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HomeMy WebLinkAboutChatsworth Sub PP 04-025 RECEIVED SEP 1 4 2004 City Of Meridian City Clerk Office STAFF SUMMARY OF PLANNING AND ZONING COMMISSION RECOMMENDATION TO CITY COUNCIL Project Name: Chatsworth Subdivision Case No(s).: AZ-04-018, PP-04-025 Applicant: Dyver Development, LLC P&Z Commission Hearing Date: August 19, 2004 Recommendation: Approve with conditions (all ayes) Summary of Public Hearings: . Shawn Nickel, representing the applicant, testified in favor of the application. . David Bailey, representing the applicant (engineer), discussed the existing east-west easement and that the applicant intend to vacate the easement through the City's established process. . Lori Bi, property owner to the south, testified on concerns regarding access to the back part of her property and requested a gate at the end of the stub street to her property. She also had concerns about the applicant's proposal to vacate the 30-foot wide easement, as a portion of the easement is on her property. . Another point of discussion was the location of the proposed access point to Locust Grove Road for this development. Key Commission Changes to Staff Recommendation: . Amended Site Specific Condition #8 on Page II to require a gate at the terminus of East Pisa Street for the Bi property. Outstanding Issues for City Council: . None. NOTE: Joint School District No.2 has submitted a letter stating that the high schools, middle schools, and elementary schools throughout the district are operating over capacity and that approval of Chats worth Subdivision will have a significant impact on school enrollments at Mary McPherson Elementary, Lake Hazel Middle, and Mountain View High School. The letter does not contain any specific conditions regarding the subject development, but it does call out the current overcrowded situation. Please see the letter from Joint School District No. 2, dated July 20,2004, for more information regarding the subject development's impact on the School District. BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT APPROVAL OF 77 BUILDABLE LOTS AND 4 COMMON/OTHER LOTS ON 19.40 ACRES IN A PROPOSED R-8 ZONE FOR CHATSWORTH SUBDIVISION Case No. PP-04-025 RECOMMENDATION TO CITY COUNCIL DYVER DEVELOPMENT, LLC Applicant 1. The property is approximately 19.40 acres in size and is located on the west side of South Locust Grove Road, approximately 1/3 of a mile south of Victory Road, in Section 30, Township 3 North, Range 1 East. 2. Dyver Development, LLC is the current property owner and Corey Barton, a managing member, has submitted notarized consent for the subject application. 3. The Applicant is Dyver Development, LLC. 4. The subject property is currently zoned RUT (Ada County). There is, however, an application for annexation and zoning to R-8 before the City Council. The zoning ofR-8 is defined within the City of Meridian Zoning and Development Ordinance Section 11-7- 2. 5. The property, which is the subject of this application, is within the Area ofImpact of the City of Meridian. 6. The entire property is included within the Meridian Urban Service Planning Area as derIDed in the Meridian Comprehensive Plan. 7. The Applicant proposes to develop the subject property in the following manner: A residential subdivision with seventy-seven (77) buildable lots and four (4) common/other lots. 8. There are no significant or scenic features of major importance that affect the consideration ofthis application. 9. The Planning and Zoning Commission recognizes the concems of Lori Bi, expressed at the hearing on August 19,2004. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 77 BUILDABLE LOTS AND 4 COMMON/OTHER LOTS ON 19.40 ACRES IN AN R-8 ZONE, BY DYVER DEVELOPMENT, LLC - PP-04- 025 - 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 Special Recommendations of the Planning and Zoning Commission as follows: I. Modify Site Specific Condition of Approval #8 on page 11 of the staff report by requiring that a gate at the stub street, East Pisa Street, be installed the full width of the street. B. Adopt the Comments and Recommendations of the Meridian Planning & Zoning and Public Works Departments as follows: SITE SPECIFIC CONDITIONS OF APPROVAL (PRELIMINARY PLAT) 1. All conditions of the Annexation and Zoning (AZ-04-018) application shall also be considered conditions of the Preliminary Plat (PP-04-025). 2. Dedicate (or preserve) Locust Grove Road right-of-way in accordance with ACHD's requirements and provide a 25-foot wide landscape buffer along Locust Grove Road in accordance with MCC, outside of the ultimate right-of-way. The required street buffer along Locust Grove Road shall include 25-feet of landscaping. If the sidewalk along Locust Grove Road is constructed in the required landscape buffer lot as proposed, the width of the landscape buffer common lot shall be at least 30-feet wide to provide a full 25-feet of landscaping. The Chatsworth Homeowners' Association shall be responsible for maintaining said landscaping along Locust Grove Road. 3. Utilize common driveways for Lots 3-6, Block 5, and for Lots 12-15, Block 5. In accordance with MCC 11-9-1, the public street frontage for Lots 4,5, 13, and 14, Block 5, may be reduced to 10-feet. Common drives serving 3 or 4 dwelling units shall be constructed a minimum of 24-feet wide, with crushed gravel and asphaltic concrete paving. Any portion of the flag lots for Lots 4,5, 13, and 14, Block 5 that are beyond the 24-foot wide driveway surface shall be landscaped. A note shall be placed on the face of the final plat stating the purpose of the common driveway easements and who is to be responsible for maintenance thereof. No parking signs shall be installed on the 2 proposed common driveways. Coordinate the location of the required signage with the Meridian Fire Department. 4. Prior to signature of the final plat by the City Engineer, vacate the 30-foot wide, east- west easement that bisects the property. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 77 BUILDABLE LOTS AND 4 COMMON/OTHER LOTS ON 19.40 ACRES IN AN R-8 ZONE, BY DYVER DEVELOPMENT, LLC - PP-04- 025 - Page 2 5. The applicant has not indicated who will own and operate the pressurized irrigation system within this development. Underground vear-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. 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 shall be submitted prior to plan approval. 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. 6. 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 MCC 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. If lateral users association approval can not be obtained, plans will be reviewed and approved by the City Engineer prior to final plat signature. 7. The submitted landscape plan prepared by The Land Group, Inc., Project Number 04096, dated 6-8-04 is approved with the following notes: . The street buffer along Locust Grove Road shall be shown in accordance with Site Specific Condition #2 above. . Any tree over 4" in caliper that is removed ITom 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. . All areas being counted toward the 5% open space requirement shall be free of "wet ponds" or other such nuisances. All stormwater detention facilities incorporated into the required open space are subject to Ordinance 12-13-14 and shall be fully vegetated with grass and trees, as depicted on the submitted landscape plan. 8. A detailed fencing plan shall be submitted upon application of the final plat. If permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of building permits. All fences shall taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in accordance with MCC 12-4-10. A gate at the stub street, East Pisa Street, shall be installed the full width of the street. 9. A minimum of two points of access will be required for any portion of the project, which serves more than 50 homes (measured off of the center line of the street). The two entrances shall be separated by no less than Y> the diagonal measurement of the project. Prior to RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 77 BUILDABLE LOTS AND 4 COMMON/OTHER LOTS ON 19.40 ACRES IN AN R-8 ZONE, BY DYVER DEVELOPMENT, LLC - PP-04- 025 - Page 3 issuance of the 51 st building permit, a Fire Department approved secondary emergency access point to the site shall be provided. 10. Parking on Tiber Drive, where the street section is proposed at 33-feet (back-of-curb to back-of-curb) shall be limited to one side. Paint the curb red and install "No Parking" signs on one side of the bulb-out (Lot 1, Block 3) on Tiber Drive. 11. In accordance with MCC 4-1-11.B.4, the trash receptacles for Lots 3-6, and 12-15, Block 5, shall be located no more than five (5) feet behind the sidewalk for the adjacent street. SSC will not provide trash pick-up services utilizing the common driveway. The trash receptacle(s) shall not cause a nuisance and shall be enclosed. 12. Sanitary sewer service to this site shall be via main line extensions ITom an existing main installed adjacent to the property. The applicant has preliminarily designed the sewer to flow out through the proposed Roseleaf Subdivision instead of flowing out to the existing trunk in Locust Grove. The applicant will be responsible to construct sewer mains to and through this proposed development. 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. 13. Domestic water service to this site shall be via main line extensions from mains installed adjacent to the property. The applicant will be responsible to construct water mains to and through this proposed development. 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. 14. Direct lot access to Locust Grove Road is prohibited. A note shall be placed on the final plat restricting access to Locust Grove Road. 15. No variances, exceptions or reductions to the City adopted dimensional standards or uses are approved with this preliminary plat application. All minimum lot sizes, structure setbacks, street frontage, and house size requirements shall be maintained. 16. Maintenance of all common areas shall be the responsibility of the Chatsworth Homeowners' Association. STANDARD CONDITIONS OF APPROVAL (PRELIMINARY PLAT) 1. All grading of the site shall be performed in conformance with MCC ll-12-3H. 2. Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to MCC 12-13-10-8. 3. Submit with the final plat application 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. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 77 BUILDABLE LOTS AND 4 COMMON/OTHER LOTS ON 19.40 ACRES IN AN R-8 ZONE, BY DYVER DEVELOPMENT, LLC - PP-04- 025 - Page 4 4. 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. 5. A detailed landscape and fencing plan, in compliance with the landscape and subdivision ordinance, shall be submitted for the subdivision with the final plat application. 6. Coordinate fITe hydrant placement with the City of Meridian Public Works Department. 7. Two-hundred-fiftyand 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. 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 ITom the Public Works Department prior commencing installations. 8. 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 have to be mitigated. 9. Submit any up-dated groundwater/soils monitoring data, as collected and analyzed by a soils scientist, to the Public Works Department for review. Any drainage areas (detention/retention basins) must be designed to ensure that water will percolate or discharge with a period of time not to exceed 24-hours for all storms up to and including a 100-year storm events. Side slopes within drainage areas shall not exceed 3:1. Any portion of a drainage area not improved with sod/grass seed (or other approved landscaping) shall not count towards the required open space area. 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. This is to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above groundwater. 10. The applicant shall coordinate mailbox locations with the Meridian Post Office. 11. Any existing domestic wells and/or septic systems within this. project will have to be removed ITom 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. 13. 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. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 77 BUILDABLE LOTS AND 4 COMMON/OTHER LOTS ON 19.40 ACRES IN AN R-8 ZONE, BY DYVER DEVELOPMENT, LLC - PP-04- 025 - Page 5 14. The 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. 15. All lot, parcel and tract sizes shall meet the minimum dimensional standards as established in the zoning ordinance. 16. Staff's failure to cite specific ordinance provisions or terms of the approved annexation/conditional use does not relieve the applicant of responsibility for compliance. 17. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4. C. Adopt the Recommendations of ACHD as follows: Site Specific Conditions of Approval 1. The applicant shall do one of the following regarding Locust Grove Road: a. Dedicate by donation a total of35-feet from centerline (an additionallO-feet) of right-of-way along Locust Grove Road, and construct a minimum 5-foot wide concrete sidewalk along Locust Grove Road, located a minimum of28-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 of28-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 all ofthe internal streets as 36-foot street sections within 50-feet of right- of- way with rolled curb, gutter, and 5-foot concrete sidewalks, as proposed. 3. Any landscape islands or medians shall be owned and maintained by the homeowner's association. Notes ofthis are required on the final plat. 4. Construct Claymont Street, the main entrance, to intersect Locust Grove Road approximately 285-feet south of the north property line (measured property line to centerline). 5. Construct Sartreano Avenue as a stub street connection to the north property line to connect to RoseleafSubdivision. This roadway is located approximately 670-feet west of Locust Grove (measured centerline to centerline). RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 77 BUILDABLE LOTS AND 4 COMMON/OTHER LOTS ON 19.40 ACRES IN AN R-8 ZONE, BY DYVER DEVELOPMENT, LLC - PP-04- 025 - Page 6 6. Construct S. Chatsworth Avenue to the south property line as a stub street to the 23-acre parcel. This street shall be located approximately 520-feet (measured centerline to centerline) east of the west property line. Install a sign at the terminus ofthe roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 7. Construct E. Pisa Street to the east property line as a stub street to the 4.99-acre parcel. This street shall be located approximately 125-feet north of the south property line. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 8. Construct a stub street to the west property line. This street shall not be aligned with E. Tiber Drive. The stub street shall be located centrally between E. Tiber Drive and E. Pisa Street, intersecting with Bigham Avenue. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 9. Provide two traffic calming devices (chokers, stamped concrete pedestrian crossing, landscaped median, etc.) on E. Tiber Drive: one located at the intersection with S. Sartreano A venue and one located at the intersection with S. Chatsworth A venue OR provide a choker on E. Tiber Drive centrally located between S. Chatsworth Avenue and S. Sartreano Avenue. The applicant shall coordinate the exact location and design with District Traffic Services Staff. 10. Other than the access that is specifically approved with this application, direct lot access to Locust Grove Road is prohibited and shall be noted on the final plat. II. 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 RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 77 BUILDABLE LOTS AND 4 COMMON/OTHER LOTS ON 19.40 ACRES IN AN R-8 ZONE, BY DYVER DEVELOPMENT, LLC - PP-O4- 025 - Page 7 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. 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. D. Adopt the Meridian Fire Department Recommendations as follows: 1. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 \12" 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. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 77 BUILDABLE LOTS AND 4 COMMON/OTHER LOTS ON 19.40 ACRES IN AN R-8 ZONE, BY DYVER DEVELOPMENT, LLC - PP-04- 025 - Page 8 f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. 2. 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. 3. Provide a 20' wide Fire Lane for all internal & external roadways. 4. All entrance and internal roads shall have a turning radius of28' inside and 48' outside. 5. The roads 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 a 33' street width shall have parking only on one side (portion of Tiber Drive. near Locust Grove Road), No Parking signs and red-painted curbs will be required. 6. Insure that all yet undeveloped parcels are maintained ITee of combustible vegetation. 7. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. 8. A minimum of two points of access will be reauired for anv portion of the proiect. which serves more than 50 homes. This shall be measured off of the center line of the street. The two entrances shall be separated by no less than Y, the diagonal measurement of the project. 9. The proposed 77-lot subdivision with an estimated 2.9 residents per household would have a total estimated population of223 residents at build out. 10. 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. 11. 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. 12. No Parking signs and painted curbs will be required for all Fire Lanes. No parking signs shall be installed on the 2 proposed common driveways. Coordinate the location of the required signage with the Meridian Fire Department. E. Adopt the Recommendations of the 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. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 77 BUILDABLE LOTS AND 4 COMMON/OTHER LOTS ON 19.40 ACRES IN AN R-8 ZONE, BY DYVER DEVELOPMENT, LLC - PP-04- 025 - Page 9 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 wat~r degradation. F. Adopt the Recommendations ofNampa Meridian Irrigation District as follows: 1. The Preliminary Plat indicates that pressure irrigation will be supplied. IfNampa & Meridian Irrigation District is to own and operate the system a Land Use Change Application will be required. Ifthe District is not to own and operate it than there will be no impact on the District by this proposed development and no further review is necessary. G. Adopt the Recommendations of the Sanitary Services Company as follows: 1. In accordance with MCC 4-I-l1.B.4. the trash receptacles for Lots 3-6. and 12-15. Block 5 shall be located no more than five (5) feet behind the sidewalk for the adjacent street. SSC will not provide trash pick-up services utilizing the common driveway. The trash receptac1e(s) shall not cause a nuisance and shall be enclosed. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 77 BUILDABLE LOTS AND 4 COMMON/OTHER LOTS ON 19.40 ACRES IN AN R-8 ZONE, BY DYVER DEVELOPMENT, LLC - PP-O4- 025 - Page 10