HomeMy WebLinkAboutAlexandria Subdivision PP
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STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Alexandria Subdivision
Case No(s).:
AZ-04-011, CUP-04-0l5, PP-04-017
RECEIVED
AUG 2 0 2004
Applicant:
Lonnie Johnson.
P&Z Commission Hearing Date: July 29, 2004
City Of Meridian
City Clerk Office
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.
Mike Wardle and Joe Canning, representatives for the developer, testified in favor of
the subject applications.
2 neighboring property owners testified regarding concerns about potential impacts of
the proposed development
Key Commission Changes to Staff Recommendation:
. The Commission made no modifications to the conditions included in the staff report.
Outstanding Issues for City Council:
Neighborhood Center: Meridian's Comprehensive Plan has designated a Mixed-Use
Neighborhood Center on the west side of Locust Grove Road halfway between McMillan Road
and Ustick Road. The Comprehensive Plan states that only ten acres of non-residential uses may
be permitted for each Mixed-Use Neighborhood Center. Currently there are 11.21 acres of
nonresidential uses which have been approved for the Locust Grove Neighborhood Center.
Heritage Commons has 3.8 acres of commercial uses which were approved as a use exception
and Razzberry Subdivision has 3.31 acres ofL-O zoning. BrocktonSubdivision was approved at
theJuly 13, 2004 City Council hearing for 4.1 acres of nonresidential uses.
NOTE: The applicant has submitted copies of a revised landscape plan depicting minor
modifications to the landscape plan and detailed plans for proposed open space area
amenities. Staff is supportive of the revised plans.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR Alexandria Subdivision
Case No. PP-O4-017
RECOMMENDATION TO CITY
COUNCIL
Lonnie Johnson,
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 Yz mile south ofthe southwest intersection
of McMillan Road and Locust Grove Road, Meridian.
2.
The owners of record of the subject property are Lonnie and Karen Johnson.
3.
Applicant is Lonnie Johnson.
4.
The subject property is currently zoned RUT. The zoning districts ofR-8 and C-
N are defined within the City of Meridian Zoning and Development Ordinance,
Section 11-7-2.
5.
The Applicant requests a Preliminary Plat for a residential and commercial
subdivision with 28 building lots in C-N and R-8 zones. The C-N and R-8 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Alexandria Subdivision PP-O4-017 Page 1
3.
A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
SITE SPECIFIC COMMENTS (preliminary plat)
1.
Parking will not be allowed on East Green Haven Lane until the completed road
section is provided. No parking will be allowed in the proposed Green Gable
Court and parking is allowed on one side of the street only for the remainder of
the subdivision. Streets must be signed for no parking areas and areas with
parking allowed only on one side of the street.
2.
Sanitary sewer and water service to this development shall be via mainline
extensions from the proposed Razzberry Crossing mains adjacent to the project.
Applicant will be responsible for constructing the sewer and water mains to and
through this proposed development. Subdivision designer to coordinate main
sizing and routing with the Public Works Department.
a.
Extend the water main on Madison Avenue, north, to the subdivision
boundary and install a blowoff for future connection to Razzberry Crossing
water main.
b.
Extend the water mains on Madison and Reiterman Avenues, south, to the
subdivision boundary or southern edge of an easement provided as described
in Item 4.c. below.
c.
Provide a standard 20' City of Meridian water/sewer . easement (from the
property owner to the south) to allow the sewer main and water main
extensions shown along Green Haven Lane to be constructed.
The applicant has indicated that the pressurized irrigation system within this
development is to be owned and operated by Settlers 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 surfaceor well water for
the primary source. If a surface or well source is not available, a single-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
Meridian 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Alexandria Subdivision PP-O4-0l7 Page 2
13.
4.
The applicant shall be responsible for payment of and the actual physical sanitary
sewer and domestic water connection for the existing house on Lot 4, Block 3.
5.
Please add roadway dimensions on East Green Haven Lane.
6.
The preliminary plat map fails to show the how street drainage is being handled.
Please revise the plat to show set-aside areas for drainage retention/detention.
7.
Fencing details shall be submitted with the Final Plat application. Fencing
adjacent to pathways or the common area lots shall not be over four feet in height
if constructed of a solid material, and shall not be more than 4 feet in height if it is
non-sight obscuring. A solid, 6-foot high perimeter fence shall be installed prior
to any building permits being issued, unless agreed to otherwise in writing by the
Planning Director.
8.
All adjacent agricultural uses shall be protected and a note added to the face of the
plat regarding the Right to Farm Act.
9.
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.
10.
No phasing lines were shown on the preliminary plat. If phasing is planned,
applicant shall submit a revised plat prior at least 10 days prior to the next public
hearing showing the proposed phase lines.
11.
The phasing schedule shall apply to the residential portions of the subdivision
only. If the applicant/developer determines that the office/commercial property
can or should be developed in an order that is not consistent with the phasing
schedule, they may request final plat approval of said phases in a non-sequential
manner without revising the preliminary plat. All development, however, must be
contiguous to a previously approved phase.
12.
Underground pressurized irrigation must be provided to all landscape areas on
site. The applicant has indicated that the pressurized irrigation system within this
development is to be owned and maintained by the Nampa & Meridian Irrigation
District.
The City of Meridian requires that pressurized irrigation systems be supplied by a
year-round source of water. If a creek or well source is not available, a single-
point connection to the culinary water system shall be requited. If a single-point
connection is utilized, the developer shall be responsible for the payment of
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Alexandria Subdivision PP-O4-0l7 Page 3
9.
assessments for the common areas prior to signature on the final plat by the
Meridian City Engineer.
GENERAL COMMENTS (preliminary plat)
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.
2.
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
MCCI2-13-10-8.
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.
5.
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.
7.
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
subdivider's expense. 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.
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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Alexandria Subdivision PP-O4-0l7 Page 4
12.
13.
14.
C.
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 areas
shall not exceed 3:1.
11.
Applicant's engineer will be required to submit a signed, stamped statement
certifying that all street finish centerline elevations are set a minimum of three
feet above the highest established normal groundwater elevation. This is to ensure
that the bottom elevation of the structural footings of homes are at least I-foot
above groundwater.
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.
Graphically depict any FEMA flood plain boundaries. Note restrictions
associated with the flood zone on the face of the preliminary plat.
Performance specifications for the common area pressurized irrigation system
shall be submitted with each Final Plat application.
Adopt the Recommendations of the Meridian Fire Department as follows:
The following will be the requirements and/or concerns to provide minimum levels
of fire protection for the proposed project:
1. 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
2. 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 comers.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
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3. All entrance and internal roads shall have a turning radius of28' inside and
48' outside radius.
4. Provide a 20' wide Fire Lane for all internal & external roadways.
5. Operational fire hydrants and temporary or permanent street. signs are
before combustible construction begins.
required
6. The roadways shall be built to Ada County Highway Standards 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.
7. Fire lanes and streets shall have a vertical clearance of 13 '6". This includes
mature landscaping.
8. Commercial and office occupancies will require a fire-flow consistent with the
International Fire Code to service the proposed project. Fire hydrants shall be
placed an average of300' apart.
9. Paint the curb red and provide signage "No Parking Fire Lane".
10. Provide exterior egress lighting as required by the International Building & Fire
Codes.
11. No parking allowed on Green Gable Court. No parking on East Green Have Lane
until completed road section is provided. Parking allowed on one side of street only
for remainder of sub.
C.
Adopt the Recommendations ofCentraI 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
Enviroumental 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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Alexandria Subdivision PP-O4-0 17 Page 6
stormwater management system that prevents groundwater and surface water
degradation.
D..Adopt the Recommendations of the Ada County Highway District as follows:
Site Specific Conditions of Approval
1.
The applicant shall do one of the following:
a. Dedicate by donation a total of35-feet of right-of-way along Locust Grove
Road, and construct a minimum 5-foot wide concrete sidewalk along Locust
Grove Road, located a 2-feet within the new 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 Reitierman Avenue and Green Gable Court as 29-foot street sections
with rolled curb, gutter, a 4-foot detached concrete sidewalk, and as-foot
landscape strip within 50-feet of right-of-way as proposed. These roadways shall
be signed for parking on one side only.
OR
Construct Reitierman Avenue and Green Gable Court as 36-foot street sections
with curb, gutter, and sidewalk within 50-feet of right-of-way.
3.
If Reitierman Avenue within Razzberry Crossing Subdivision to the north of the
site is not constructed at the time of construction within this site, the applicant
shall provide a temporary turnaround at the northern terminus ofReitierman
Avenue.
4.
Install a sign at the southern terminus Reiterman Avenue and Madison Avenue
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
5.
Construct Madison Avenue from West Star Lane approximately 180-feet south
into the site (to the south side of the proposed commercial driveway) as a 40-foot
street section with vertical curb, gutter, and sidewalk within 54-feet of right- of-
way. The sidewalk may be a 4-foot detached concrete sidewalk if as-foot
landscape strip is provided. From the point south of the commercial driveway,
Madison Avenue may be tapered to a 36-foot street section within 50-feet of
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Alexandria Subdivision PP-O4-0l7 Page 7
2.
3.
4.
5.
right-of-way. Madison Avenue should be constructed with vertical curb its entire
length.
6.
Due to the fact that Madison A venue is to be constructed to commercial street
standards, including vertical curb, the applicant will need to identify and provide
curb cut driveways for Lots 2-4, Block 2.
7.
Construct East Green Haven Lane with one-half of the street improvements on the
north side including curb, gutter, and sidewalk. Construct a minimum of 24-feet
of pavement, and a 3-foot wide gravel shoulder and a drainage swale on the south
side within a minimum of 40-feet of right-of-way.
8.
Construct one 30-foot wide curb return commercial driveway on Madision
Avenue located approximately 130-feet south of West Star Lane.
9.
Coordinate the design of the alternative turnaround on Green Gable Court with
District Development Services staff.
10.
Direct lot access to Locust Grove Road is prohibited, and a note stating this shall
be placed on the final plat.
11.
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
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 may be
damaged during the construction of the proposed development. Contact
Construction Services at 387-6280 (with file number) for details.
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.
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.
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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 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 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.
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