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HomeMy WebLinkAboutSecret Garden Subdivision PP RECEIVED AUG 0 :¡ 2004 STAFF SUMMARY OF PLANNING AND ZONING COMMISSION RECOMMENDATION TO CITY COUNCIL City Of Meridian City Clerk Office Project Name: Secret Garden Case No(s).: AZ-04-015, PP-04-020, CUP-04-022 Applicant: Pinnacle Engineers, Inc. P&Z Commission Hearing Date: July IS, 2004 Recommendation: Approve with conditions (all ayes) Summary of Public Hearings: . Dave McKinnon, representing the applicant and developer, testified in favor ofthe application. He provided an overview of the site and application. . Other key points of discussion during the hearing included: SSC's concern about trash pick-up on the site Building material compatibility between the existing brick structure and the new townhomes The width and configuration of the private street and internal sidewalk Key Commission Changes to Staff Recommendation: . None Outstanding Issues for City Council: . Preliminary Plat Date: Should the City Council approve the preliminary plat as recommended by the P&Z Commission, the correct date of the revised plat is 7-23-04. However, as noted below, there are two changes that still need to be made. Staff recommends the City Council require the Applicant to submit three (3) copies of a second revised preliminary plat that reflects the two changes below. . Changes to Revised Preliminary Plat: a. Fire: The revised plat noted above does not comply with condition #1 of the Meridian Fire Department to add a new fire hydrant and up size the. water line to 8 inches. It should be clarified that this will remain a condition of the project even though it is not reflected on the revised plat. b. Private Street: The revised plat noted above also does not comply with the latter part of site specific condition #2 of the preliminary plat to show a street profile of the new private street on the face of the plat. This needs to be reflected on the revised plat. . Rezone Notice: As explained in the "Summary" of the staff report, the applicant mistakenly submitted an Annexation application even though the property was annexed in 1989. Only a Rezone is necessary (for the office lot only). A revised application noting this correction was submitted to the City Clerk after the P&Z Commission hearing. However, the public hearing was still noticed as an Annexation not a Rezone. At the P&Z Commission hearing, it was discussed to notice the application as a Rezone for City Council rather than an Annexation. However, since this was not included in the Commission's motion, staff forgot to make this change for the re-notice. Since the issue was discussed during a public hearing and the office use was always a part of the CUP/PD application, the Commission and staff believe that the hearing can proceed without being re-noticed as a Rezone application. BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT APPROVAL OF 7 BUILDING LOTS AND 1 OTHER LOT ON 1.11 ACRES IN A PROPOSED R-8 ZONE FOR SECRET GARDEN SUBDIVISION Case No. PP-O4-020 RECOMMENDATION TO CITY COUNCIL PINNACLE ENGINEERS, INC., Applicant 1. The property is approximately 1.11 acres in size and is located at the half mile between Fairview Avenue and Ustick Road on the east side of Locust Grove Road, within Section 5, Township 3 North, Range I East. 2. Oliver Cleaver and Debbie A. Cleaver are the current property owners and Oliver Cleaver has provided notarized consent for the subject application. 3. The Applicant is Pinnacle Engineers, Inc. 4. The subject property is currentIyzoned R-8 and contains an existing residence and outbuildings. 5. The Applicant requests the property be zoned L-O (0.21 acres) and R-8 (0.89 acres), which is existing. 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 derIDed in the 2002 Meridian Comprehensive Plan. 8. The Applicant proposes to develop the subject property in the following manner: create one(l) new office lot, six (6) townhome lots and one (I) common lot. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 7 BUILDING LOTS AND I OTHER LOT ON 1.11 ACRES IN A PROPOSED R-8 ZONE, BY PINNACLE ENGINEERS, 1Ne. -PP-O4-020- Page I 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 Comments and Recommendations of the Meridian Planning & Zoning and Engineering Departments as follows: 1. Per MCC 11-9-1, Lot I, Block I shall be enlarged to meet the minimum L-O lot size of 7,000 square feet and to comply with the minimum five (5) side building setback (for south side). 2. Per MCC 12-6-2.A.6.c, construct a 24 foot wide private street, designed to ACHD standards, from the property line east at least 90 feet into the site. A minimum 5-foot wide sidewalk shall be constructed on the north side of the private street adjacent to the office building. Also construct the 20-foot wide hammerhead drive surface to ACHD street construction standards. Submit a street profile of the new private street and show said profile on the revised Preliminary Plat. 3. The developer shall be responsible to ensure at least one new, 2" caliper tree is planted in the rear yards of Lots 3 - 8. The required landscaping and irrigation system shall be installed prior to the issuance of a Certificate of Occupancy for any building on any lot created by the subdivision. Landscaping and fencing must be bonded for prior to applying for building permits. 4. Sanitary sewer and municipal water service to this site shall be via new main extensions from the existing mains adjacent to the property. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Cover over the sanitary sewer shall be no less that three-feet from finish grade to the top of pipe. Applicant shall execute City of Meridian standard form of easements, for any mains that are required to provide service. 5. The applicant has indicated that the pressurized irrigation system within this development is to be owned and maintained by the Nampa & Meridian Irrigation District. 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. The applicant shall be required to utilize any existing surface or well RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 7 BUILDING LOTS AND I OTHER LOT ON 1.11 ACRES IN A PROPOSED R-8 ZONE, BY PINNACLE ENGINEERS, INC. - PP-O4-020 - Page 2 6. water for the primary source. If a surface or well source is not available, a single-point connection to the municipal 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 Meridian City Engineer. 6. There is no master street drainage plan included with this application. Please submit final groundwater/soils monitoring data as. prepared by a soils scientist with the final plat. Any drainage areas (detention/retention basins) must be designed to ensure that water will percolate or discharge 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 groundwater, soil type & and characteristics during the design and construction phases. 7. The legal description presented with this Preliminary Plat application does not match the boundaries shown on the Preliminary Plat. Submit a revised legal description describing the accurate boundaries of the plat prior to the City Council hearing. GENERAL COMMENTS (preliminary plat) 1. Please submit a copy of the Ada County Street Name Committee's final 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 cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat per Resolution 02-374. 5. Two-hundred-fifty and 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 are at street intersections and/or fire hydrants. 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. The ditches to be RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 7 BUILDING LOTS AND I OTHER LOT ON 1.11 ACRES IN A PROPOSED R-8 ZONE, BY PINNACLE ENGINEERS, INC. - PP-O4-020 - Page 3 piped should be shown on the site plans. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 7. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Sections 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 8. Any drainage areas (detension/retension 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 areas shall not exceed 3:1. 9. Graphically depict any FEMA flood plain boundaries. Note restrictions associated with the flood zone on the face ofthe preliminary plat. 10. Performance specifications for the common area pressurized irrigation system shall be submitted with each Final Plat application. 8. Staff's failure to cite specific ordinance provisions does not relieve the Applicant of responsibility for compliance. B. Adopt the Meridian Fire Department Recommendations as follows: I. Upsize the proposed 6" water line to 8" and provide fire hydrants at the "T" intersection within the project. 2. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for duration of2 hours to service the entire project. Fire hydrants shall be placed an average of 400' apart. International Fire Code Appendix D 3. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 4. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 Yz" 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'. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 7 BUILDING LOTS AND I OTHER LOT ON 1.11 ACRES IN A PROPOSED R-8 ZONE, BY PINNACLE ENGINEERS, 1Ne. -PP-O4-020- Page 4 5. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius. 6. Provide a 20' wide Fire Lane for all internal & external roadways. 7. Building setbacks shall be per the Building Code for one and two story construction. 8. Maintain a separation of 5' from the building to the dumpster enclosure. 9. Paint the curb red and provide signage "No Parking Fire Lane". 10. All portions of the buildings located on this project must be within 150' of a paved surface. II. No Parking signs and painted curbs will be required for all Fire Lanes. C. Adopt the Recommendations of the Central District Health Department as follows: I. 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 ofNampa Meridian Irrigation District as follows: I. If any surface drainage leaves the site, Applicant shall apply for a land use change application prior to final platting. 2. All laterals and waste ways must be protected. 3. The Developer must comply with Idaho Code 31-3805. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 7 BUILDING LOTS AND I OTHER LOT ON 1.11 ACRES IN APROPOSEDR-8 ZONE, BY PINNACLE ENGINEERS, INC. -PP-O4-020- Page 5 4. NMID recommends that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. E. Adopt the Recommendations of the Meridian Parks Department as follows: 1. 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. F. Adopt the Recommendations of the Sanitary Service Company as follows: 1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal prior to the public hearing. There is a concern that the required modifications may significantly impact your site design and may require a revised site plan. If the site plan is revised, contact the planner assigned to the project immediately to discuss the changes and how to proceed with the revised site plan. 2. SSC will not provide trash pick-up services utilizing the common driveway. Prior to release of building permits for homes that take access from the common driveway, 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. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 7 BUILDING LOTS AND I OTHER LOT ON 1.11 ACRES IN A PROPOSED R-8 ZONE, BY PINNACLE ENGINEERS, INC. - PP-O4-020 - Page 6