and routing with
the Public Works Department. The applicant shall execute City of Meridian standard
forms of easements, for any mains that are required to provide service.
STANDARD CONDITIONS (PRELIMINARY PLATI•
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 10 BUILDABLE LOTS ON 3.8 ACRES IN
THE PROPOSED L-O ZONE BY CONFLUENCE MANAGEMENT, LLC - PP-04-013 -Page 3
1. Prior to signature of the final plat(s) by the City Engineer, 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. that has not been completed.
2. Streetlights may be required at locations designated by the Public Works Department. All
streetlights shall be installed at the expense of the applicant. 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.
3. Down-shield or otherwise alter all exterior lighting, whether attached to the building or
located within the parking area, so that the light does not spill over onto adjacent
properties or rights-of--way. All parking lot lighting shall be in accordance with
Ordinance 11-14-4. C.
4. Please submit groundwater/soils monitoring data, as collected and analyzed by a soils
scientist, to the Public Works Department for review. Any drainage areas
(detention/retention basins) must be designed to ensure that water will percolate or
discharge with a period of time not to exceed 24-hours for all storms up to and including
a 100-yeaz storm events. Side slopes within drainage areas shall not exceed 3:1. Any
portion of a drainage azea not improved with sod/grass seed (or other approved
landscaping) shall not count towazds the required open space area. The project engineer
should pay close attention to the results of field studies determining the groundwater, soil
type & and chazacteristics during the design and construction phases.
5. All signage shall be in accordance with the standazds set forth in Section 11-14 of the
City Zoning and Development Ordinance. All signage is subject to design review and
shall require separate permits. Temporazy or portable signs shall be prohibited, and will
be removed upon three (3) days notice to the applicant.
6. Coordinate mailbox locations with the Meridian Post Office.
7. Any exisfing 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.
8. 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.
9. Staff's failure to cite specific ordinance provisions or terms of the approved
annexation conditional use does not relieve the Applicant of responsibility for
compliance.
C. Adopt the Recommendations of ACRD as follows:
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 10 BUILDABLE LOTS ON 3.8 ACRES 1N
THE PROPOSED L-O ZONE BY CONFLUENCE MANAGEMENT, LLC - PP-04-013 -Page 4
Site Saecific Conditions of Aoaroval
1. The applicant shall do one of the following:
a. Dedicate by donation a total of 35-feet ofright-of--way along Locust Grove Road, and
construct a minimum 5-foot wide concrete sidewalk along Locust Grove Road,
located a minimum of 28-feet from the centerline of the right-of--way.
b. Do not dedicate additional right-of--way, but construct a minimum 5-foot wide concrete
sidewalk along Locust Grove Road, located a minimum of 28-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 Locust Grove 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 one 30-foot wide driveway intersecting Locust Grove Road in alignment with
Summerridge Drive on the east side of Locust Grove. The driveway shall be constructed
as a curb return type driveway with 15-foot radii. The driveway shall be paved its full
width and at least 30-feet into the site.
3. Direct lot access to Locust Grove Road is prohibited and shall be noted on the final plat.
4. Comply with all Standard Conditions of Approval.
Standard Conditions of Aaaroval
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 sidewallc 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 ACRD 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.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 10 BUILDABLE LOTS ON 3.8 ACRES 1N
THE PROPOSED L-O ZONE BY CONFLUENCE MANAGEMENT, LLC - PP-04-013 -Page 5
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 exisfing 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 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 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.
D. Adopt the Meridian Fire Department Recommendations as follows:
1. 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 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'.
2. The phasing plan may require that any roadway greater than 150' in length that is not
provided with an outlet shall be required to have an approved turn around.
3. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside
radius.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 10 BUILDABLE LOTS ON 3.8 ACRES IN
THE PROPOSED L-O ZONE BY CONFLUENCE MANAGEMENT, LLC - PP-04-013 -Page 6
4. Provide a 20' wide Fire Lane for all internal & external roadways.
5. Operational fire hydrants and temporary or permanent street signs aze required before
combustible construction begins.
6. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature
landscaping.
7. Commercial and office occupancies will require a fire-flow consistent with the
Intemational Fire Code to service the proposed project. Fire hydrants shall be placed an
average of 300' apart.
8. The 10 office lots will have an unknown transient population and will have an unknown
impact on Meridian Fire Department call volumes, The Meridian Fire Deparhnent has
experienced 2397 responses in the year 2003. According to a report completed by Fire &
Emergency Services Consulting Group our requests for service are projected to reach 2800
in the yeaz 2005 and 3800 by the year 2010.
9. Maintain a separation of 5' from the building to the dumpster enclosures.
10. In areas determined by the Fire Department to be fire lanes, paint the curb red and provide
signage "No Pazking Fire Lane."
11. All processes & storage practices shall be required to comply with the International Fire
Code.
12. All portions of the buildings located on this project must be within 150' of a paved surface.
E. Adopt the Recommendations of the Central District Health Depaztment 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.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 10 BUILDABLE LOTS ON 3.8 ACRES IN
THE PROPOSED L-O ZONE BY CONFLUENCE MANAGEMENT, LLC - PP-04-013 -Page 7
F. Adopt the Recommendations of the Meridian Parks Department as follows:
Standard for Mitigation of trees: The standard established in the City of Meridian
Landscape Ordinance will be followed.
2. Standard Plan for Protection of Existing Trees during Construction: The standard
established in the City of Meridian Landscape Ordinance will be followed.
G. Adopt the Recommendations of the Settlers' Irrigation District as follows:
1. All irrigation/drainage facilities along with their easements must be protected and
continue to function. The facility involved is the White Drain (Pazkins Nourse Drain)
located at the north property boundary flowing east to west. A 20' easement is required.
2. A Land Use Change Application must be on file prior to any approvals.
3. A license agreement must be on file prior to any approvals.
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 all lots within the above-mentioned
subdivision. If the developer wishes to have Settlers Irrigation District own, operate, and
maintain the pressure irrigation system an agreement needs to be in place prior to the pre-
construction meeting.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 10 BUILDABLE LOTS ON 3.8 ACRES IN
THE PROPOSED L-O ZONE BY CONFLUENCE MANAGEMENT, LLC - PP-04-013 -Page 8