HomeMy WebLinkAboutLarkspur Subdivision PP
R}i~CEIVEl;;
~;~} 0 3 2004
STAFF SUMMARY
OF
City Of Mé\Tidian
Cil;y Cled, Office
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Larkspur Subdivision
Case No(s).:
RZ-04-009 I PP-04-023 I CUP-04-025
Applicant:
Larkspur, LLC
P&Z Commission Hearing Date: August 19, 2004
Recommendation:
Approve with conditions
Summary of Public Hearing:
. The applicant team testified in favor of the application.
. Testimony in opposition to the project was received from one member of the public.
The primary concern of the member of the public was the proposed density of
Larkspur Subdivision and the impact of the density on adjoining neighborhoods.
Key Commission Changes to Staff Recommendation:
. None
Outstanding Issues for City Council:
. None
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE )
REQUEST FOR PRELIMINARY )
PLAT APPROVAL OF 56 BUILDING)
LOTS AND 6 COMMON LOTS ON )
18.94 ACRES FOR LARKSPUR )
SUBDIVISION )
)
Case No. PP-O4-023
RECOMMENDATION TO CITY
COUNCIL
Larkspur, LLC,
Applicant
1.
The property is located at 2090, 2190, and 2240 S. Meridan Road, approximately
1/3 mile south of the southeast intersection ofN. Meridian Road and E. Overland
Road, Meridian.
2.
The owners of record of the subject property are Calderwood Community, LLC,
Jack and Carolyn Siemsen, and Donald Minegar.
3.
Applicant is Larkspur, LLC.
4.
The subject property is currently zoned R-4; however, there is a request for rezone
to R-4, R-8, and L-O zones before the City Council. These zoning districts are
defined within the City of Meridian Zoning and Development Ordinance, Section
11-7-2.
5.
The subject property is within the city limits of the City of Meridian.
6.
The entire parcel is included within the Meridian Urban Service Planning Area as
defined in the Meridian Comprehensive Plan.
7.
The Applicant proposes to develop the subject property in the following manner:
as single family residential, light office, and assisted living.
8.
There are no significant or scenic features of major importance that affect the
consideration of this application.
9.
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
LARKSPUR SUBDIVISION PP-O4-023 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 and final 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
follows:
SlTE SPECIFIC COMMENTS - PRELIMINARY PLAT
1.
All landscaping will be required per the landscape plans submitted with
the application.
2.
All conditions of the accompanying Conditional Use Permit application
shall also be considered conditions ofthe Preliminary Plat.
3.
Sanitary sewer and water service to this site shall be via main line
extensions from existing mains installed adjacent to the property. The
applicant shall be required to extend sewer and water mains to and through
the proposed development, thereby making them available to the adjacent
properties. The Applicant shall coordinate main sizing and routing with
the Public Works Department. An additional water main tie-in to the
existing main in S. Meridian Road will be necessary to provide flTe flows.
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
forms of easements, for any mains that are required to provide service.
4.
The preliminary plat shows two sanitary sewer services being extended to
the existing residential homes on lots (Lots 1 and 2, Block 1), however no
service is shown to the existing mobile home behind the house on Lot 2,
Block 1. Please revise the preliminary plat to show how service is to be
provided to the existing mobile home.
GENERAL COMMENTS-PRELIMINARY PLAT
1.
Please submit a copy of the Ada County Street Name Committee's
approva11etter for the subdivision name. Make any corrections necessary
to conform.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
LARKSPUR SUBDIVISION PP-O4-023 Page 2
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 11 0% will be required for
all fencing, landscaping, play equipment, pressurized irrigation, sanitary
sewer, water, etc., prior to signature on the final plat.
4.
Sidewalks within the proposed subdivision shall be built in accordance
with MCC12-13-1O-8.
5.
A permanent pedestrian easement, in favor of the City of Meridian, shall
be recorded for the pedestrian pathway prior to the final plat being
recorded. The instrument number for the easement shall be referenced on
the final plat. The easement shall be sufficient width to cover the 20-foot
wide pathway shown. The 10- foot wide hard surfaced pathway shall be
constructed and fully improved prior to the issuance of the first Certificate
of Occupancy for any building within the subdivision. Additionally, a note
shall be added to the face of the final plat indicating the City of Meridian
is responsible for the maintenance of the regional pathway surface located
within the easement. The note shall also indicate who will be responsible
for landscaping maintenance within the easement.
6.
Two-Hundred-Fiftyand 100-watt, high-pressure sodium streetlights will
be required at locations designated by the Public Works Department. Any
streetlights shall be installed at subdivider's expense. Typica110cations 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.
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 owners), with written approval or non-approval
submitted to the Public Works Department. Iflatera1 users association
approval can't be obtained, plans will be reviewed and approved by the
Meridian City Engineer prior to final plat signature.
8.
A drainage plan designed by a State ofIdaho licensed architect or engineer
is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91)
for all new off-street parking areas. All drainage water is to be maintained
on-site. 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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
LARKSPUR SUBDIVISION PP-O4-023 Page 3
B.
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.
9.
Please submit all updated groundwater/soils reports to the Public Works
Department for review. 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. Side slopes within drainage areas shall not exceed
3:1.
10.
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.
11.
Developer shall coordinate mailbox locations with the Meridian Post
Office.
12.
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 maybe used for non-domestic purposes
such as landscape irrigation.
13.
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.
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.
2.
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. International Fire Code
Appendix D
Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a.
Fire Hydrants shall have the 4 1h" outlet face the main street or
parking lot aisle.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
LARKSPUR SUBDIVISION PP-O4-023 Page 4
b.
The Fire hydrant shall not face a street which does not have
addresses on it.
Fire hydrant rnarkers shall be provided per Public Works spec.
Locations with fire hydrants shall have the curb painted red 10' to
each side of the hydrant location.
Fire Hydrants shall be placed on corners.
Fire hydrants shall not have any vertical obstructions to outlets
within 10'.
c.
d.
e.
f.
3.
All entrance and internal roads shall have a turning radius of 28' inside
and 48' outside radius.
4.
Operational fire hydrants and temporary or permanent street signs are
required before combustible construction begins.
5.
To increase emergency access to the site a minimum of two points of access
will be required for any portion of the project, which serves more than 50
homes. The applicant shall provide a stub street to the property to the
(westleastlnorthlsouth). The two entrances shall be separated by no less than
Y> the diagonal measurement of the project.
6.
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 of 300' apart.
7.
The proposed multi-family lot has an estimated 98 units with a total
estimated population of 284 residents at build out The Meridian Fire
Department 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 year 2005 and 3800 by
the year 2010.
8.
The proposed project lies outside the five-minute response zone goal.
Achievement of this goal is subject to budgetary constraints and is
intended to enhance the probability of a favorable outcome on a request
for Basic Life Support. The budget constraints are typically defined as
capital outlay for facilities that are located within 1.5 miles from a given
location and sufficient operational funds to staff the facilities.
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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
LARKSPUR SUBDIVISION PP-O4-023 Page 5
D.
10.
All portions of the buildings located on this project must be within 150' of a
paved surface as measured around the perimeter of the building.
11.
Fire Sprinklers will be required for all buildings associated with this project.
12.
Provide exterior egress lighting as required by the International Building &
Fire Codes.
C.
Adopt the Recommendations of Central 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
Environmental Quality.
3.
Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated tiITough 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.
Adopt the Recommendations ofNampa Meridian Irrigation District as follows:
1.
Applicant shall apply for a land use change application prior to [mal platting.
2.
All laterals and waste ways must be protected.
3.
The District's Purdam Drain and Kennedy Lateral courses through this proposed
project. This easement must be protected and any encroachment without a signed
License Agreement and approved plan, before any construction is started, is
unacceptable.
4.
All municipal surface drainage must be retained on site. If any surface drainage
leaves the site, the Nampa & Meridian Irrigation District must review drainage
plans.
5.
The Developer must comply with Idaho Code 31-3805.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
LARKSPUR SUBDIVISION PP-O4-023 Page 6
6.
E.
NMID recommends that irrigation water be made available to all developments
within the Nampa & Meridian Irrigation District.
Adopt the recommendations of the Ada County Highway District as follows:
Site Specific Conditions of Approval
1.
Construct a local commercial roadway (Blackspur Way) that intersects
Calderwood Drive approximately 340-feet east of State Highway 69, as
proposed.
2.
Construct a stub street at the south property line approximately lO3-feet
west of the east property line, as proposed. Construct a temporary
turnaround at the terminus of the roadway and install a sign at the
terminus of the stub street stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
3.
Construct Calderwood Drive as one half of a 36- foot street section with
vertical curb, gutter and 5-foot concrete sidewalks within 50-feet of right-
of-way.
4.
Construct Blackspur Way (from Calderwood Drive to the island that is
proposed within Blackspur Way) as a 40-foot street section with vertical
curb, gutter and 5-foot attached concrete sidewalk within 54-feet of right-
of-way, as proposed.
5.
Construct Blackspur Way (from the proposed island within Blackspur
Way to the south property line) as a 34-foot street section with rolled curb,
gutter and 5-foot attached concrete sidewalks within 42-feet of right- of-
way, as proposed. Provide the District with an easement for the sidewalk
that extends outside of the right-of-way. Submit a letter from the
appropriate fire District allowing parking to remain on both sides of the
roadway.
6.
Construct an island within Blackspur Way, as proposed. Maintain a
minimum ofa 21-foot street section on either side of the island. The
island shall be reviewed and approved by ACHD's Development staff and
owned and maintained by a homeowners association. Notes of this shall
be required on the final plat.
Construct a 20 to 30-foot wide curb return type driveway that intersects
Calderwood Drive approximately 2l0-feet east of State Highway 69 and
1O5-feet west of the proposed commercial street, as proposed. Construct
the driveway with a 15-foot curb radius (minimum).
7.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
LARKSPUR SUBDIVISION PP-O4-023 Page 7
9.
2.
4.
8.
Construct a 30-foot wide curb return type driveway that intersects
Calderwood Drive approximately 235-feet east of the proposed
commercial street, as proposed. Construct the driveway with a 15- foot
curb radius (minimum).
Construct a 25-foot wide curb return type driveway that intersects the
proposed commercial street approximately 250-feet south of Calderwood
Drive, as proposed. Construct the driveway with a 15-foot curb radius
(minimum).
10.
Comply with requirements ofITD for Meridian Road (SH 69) frontage.
Submit to the District a letter from ITD regarding said requirements prior
to District approval of the final plat or issuance of a building permit (or
other required permits), whichever occurs first. Contact District III Traffic
Engineer Dan Coonce at 334-8340.
11.
Other than the access points that have specifically been approved with this
application, direct lot access to Calderwood Drive is prohibited. Notes of
the access restrictions shall be noted on the final plat.
12.
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.
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.
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
LARKSPUR SUBDIVISION PP-O4-023 Page 8
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 ofthe 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 ofthe 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
LARKSPUR SUBDIVISION PP-O4-023 Page 9