HomeMy WebLinkAboutRedfeather Village PP
RECEIVED
SEP 2 4 2004
City Of Meridian
City Clerk Office
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Redfeather Village Subdivision
Case No(s).:
AZ-04-022, PP-04-0~
Applicant:
Packard Estates Development, LLC
P&Z Commission Hearing Date: September 2, 2004
Recommendation:
Approve with conditions (all ayes, I absent)
Summary of Public Hearings:
. Shari Stiles, representing the applicant, testified in favor of the application.
. No members of the public testified on this matter.
. Commission discussion focused on leaving the southern irrigation ditch open, and that no
perimeter sidewalks are required with this development.
Key Commission Changes to Staff Recommendation:
. Amended Site Specific Condition #3 on Pages 6-7 and Condition #7 on Page 10 to grant
the applicant a waiver of the requirement to leave the southern ditch abutting Clover
Meadows Subdivision open (untiled).
Outstanding Issues for City Council:
. None.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE REQUEST FOR
PRELIMINARY PLAT APPROVAL OF 20
BUILDABLE LOTS ON 4.85 ACRES IN A
PROPOSED R-8 ZONE FOR REDFEATHER
VILLAGE SUBDIVISION
Case No. PP-04-029
RECOMMENDATION TO CITY
COUNCIL
PACKARD ESTATES DEVELOPMENT, LLC
Applicant
1.
The property is approximately 4.85 acres in size and is located on the south side of
Granger Drive, approximately Y, of a mile east of Eagle Road, in Section 4, Township 3
North, Range 1 East.
2.
Packard Estates Development, LLC is the current property owner and Wirt Edmonds, a
managing member, has submitted notarized consent for the subject application.
3.
The Applicant is Packard Estates 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
defined in the Meridian Comprehensive Plan.
7.
The Applicant proposes to develop the subject property in the following manner: A
residential subdivision with twenty (20) buildable lots.
8.
There are no significant or scenic features of major importance that affect the
consideration of this application.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 20 BUILDABLE LOTS ON 4.85 ACRES IN
A PROPOSED R-8 ZONE, BY PACKARD ESTATES DEVELOPMENT, LLC - PP-04-029 - Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
ofthe 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:
1. Modify Site Specific Condition of Approval #7 on pages 10-11 of the staff report by
adding a sentence to the end of the condition that states: "As agreed between the
applicant and the subdivision to the south, Cloverdale Meadows Subdivision, the
southern ditch may remain untiled. The applicant shall construct a fence on their side of
the ditch as proposed."
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-04-022) application shall also be
considered conditions of the Preliminary Plat (PP-04-029).
2. At least 10 days prior to the City Council meeting, provide Planning & Zoning staff with
a sketch of how Lots 9 and 10, Block I, may be built upon. Utilize a common driveway
for Lots 9 and 10, Block 1. In accordance with MCC 11-9-1, the public street ITontage for
Lots 9 and 10, Block 1, may be reduced to 15-feet. Unless the Meridian Fire Department
requires a 20-foot width, said common drive should be constructed a minimum of 16-feet
wide, with crushed gravel and asphaltic concrete paving in accordance with Meridian
City Code. Any portion of the flag for Lot 10 that is beyond the driveway surface shall be
landscaped. A note shall be placed on the face of the final plat stating the purpose of the
common driveway easement and who is to be responsible for maintenance thereof. 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. Coordinate the design,
construction, and any signage requirements adjacent to the common driveway on Lots 9 and
10, Block I with the Meridian Fire Department.
3. Prior to signature of the fmal plat by the City Engineer, all existing structures on Lots I -
5, Block 1 shall be removed.
4. Prior to signature of the fmal plat by the City Engineer, an ACHD approved public street
access shall be provided to this site.
5. After preliminary plat approval is granted by the City Council, the applicant shall have
two years (rather than one) to submit a fmal plat application to the City.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 20 BUILDABLE LOTS ON 4.85 ACRES IN
A PROPOSED R-8 ZONE, BY PACKARD EST A TES DEVELOPMENT, LLC - PP-04-029 - Page 2
6. 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. 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.
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
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.
8. A detailed fencing plan shall be submitted upon application of the final plat. Ifpermanent
fencing is not provided along the south property line, temporary construction fencing to
contain debris must be installed 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 shall be
installed in accordance with MCC 12-4-10.
9. 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.
10. Sanitary sewer service to this site shall be via main line extensions ITom a main being
installed as part of the Redfeather Estates Subdivision. 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.
11. Domestic water service to this site shall be via main line extensions ITom mains being
installed as part of the Redfeather Estates Subdivision. 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.
12. Please submit all updated groundwater/soils monitoring data to the Public Works
Department for review. Any drainage areas (detention/retention basins) must be designed
to ensure that water is retained only during 1O0-year storm events, and for a period of
time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1. The
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 20 BUILDABLE LOTS ON 4.85 ACRES IN
A PROPOSED R-8 ZONE, BY PACKARD ESTATES DEVELOPMENT, LLC - PP-04-029 - Page 3
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.
13. 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 ITontage, and house size requirements shall be maintained.
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.
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. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
6. 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 ITüm
the Public Works Department prior commencing installations.
7. The applicant shall coordinate mailbox locations with the Meridian Post Office.
8. 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.
9. 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.
10. 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 20 BUILDABLE LOTS ON 4.85 ACRES IN
A PROPOSED R-8 ZONE, BY PACKARD ESTATES DEVELOPMENT, LLC - PP-04-029 - Page 4
11. 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.
12. All lot, parcel and tract sizes shall meet the minimum dimensional standards as
established in the zoning ordinance.
13. Staffs failure to cite specific ordinance provisions does not relieve the applicant of
responsibility for compliance.
C. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1. Dedicate a total of2S-feet of right-of-way ITom the centerline of Granger Drive (an
additional S-feet) abutting the parcel by means of recordation of a final subdivision plat
or execution of a warranty deed prior to issuance of a building permit (or other required
permits), whichever occurs first. Allow up to 30 business days to process the right-of-
way dedication after receipt of all requested material. The owner will not be
compensated for this additional right-of-way because Granger Drive is classified as a
local roadway and is to be brought to adopted standards by the developers of abutting
properties.
2. Construct Granger Drive ITom approximately 1,300-feet west of Clover dale Road to this
site's east property line with a minimum of 24-feet of pavement.
3. Construct Granger Drive abutting the property as one-half of a 36-foot street section with
a minimum of24-feet of pavement with vertical curb, gutter and 5-foot concrete sidewalk
on the south side of the street and a 3-foot wide gravel shoulder and a drainage swale
sized to accommodate the roadway storm runoff on the north side of the street.
4. Construct North Betula Avenue to intersect Granger Drive approximately 140-feet west
of the east property line, as proposed.
5. Construct the internal roadways as 36-foot street sections with rolled curb, gutter and 5-
foot attached concrete sidewalks within 50-feet of right-of-way, as proposed.
6. Extend East Tahiti Drive ITom the west property line approximately lOS-feet north of the
south property line, as proposed.
7. Construct a knuckle without an island in the southeast comer of East Tahiti Drive and
North Betula Avenue, as proposed. Submit a design of the proposed knuckle to ACHD's
Development staff for final review and approval.
8. Other than the access point that has been specifically approved with this application,
direct lot access to Granger Drive is prohibited.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 20 BUILDABLE LOTS ON 4.85 ACRES IN
A PROPOSED R-8 ZONE, BY PACKARD ESTATES DEVELOPMENT, LLC - PP-04-029 - Page 5
9. 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.
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 DIGLlNE (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
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 20 BUILDABLE LOTS ON 4.85 ACRES IN
A PROPOSED R-8 ZONE, BY PACKARD ESTATES DEVELOPMENT, LLC - PP-04-029 - Page 6
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. One and two family dwellings will require a fire-flow of 1,000 gallons per minute
available for duration bf 2 hours to service the entire project. Fire hydrants shall be
placed an average of 400' apart. International Fire Code Appendix D.
2. Acceptance of the water supply for fire protection will be by the Meridian Water
Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 y," 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'.
4. 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.
S. Provide a 20' wide Fire Lane for all internal & external roadways.
6. All entrance and internal roads shall have a turning radius of28' inside and 48' outside.
7. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
8. 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.
No Parking signs and red-painted curbs will be required.
9. Insure that all yet undeveloped parcels are maintained tree of combustible vegetation.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 20 BUILDABLE LOTS ON 4.85 ACRES IN
A PROPOSED R-8 ZONE, BY PACKARD ESTATES DEVELOPMENT, LLC - PP-04-029 - Page 7
10. The proposed 20-lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 58 residents at build out.
11. 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. No parking signs shall be
installed on anv common driveway that doubles as a fire lane. Coordinate the location of the
required signage with the Meridian Fire Department.
E.
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
trom 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 through a grassy swale prior to discharge to the subsurface
to prevent impact to groundwater and surface water quality.
S. 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.
F.
Adopt the Recommendations ofNampa Meridian Irrigation District as follows:
I. Applicant shall apply for a land use change application prior to final platting.
2. All laterals and waste ways must be protected.
3. 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.
4. The Developer must comply with Idaho Code 31-3805.
S. NMID recommends that irrigation water be made available to all developments within
the Nampa & Meridian Irrigation District.
G.
Adopt the Recommendations of the Settlers Irrigation District as follows:
1. All irrigation/drainage facilities along with their easements must be protected and
continue to function.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 20 BUILDABLE LOTS ON 4.85 ACRES IN
A PROPOSED R-8 ZONE, BY PACKARD ESTATES DEVELOPMENT, LLC - PP-04-029 - Page 8
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.
S. All storm drainage must be retained on-site.
6. The development must supply irrigation access to all lots within the subdivision.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 20 BUILDABLE LOTS ON 4.85 ACRES IN
A PROPOSED R-8 ZONE, BY PACKARD ESTATES DEVELOPMENT, LLC - PP-04-029 - Page 9