HomeMy WebLinkAboutSienna Creek Subdivision PP
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RECEIVED
AUG 1 2 2004
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
City Of Meridian
City Clerk Office
Project Name:
Sienna Creek Subdivision
Case No(s).:
AZ-04-014, CUP-04-021 , PP~04jl!9
Applicant:
Sagewood Development, Inc.
P&Z Commission Hearing Date: July 15, 2004
Recommendation:
Approval.
Summary of Public Hearing:
. At the July 15, 2004 hearing, testimony was provided by the following people:
Staff testified on the proposed applications.
Shawn Nickel, representative for the developer, testified in favor of the project.
Lisa Wanner-Sisler, developer of the property testified in favor of the project.
Jim Paulson, an adjacent property owner, testified about concerns regarding the future
access to his property located to the south of the proposed subdivision.
. The Commission discussion locations of stub streets for the proposed Sienna Creek
Subdivision.
Key Commission Changes to Staff Recommendation:
. The Commission recommended adding an additional stub street to the south and that the
stub street in the southwest comer of the subdivision be stubbed to Anfield.
Outstanding Issues for City Council:
. The applicant is requesting that the subdivision be approved with a single stub street to
the south.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR Sienna Creek Subdivision
Case No. PP-O4-019
RECOMMENDATION TO CITY
COUNCIL
Sagewood Development Inc,
Applicant
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 approximately ~ mile north of Us tick Road and Yz mile
east of Linder Road, Meridian.
2.
The owner of record ofthe subject property is Sagewood Development, Inc.
3.
Applicant is Sagewood Development, Inc.
4.
The subject property is currently zoned RUT. The zoning district ofR-8 is
defined within the City of Meridian Zoning and Development Ordinance, Section
11-7-2.
5.
The Applicant requests approval of a Preliminary Plat application for 136
building lots and 13 other lots on 30.0 acres.
6.
The Meridian Planning and Zoning Commission recognizes that the proposed
application is in compliance with the Meridian Comprehensive Plan.
A. Adopt the Special Recommendations ofthe Planning and Zoning Commission as
follows:
1.
Add a paragraph #9 on page eight stating the following:
.
Stub street in southwest comer of subdivision should be stubbed to Anfield.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Sienna
CreekSubdivisionPP-O4-019 Page 1
5.
. Applicant is to comply with ACHD's request to connect W. Ashby Court to
Venable Lane.
. Add additional stub extending Anton Dr. to property to the south. Location is
subject to discussion between current applicant and the property owner to the
south.
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
SITE SPECIFIC COMMENTS I PRELIMINARY PLAT
1.
Water service to this site shall be via main line extensions ITom the existing mains
adjacent to the property. The applicant shall be required to extend water mains to
and through the proposed development, thereby making them available to the
adjacent properties. Subdivision designer to coordinate main sizing and routing
with the Public Works Department. Applicant shall execute City of Meridian
standard forms of easements, for any mains that are required to provide service.
2.
Sanitary sewer service to this site will be via main line extensions ITom the
existing White Drain Trunkline. The subdivision designer is to coordinate main
sizing and routing with the Public Works Department. Applicant shall execute
City of Meridian standard forms of easements, for any mains that are required to
provide service.
3.
The applicant has not definitively indicated who will own and maintain the
pressurized irrigation system within this development. If the pressurized
irrigation system within this development is to remain a private Homeowners
Association system, complete plans and specifications shall be reviewed by the
Public Works Department as part of the development plan review process. A
draft copy of the pressurized irrigation system O&M manual must be submitted
prior to plan approval. The City of Meridian requires that pressurized irrigation
systems be supplied by a year-round source of water. 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, 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 [mal plat by the Meridian City Engineer.
4.
A detailed fencing plan shall be submitted upon application for the final plat. A
solid fence shall be required around the perimeter of the subdivision uoless the
City agrees in writing that such a fence is not required. Fencing for the lots
bordering common areas shall be 4' in height and made of a semi-solid material.
Fencing adjacent to the proposed park shall be 4' in height (to increase the
visibility ofthe park) and depicted in the fencing plan. This shall be an on-going
condition of approval.
Add or revise the following preliminary plat notes:
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Sienna
Creek Subdivision PP-O4-019 Page 2
2.
3.
4.
5.
'Add a note to the face of the plat that restricts fencing adjacent to the pathways
within the subdivision to being no greater than four feet in height if solid sight-
obscuring material is used for fence construction.
6.
Ten (10) copies ofa revised plat shall be submitted to the City Clerk's Office at
least ten days prior to the next public hearing for this plat.
7.
The applicant has not indicated whether the project is to be phased. If this project
is to be phased, revise the plat to indicate phase lines.
8.
Please submit all updated groundwater/soils monitoring data to the Public Works
Department for review. The preliminary geotechnical evaluation, as prepared by
Geo Engineers, indicates that shallow groundwater may be a factor, particularly in
the areas of Test pits #1 and #5, where groundwater is assumed to be at a depth on
the order of3-3 1/2 feet. 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 1O0-year storm event.
(All areas being counted toward the 10% open space amenity shall be fÌ"ee of "wet
ponds" or other such nuisances.) Side slopes within drainage areas shall not
exceed 3: 1. The project engineer should pay close attention to the results of field
studies detennining 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. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above groundwater.
GENERAL COMMENTS
1.
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.
Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
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.
All micro-paths within the proposed subdivision shall be designed in accordance
with MCC 12-13-15 "Micropath Landscaping".
Sidewalks within the proposed subdivision shall be built in accordance with
MCCI2-13-10-8.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Sienna
Creek Subdivision PP-O4-019 Page 3
C.
1.
2.
6.
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 detennined after power designs
are completed by Idaho Power Company. The street light contractor shall obtain
design and permit fÌ"om the Public Works Department prior commencing
installations.
7.
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. Iflateral users association approval can't be
obtained, plans will be reviewed and approved by the meridian City Engineer
prior to final plat signature.
8.
Contact Meridian's Parks Department regarding the existing matures trees on the
subject property. Any tree over 4" in caliper that is removed fÌ"om 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 have to be removed.
9.
Developer shall coordinate mailbox locations with the Meridian Post Office.
10.
Any existing domestic wells and/or septic systems within this project will have to
be removed fÌ"om 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.
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.
12.
Contact Sanitary Services Company regarding the location of trash receptacles in
the subdivision.
Adopt the Recommendations of the Meridian Fire Department as follows:
One and two family dwellings will require a fire-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. Intemational Fire Code Appendix D
Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Sienna
Creek Subdivision PP-O4-019 Page 4
12.
13.
D.
3.
Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 1/2" 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 comers.
f. Fire hydrants shall not have any vertical obstructions to outlets within
10'.
4.
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.
5.
All entrance and internal roads shall have a turning radius of28' inside and
48' outside radius.
6.
Insure that all yet undeveloped parcels are maintained fÌ"ee of combustible
vegetation.
7.
Operational fire hydrants and temporary or pennanent street signs are required
before combustible construction begins.
8.
The roadways shall be built to Ada County Highway Standards and shall have a
clear driving surface, available àt 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 fire department requests that any future signalization installed as the result of
the development of this project be equipped with Opticom Sensors to ensure a
safe and efficient response by fire and emergency medical service vehicles. This
cost of this installation is to be borne by the developer
10.
Provide a Knoxbox entry system for the complex.
11.
Paint the curb red and provide signage "No Parking Fire Lane".
No Parking signs and painted curbs will be required for all Fire Lanes.
No parking shall be allowed in Lorna Court.
Adopt the Recommendations of Central District Health Department as follows:
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Sienna
Creek Subdivision PP-O4-019 Page 5
2.
3.
4.
5.
1.
This proposal can be approved for central sewage & central water after written
approval fÌ"om 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.
E.
Adopt the recommendations of the Ada County Highway District as follows:
Site Specific Conditions of Approval
1.
Construct West Ashton Drive to intersect Venable Lane approximately 235-feet
south of the north property line to align with Ashton Drive on the west side of
Venable Lane, as proposed. Install a stop sign on Venable Lane (on the south leg)
at the West Ashton Drive and Venable Lane intersection.
Construct West Ashby Court to intersect into Venable Lane to align with West
Ashby Drive on the east side of Venable Lane.
Dedicate and additional 25-feet of right-of-way on Venable Lane and construct
Venable Lane with vertical curb, gutter, 5-foot attached concrete sidewalk and
additional pavement to complete a 40-foot street section. Stripe Venable Lane as
a 3-lane roadway, as recommended by the submitted traffic impact study. Submit
the striping plan to the District fÌ"0 review and approval.
Construct West Ashton Drive as a 36-foot street section with rolled curb and
gutter and an attached 5-foot concrete sidewalk on the north side of the roadway
and construct the south side of West Ashton Drive as a 36-foot street section with
rolled curb and gutter and a 4-foot concrete sidewalk that is detached by a 5-foot
planter strip on the south side of the roadway, as proposed.
Construct the remainder of the internal roadways as 36-foot street sections with
rolled curb, gutter and 5-foot attached concrete sidewalks within 50-feet of right-
of-way, as proposed.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Sienna
Creek SubdivisionPP-O4-019 Page 6
15.
6.
Construct the alley with 12-feet of pavement and construct the alley intersection
with a minimum of back- of-curb radius of 15-feet. Obtain a license agreement for
the landscaping within the alley right-of-way. Parking shall be designed so the
minimum clear distance fÌ"Om the back of the parking stall to the opposite side of
the alley is 22-feet for perpendicular parking.
7.
Extend North Sandoon Drive fÌ"om the north property line, as proposed.
8.
Extend North Arches Way fÌ"om the east property line (the northeast comer of the
property), as proposed.
9.
Construct North McKinley Park A venue to the south property line approximately
96-feet east ofthe west property line, as proposed. Install a sign at the terminus
of the roadway stating, "this roadway will be extended in the future".
10.
If the City of Meridian requires the applicant to construct an additional stub street
to the south property line. Install a sign at the terminus of the roadway stating,
"this roadway will be extended in the future".
11.
Extend West Ashby Court to Venable Lane to align with West Ashby Drive on
the east side of Venable Lane.
12.
Construct one cul-de-sac turnaround within the subdivision. Provide a minimum
turning radius of 45-feet for the cul-de-sac turnaround.
13.
Construct one knuckle without a center island within the subdivision, as proposed.
14.
Other than the access points that have specifically been approved with this
application, direct lot access to Venable Lane is prohibited. A note of the access
restriction will be required on the final plat.
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1.
2.
3.
Any existing irrigation facilities shall be relocated outside ofthe right-of-way.
All utility relocation costs associated with improving street fÌ"ontages 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Sienna
Creek Subdivision PP-O4-019 Page 7
F.
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 ofIdaho shall
prepare and certify all improvement plans.
6.
The applicant shall submit revised plans for staff approval, prior to issuance of
building pennit (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 obtain written confirmation of
any change fÌ"om 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.
Adopt the recommendations of Settler's Irrigation District as follows:
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Sienna
Creek Subdivision PP-O4-019 Page 8
1.
All irrigation / drainage facilities along their easements must be protected and
continue to function, the facilities are the Coleman Lateral and the White Drain.
2.
A Land 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
S.LD. 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 all lots within the above-
mentioned subdivision. If the developer wishes to have Settler's 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 OF APPROVAL OF PRELIMINARY PLAT FOR Sienna
Creek Subdivision PP-O4-019 Page 9