HomeMy WebLinkAboutChesterfield Sub PP 03-046
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
R~(J~l V ~lJ
I 2:104
CITY OF MERIDIAN
CITY (:1 FRK OFFI(i~i=
Project Name:
Chesterfield Subdivision (Resubmittal)
Case No(s).:
PP-03-046, CUP-03-070, AZ-03-037
Applicant:
Centennial Development, LLC
P&Z Commission Hearing Date: August 19, 2004
Recommendation:
Approve with conditions.
Application History:
Meridian's Planning and Zoning Commission recommended approval of the Planned
Development, Preliminary Plat, and Annexation and Zoning applications for Chesterfield
Subdivision on February 19, 2004. The proposed subdivision was heard by City Council on
March 23, 2004. City Council voted at this hearing to remand the proposed Planned
Development, Preliminary Plat and Annexation and Zoning applications for Chesterfield
Subdivision to the Planning and Zoning Commission. City Council requested that several
revisions be made to the proposed subdivision plan. These revisions include: providing for a
mixture of lot sizes, frontage widths and housing types throughout the development, and
addressing the location of the subdivision's amenities and open space. The applicant has made
the changes requested by City Council. Meridian's Planning and Zoning commission
recommended approval of the revised Planned Development, Preliminary Plat, and Annexation
and Zoning applications for Chesterfield Subdivision on August 19, 2004.
Summary of Public Hearing:
. The applicant, Kevin Amar, testified in favor of the application.
. Three members of the public testified in opposition to the proposed subdivision,
expressing concerns regarding the density of the proposed development and the
potential for increased traffic on El Gato Road.
Key Commission AdditionslModifications to Staff Recommendation:
. None
Outstanding Issues for City Council:
. Installation and maintenance of the pathway located in the northeast corner of
Chesterfield Subdivision needs to be clarified.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR Chesterfield Subdivision
Case No. PP-O3-046
RECOMMENDATION TO CITY
COUNCIL
Centennial Development, LLC,
Applicant
RECOMMENDA nON
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:
I.
The property is located east of North Black Cat Road and north of West Franklin
Road.
2.
The owner of record of the subject property is Centennial Development, LLC.
3.
Applicant is Centennial Development, LLC.
4.
The subject property is currently zoned RUT. The applicant is applying for R-8
zoning. The zoning district ofI-L is defined within the City of Meridian Zoning
and Development Ordinance, Section 11-7-2.
5.
The Applicant requests Preliminary Plat approval for a Planned Development in a
proposed R-8 zone.
6.
The Meridian Planning and Zoning Commission recognizes that the proposed
application is in compliance with the Meridian Comprehensive Plan.
7.
The use proposed which is the subject of this will, in fact, constitute a conditional
use as determined by City policy.
8.
The Planning and Zoning Commission recognized the concerns of neighbors and
Joint School District No.2, expressed in their letters.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Chesterfield Subdivision PP-O3-046 Page I
A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
SITE SPECIFIC COMMENTS I PRELIMINARY PLAT
I.
Water service to this site shall be via main line extensions fÌom the existing mains
adjacent to the property. The applicant shall be required to extend water mains to
and through the proposed development, thereby making them available to the
adjacent properties (including stub streets and El Gato Road.). Subdivision
designer to coordinate main sizing and routing with the Public Works
Department. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
2.
Sanitary sewer service to this site will be via main line extensions to an existing
temporary lift station within the Blackstone Subdivision. This lift station pumps to
an existing gravity sewer main located in Black Cat Road, that then flows to the
Ashford Greens lift station. The Blackstone lift station shall be upgraded or
modified, at this developers expense, to the City of Meridian's standards and
specifications. The applicant will be responsible to construct lateral sewer mains
to and through this proposed development including and in coordination with the
City's Black Cat Trunk Project. Subdivision designer to coordinate main sizing
and routing with the Public Works Department. This development shall be
subject to the Ashford Greens sewer latecomers fees. Black Cat trunk
development fee of $1 ,500.00 per dwelling unit shall also be assessed against this
development. Payment of the trunk development fees and latecomer fees are
required prior to signature on the final plat map by the City Engineer. Applicant
shall execute City of Meridian standard forms of easements, for any mains that
are required to provide service.
3.
The final plat for Chesterfield Subdivision will not be signed until the extension
of Pine Street to Black Cat Road has been completed.
4.
The applicant has not definitively indicated who will own and maintain the
pressurized irrigation system within this development. If the pressurized
irrigation system within this development is to remain a private Homeowners
Association system, complete plans and specifications shall be reviewed by the
Public Works Department as part of the development plan review process. A
draft copy of the pressurized irrigation system O&M manual must be submitted
prior to plan approval. The City of Meridian requires that pressurized irrigation
systems be supplied by a year-round source of water. Applicant shall be required
to utilize any existing surface or well water for the primary source. If a surface or
well source is not available, a single-point connection to the culinary water
system shall be required. If a single-point connection is utilized, the developer
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Chesterfield Subdivision PP-O3-046 Page 2
shall be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the Meridian City Engineer.
5.
A detailed fencing plan shall be submitted upon application for the final plat. A
solid fence shall be required around the perimeter of the subdivision unless the
City agrees in writing that such a fence is not required. Fencing for the side yards
of patio lots bordering Kaspell Street and all patio lots bordering common areas
shall be 4' in height and made of a semi-solid material. Fencing adjacent to the
proposed park shall be 4' in height (to increase the visibility of the park) and
depicted in the fencing plan. This shall be an on-going condition of approval.
6.
Submit a detailed landscaping depicting the playground equipment to be added to
the proposed parks and a detailed plan for the proposed storm drain ponds.
7.
The applicant has not indicated whether the project is to be phased. If this project
is to be phased, revise the plat to indicate phase lines.
8.
Place a note on the plat that references the FEMA flood plain boundary adjacent
to the Ten Mile Creek. Note restrictions associated with the flood zone on the
face of the preliminary plat
9.
A detailed fencing plan shall be submitted upon application for the final plat. A
solid fence shall be required around the perimeter of the subdivision unless the
City agrees in writing that such a fence is not required. Fencing adjacent to the
proposed park shall be 4' in height and depicted in the fencing plan. This shall be
an on-going condition of approval.
10.
Please submit all updated groundwater/soils monitoring data to the Public Works
Department for review. The preliminary geotechnical evaluation, as prepared by
Geo Engineers, indicates that shallow groundwater may be a factor, particularly in
the areas of Test pits #1 and #5, where groundwater is assumed to be at a depth on
the order of 3-3 1/2 feet. Any drainage areas (detention/retention basins) must be
designed to ensure that water will percolate or discharge within a period of time
not to exceed 24 hours for all storms up to and including a 1O0-year storm event.
(All areas being counted toward the 10% open space amenity shall be fÌee of "wet
ponds" or other such nuisances.) Side slopes within drainage areas shall not
exceed 3:1. The project engineer should pay close attention to the results offield
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.
GENERAL COMMENTS
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Chesterfield Subdivision PP-O3-046 Page 3
9.
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.
All micro-paths within the proposed subdivision shall be designed in accordance
with MCC 12-13-15 "Micropath Landscaping".
5.
A detailed landscape plan, depicting changes made to the plat since the initial
submittal of the project and 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
MCCI2-13-1O-8.
7.
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 fÌom 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
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.
Contact Meridian's Parks Department regarding the existing matures trees on the
subject property prior to the City Council hearing. Any tree over 4" in caliper that
is removed fÌom the property shall be replaced by installing additional trees,
being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those
trees that have to be removed.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Chesterfield Subdivision PP-O3-046 Page 4
3.
4.
5.
C.
10.
Developer 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 fÌom 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 Central District Health Department as follows:
I.
This proposal can be approved for central sewage & central water after written
approval fÌom appropriate entities is submitted.
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.
Run-off is not to create a mosquito breeding problern.
Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
The Engineers and architects involved with the design of the subject project shall
obtain current best managernent practices for stormwater disposal and design a
stormwater management systern that prevents groundwater and surface water
degradation.
2.
Adopt the recommendations of the Ada County Highway District as follows:
Site Specific Conditions of Approval
I.
2.
3.
Provide sufficient right-of-way on Pine Street to complete a 36-foot street section
with vertical curb, gutter and 5- foot concrete sidewalk within a total of 50- feet of
right-of-way. Transition the location of the right-of-way to taper fÌom a complete
36-foot street section at the west of the property to one half of a 36-foot street
section with a minimum of24-feet of pavement, vertical curb, gutter and 5-foot
concrete sidewalk within a minimum of 40-feet of right-of-way at the east of the
property. Stripe El Gato Street (Pine Avenue) to have two 12-foot travel lanes and
two 6-foot bike lanes.
Construct the internal roadways as 36-foot street sections with rolled curb, gutter
and 5-foot concrete sidewalk within 50-feet of right-of-way, as proposed.
Construct the two alleys within the subdivision with 20-feet of pavement and
construct the alley intersections with a minimum of back- of-curb radius of 15-
feet. If the applicant is proposing to have the residential lots take access to the
alley, parking shall be designed so the minimum clear distance fÌom the back of
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Chesterfield Subdivision PP-O3-046 Page 5
13.
the parking stall to the opposite side of the alley is 22-feet for perpendicular
parking. Parking in alley is prohibited.
4.
Construct a main entrance roadway to intersect Pine Street (El Gato Street)
approximately 370-feet east of the west property line.
5.
Construct Notel Creek A venue to intersect Pine Street (El Gato Street)
approximately 560-feet west of the east property line, as proposed.
6.
Construct a stub street (Kaspell Street) to the east property line approximately
llO-feet north of the south property line, as proposed. Install a sign at the
terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE".
7.
Construct a stub street to the west property line to serve the 5.3-acre site that is
located directly to the west, as proposed. Construct a temporary turnaround and
install a sign at the terminus of the stub street stating that, "THIS ROAD WILL
BE EXTENDED IN THE FUTURE".
8.
Construct one alternative turnaround at the terminus ofKaspell Street to
accommodate adequate turning area, drainage, maintenance considerations and
the written approval of the emergency fire service for the area where the
development is located. Minimum design standards shall be met for all non-
standard tumarounds. Submit a design ofthe turnaround for review and approval
by District Development Division staff.
9.
Construct center islands/medians within the public right-of-way of the two main
entrances to the subdivision, as proposed. Provide a minimum of a 21-foot street
section on either side of any proposed center island/median and construct the
island to be a minimum of 4-feet wide to total a minimum of a 100-square foot
area.
10.
Any proposed landscape islands/medians within the public right-of-way dedicated
by this plat are required to be owned and maintained by a homeowners
association. Notes of this will be required on the final plat.
II.
Construct a knuckle at the intersection of Meadowpine Street and Dutton Avenue,
as proposed.
12.
Other than the access points that were specifically approved with this application,
direct lot access to Pine Street is prohibited. This restriction will be required to be
noted on the final plat.
Chesterfield Subdivision's preliminary plat will be approved contingent upon the
right-of-way within Castlebrook Subdivision #1 and Castlebrook Subdivision #2
being dedicated to the public and the roadways being constructed or a financial
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Chesterfield Subdivision PP-O3-046 Page 6
7.
8.
9.
surety is in place for the construction of the roadways prior to the signature of the
final plat for Chesterfield Subdivision.
14.
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
I.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2.
All utility relocation costs associated with improving street fÌontages 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 ofthe 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.
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.
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.
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Chesterfield Subdivision PP-O3-046 Page 7
II.
B.
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 fÌom the Ada County Highway District.
Any change by the applicant in the planned use of the property which is the
subject of this application, shall require the applicant to comply with all rules,
regulations, ordinances, plans, or other regulatory and legal restrictions in force at
the time the applicant or its successors in interest advises the Highway District of
its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to
the law in effect at the time the change in use is sought.
Adopt the Recommendations of the Meridian Fire Department as follows:
I. 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
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 1/2" outlet face the main street or parking
lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on
it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each
side of the hydrant location.
e. Fire Hydrants shall be placed on corners.
f. Fire hydrants shall not have any vertical obstructions to outlets within
10'.
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. Building setbacks shall be per the International Building Code for one and two story
construction.
6. The proposed 2l4-lot subdivision with an estimated 2.9 residents per household would
have a total estimated population of62l residents at build out.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Chesterfield Subdivision PP-O3-046 Page 8
7. 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
8. Paint the curb red and provide signage "No Parking Fire Lane".
9. 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.
10. No Parking signs and painted curbs will be required for all Fire Lanes.
II. All Common driveways shall be straight or have a turning radius of 28' inside and
48' outside and shall have a clear driving surface which is 20' wide.
D.
Adopt the Recommendations ofNampa Meridian Irrigation District as follows:
1.
Applicant shall apply for a land use change application prior to final 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.
6.
NMID recommends that irrigation water be made available to all developments
within the Nampa & Meridian Irrigation District.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Chesterfield Subdivision PP-O3-046 Page 9