Loading...
HomeMy WebLinkAboutLeeshire Subdivision PP RECEIVED 0 1 200~ City Of Meridian City Clerk OIDce STAFF SUMMARY OF PLANNING AND ZONING COMMISSION RECOMMENDATION TO CITY COUNCIL Project Name: Leeshire Subdivision Case No(s).: AZ-04-017, PP-04-024, CUP-04-026 Applicant: SWI Associates, LLC P&Z Commission Hearing Date: August 5, 2004 Recommendation: Approve with conditions (Three Ayes, One Nay) Summary of Public Hearing: . The applicant team testified in favor of the application. . Several letters and emails (approximately 20) opposed to the application were received and entered into the public record. . Testimony was received from several members of the public, especially from Dunwoody, Vienna Woods, and Larkwood Subdivisions. The majority of objections were related to three issues: (1) the density of the project, (2) the proposed commercial use along Locust Grove Road, and (3) the potential for the southern stub street to connect with Larkwood in the future. . Key issues of discussion and questioning by the Commission mirrored the Special Considerations in the staff report, including: 1. Setbacks 2. Existing Trees 3. Amenities 4. Fencing 5. Stub Street 6. Street Buffers 7. SSC meeting Keý Commission Changes to Staff Recommendation: . Annexation and Zoning: The Commission did not approve the proposed C-N zone and recommended that the use exception be annexed as L-O. . Preliminary Plat and CUP: The Commission made a few corrections and clarifications to the conditions of approval, defined the required amenities, and added seven new conditions proposed by the applicant at the hearing. Outstanding Issues for City Council: . Idaho Power has issued a letter stating that the west side of Locust Grove Road is intended for a future transmission line corridor and suggests that "it may be appropriate to request the inclusion of this proposed corridor on the final plat maps to ensure disclosure of the company's intention." The corridor is not defined in the letter and it is unclear how it may affect the layout of the subdivision. Staff is working to get more details from Idaho Power prior to the hearing with Council. . The Police Chief issued the following comments on 8/30. 1. Fencing should be held to no higher than 4 foot maximum for those lots within the development surrounding the proposed common area located in Block 4, Lot 17. This will provide for better visibility of the common area by the limited number of lots surrounding it-to include specifically Block 4, Lots 18, 30, and 3l-or any other lot immediately adjacent that may result from a revision to the submitted plan for Leeshire Subdivision. 2. I also concur with Planning and Zoning Staff regarding the condition for a stub street to be located south of and contiguous with Midnight Haze Lane, with the street to be continued (stubbed) and located through the proposed lot #12 in Block 4 of the submitted preliminary plat proposal. . The last of the 7 conditions of approval proposed by the applicant and added by the P&Z Commission is confusing and should be clarified by the applicant (See condition #13.g. on page 5 of the PP Recommendation). Staff feels that the issue is already handled by condition #4 on page 2 of the CUP Recommendation. PP Condition 13.g should either be deleted or clarified. . One of the Special Considerations raised by staff was regarding the multi-use pathway. Staff recommends that the proposed multi-use pathway not be required in this location. The P&Z Commission's motion states that the required amenities include "pathways, fixed benches, a basketball court,..."etc. The applicant is proposing some internal paths separate from the City's multi-use pathway. However, the motion does not clarify whether the multi-use pathway can be deleted, or if it is a required amenity. Staff would like to clarify that internal circulation paths are a required amenity, but that the City's multi-use pathway is not required in this location. BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE) REQUEST FOR PRELIMINARY) PLAT FOR 89 BUILDING LOTS) AND 20 COMMON LOTS ON 29.69 ) ACRES IN PROPOSED R-4, L-O, and) CoN ZONES FOR LEESHIRE) SUBDIVISION ) Case No. PP-04-024 RECOMMENDA nON COUNCIL TO CITY SWI ASSOCIATES, LLC, Applicant 1. The property is approximately 29.69 acres in size and is generally located on the west side of Locust Grove Road, approximately Y, mile north of McMillan Road, Meridian. 2. Grant and Joyce Lee are the current property owners and Mr. Lee has submitted notarized consent for the subject application. 3. Applicant is SWI Associates, 4700 N. Cloverdale Road, Suite 214, Boise, Idaho 83713. 4. The subject property is currently zoned RUT (Ada County) and consists of a residence, out-buildings, and pasture land. 5. The Applicant requests the property be zoned as R-4, L-O, and CoN (Medium Density Residential). 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 defined in the Meridian Comprehensive Plan. 8. The Applicant proposes to develop the subject property in the following manner: A residential neighborhood planned development. 9. The Meridian Comprehensive Plan Generalized Land Use Map designates the subject property as Medium Density Residential/Mixed-Use Community. 11. There are significant existing trees that affect the consideration of this application. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR LEESHIRE SUBDIVISION BY SWI ASSOCIATES, LLC - PP-O4-024 - Page 1 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: A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as modified by the P&Z Commission, as follows: SITE SPECIFIC CONDITIONS-PRELIMINARY PLAT 1. All conditions of the accompanying Conditional Use Permit application shall also be considered conditions of the Preliminary Plat. 2. The landscape plan shall be modified per the following: . Show the existing trees to be removed or retained, their sizes, and any required mitigation. Also state any protection measures to be used during construction. . The landscape plan depicts the edge of landscaping at the edge of the common lot along Locust Grove Road. Since the widening of Locust Grove is not in ACHD's Five Year Work Program, per Ordinance 12-13- 10-9, modify the landscape plan to show a 10-foot gravel shoulder adjacent to the existing edge of pavement and the remainder shall be landscaped with at least grass. . No storrnwater swales are currently depicted on the plan. Add contours and landscaping for any anticipated storrnwater swales. . Show the required detached sidewalks along Locust Grove Road in the landscape buffer. . Show the amenities required for the Conditional Use Permit. . In the street buffer along Locust Grove Road, change the proposed conifer trees to an approved deciduous species, since the buffer is proposed adjacent to future office/commercial uses. 3. Sanitary sewer service to the eastern, roughly half of this site shall be via main line extensions from the existing rnain in N. Locust Grove Road. The balance of the west half of this subdivision will have to be serviced by a joint lift station that is currently being negotiated with an adjacent property owner. If negotiations break down, then this development will have to install its own lift station to provide service. This development shall be subject to sanitary sewer latecomers fees, to reimburse those responsible for bringing service to this area. These fees RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR LEESHIRE SUBDIVISION BY SWI ASSOCIATES, LLC - PP-O4-024 - Page 2 shall be due and payable for each phase prior to the City's endorsement of the final plat maps. 4. Domestic water service to this site shall be via main line extensions from the existing mains adjacent to the property. This development will be required to install a pressure reducing station at its entrance to N. Locust Grove. A 12-inch diameter water main will be required through this subdivision to the end of the stub street, Starry Night Street. This development shall be subject to water main latecomers fees, to reimburse those responsible for bringing service to this area. These fees shall be due and payable for each phase prior to the City's endorsement of the final plat maps. 5. Applicant will be responsible to construct the sewer and water mains to and through this proposed development, thereby making them available to adjacent properties. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard form of easements, for any mains or facilities that are required to provide service. 6. The applicant has indicated that the pressurized irrigation system within this development will either be owned and operated by the Nampa & Meridian Irrigation District or the homeowners association, though they have not yet specified which it will be. Note: The applicant has recently verified that the project is actually within the 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 surface or 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 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. 7. A detailed fencing plan shall be submitted with the application for final plat. A 6- foot solid fence shall be required around the perimeter of the subdivision unless the City agrees in writing that such a fence is not required. Applicant shall address intended fencing design at the public hearings. 8. In accordance with MCC 12-13-10-8, Applicant shall provide 5-foot detached sidewalks adjacent to Locust Grove Road. Applicant shall also provide 4-foot detached sidewalks internally, as proposed. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR LEESHIRE SUBDIVISION BY SWI ASSOCIATES, LLC - PP-O4-024 - Page 3 9. The applicant shall be responsible for payment of and the actual physical sanitary sewer and domestic water connection for the existing house. 10. Please revise the preliminary plat map to show the attached units building envelope. This will help to identify which lot lines will need to have zero lot lines, and which ones won't. II. The GeoTechnical Report, dated 5/1104, submitted with this application indicates that the project site has surface soils and an underlying cemented silt or hardpan layer that could prove to be problematic with respect to drainage. Please submit all updated groundwaterlsoils monitoring data to the Public Works Department for review. All drainage facilities (detention/retention basins) must be designed to ensure that water is retained only during 100-year storm events, and for a period oftime not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3: I. 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. 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. 12. The applicant shall incorporate into the project's "Declaration of Covenants, Conditions and Restrictions for Leeshire Homeowners' Association," the "Homebuilders Recommendations" and "Homeowner Recommendations" as prepared by Bob J. Arnold, P.E., project geotechnical consultant. These informative documents shall also be provided to the home builders prior to purchase of the lots. The City does not approve, regulate, or enforce CC&Rs. 13. The following additional conditions, proposed by the applicant, shall be conditions of approval for this project: a. The trees in the 5 foot planting strip between the back of curb and the sidewalk shall be planted by the developer. The grass shall be installed by the builder upon completion of the home construction. b. The builder shall be required to install all front yard landscaping. The builder will provide to the developer either (i) a full front and rear landscape plan with a grading plan or (ii) a grading plan for all areas which are not landscaped. The builder and homeowner will be required to maintain the grading plan to assure appropriate drainage controls. c. Front yard landscaping will be required to be installed by the builder of each home. d. The minimum roof material shall be 30 year architectural shingles. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR LEESHIRE SUBDIVISION BY SWI ASSOCIATES, LLC - PP-O4-024 - Page 4 e. All exterior siding shall be hardboard, cottage lap, or similar material, stucco or stone. The architectural guidelines will not allow vinyl siding. f. The front of the homes will be required to have stucco, stone, or other exterior architectural feature. g. The common area fence design (four feet of windowpane with two feet of open design) will be required as the fence design on any portion which is parallel to the streets and shall be set back at least two feet behind the front of the home. GENERAL COMMENTS-PRELIMINARY PLAT I. 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. 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, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. Any pathways or micropaths within the proposed subdivision shall be designed in accordance with MCC 12-13-15 "Micropath Landscaping". 5. A detailed landscape plan, in compliance with the Landscape Ordinance, shall be submitted for the subdivision with the final plat application. 6. Sidewalks within the proposed subdivision shall be built in accordance with MCCI2-13-10-8. 7. 250 and 1O0-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 andlor 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. 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 City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR LEESHIRE SUBDIVISION BY SWI ASSOCIATES, LLC - PP-O4-024 - Page 5 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. 9. 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. 10. Developer shall coordinate mailbox locations with the Meridian Post Office. II. 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. 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. B. Adopt the Recommendations of ACHD as follows: 1. The applicant shall do one of the following: a. Dedicate by donation a total of 48-feet of right-of-way from the centerline along Locust Grove Road, and construct a minimum 5-foot wide concrete sidewalk along Locust Grove Road, located a minimum of 41-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 4l-feet from the centerline ofthe 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 the main entrance, Starry Night Street, to intersect Locust Grove Road approximately 286-feet north of the south property line, as proposed. 3. Construct Starry Night Street as a 40-foot street section with vertical curb, gutter and a 5-foot detached concrete sidewalk that is detached with a 5-foot planter strip within 59-feet of right-of-way, as proposed. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR LEESHIRE SUBDIVISION BY SWI ASSOCIATES, LLC - PP-O4-024 - Page 6 4. Construct the internal roadways as 33-foot street sections with rolled curb, gutter and a 5-foot detached concrete sidewalk that is detached with a 5-foot planter strip within 52-feet of right-of-way, as proposed. Submit a letter showing the review and approval of the reduced street section from the appropriate Fire District in order to allow parking on both sides of the roadway. 5. Detach the sidewalk on Lot I Block 2 to meander outside of the right-of-way, as proposed. Provide pedestrian connections to the pedestrian crossings and provide the District with an easement for the sidewalk that meanders outside of the right- of-way near Lot I Block 2. 6. Construct two twenty foot wide alleys within the subdivision, as proposed. Pave the alley its full width and construct a back-of-curb radius of 15-feet at all alley intersections. Locate any proposed access to the alleys a minimum of 25-feet from the nearest public street. Parking shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 22- feet for perpendicular parking. Parking in the alleys is not allowed. 7. Extend Starry Night Street from the west property line located approximately 375-feet north of the south property line, as proposed. 8. Construct a stub street to the north property line located approximately 139-feet east of the west property line, as proposed. Install a sign at the terminus of the roadway stating, "this roadway will be extended in the future". 9. Construct a stub street to the north property line located approximately 790-feet east of the west property line, as proposed. Install a sign at the terminus of the roadway stating, "this roadway will be extended in the future". 10. Construct a stub street to the south property line in the approximate location of Lot 12 Block 4. Install a sign at the terminus of the roadway stating, "this roadway will be extended in the future". 11. Construct a cul-de-sac turnaround with an island within the turnaround at the terminus of Twilight Hush Way, as proposed. Provide a minimum turning radius of 45-feet and provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians shall be constructed a minimum of 4- feet wide to total a minimum of a 100-square foot area and shall be owned and maintained by the Homeowners Association. 12. Construct a non-standard turnaround at the terminus of Noon Shadow Street. Construct the terminus of Noon Shadow Street with an 18-foot (minimum radius). Submit a letter from the emergency fire service allowing the roadway to terminate with the alley serving as the "connection" to another public roadway. 13. Construct two knuckles without a center island within the knuckles, as proposed. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR LEESHIRE SUBDIVISION BY SWI ASSOCIATES, LLC - PP-O4-024 - Page 7 14. Construct three islands within the public right-of-way. Maintain a minimum of a 21-foot street section on either side of the center island. The island shall be constructed a minimum of 4-feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The islands shall be owned and maintained by the Homeowners Association. 15. Other than the access points that have specifically been approved with this application, direct lot access to Locust Grove Road is prohibited. A note regarding this access restriction will be required on the final plat. 16. 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. 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 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. 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 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR LEESHIRE SUBDIVISION BY SWI ASSOCIATES, LLC - PP-O4-024 - Page 8 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. II. 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 waiverlvariance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 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 Enviroumental Quality. 3. Run-offis 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 of Settlers Irrigation District as follows: RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR LEESHIRE SUBDIVISION BY SWI ASSOCIATES, LLC - PP-O4-024 - Page 9 1. All irrigation/drainage facilities along with their easements must be protected and continue to function. The facility involved is the North Slough 2 Lateral. 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 subdivision. If the developer wishes to have Settlers Irrigation District own, operate, and maintain the pressure irrigation system and agreement needs to be in place prior to the preconstruction meeting. 7. This property is located entirely within Settlers Irrigation District, therefore SID will be the irrigation entity having jurisdiction. E. Adopt the Recommendations of Sanitary Services Company as follows: I. "No Parking" signs shall be posted in the alleys. 2. There shall be a 10 foot setback from any fencing to the edge of pavement of the alleys. 3. There shall be a 20 foot setback from any structure to the edge of the pavement of the alleys. 4. The alleys shall be constructed to ACHD standards and dedicated to them. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR LEESHIRE SUBDIVISION BY SWI ASSOCIATES, LLC - PP-O4-024 - Page 10