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HomeMy WebLinkAboutArcadia Subdivision AZ RECEIVED OCT 0 1 2004 City Of Meridian City Clerk Office STAFF SUMMARY OF PLANNING AND ZONING COMMISSION RECOMMENDATION TO CITY COUNCIL Date of Recommendation: September 30,2004 Project Name: Arcadia Subdivision Case No(s): M:-04-0211 PP-04-028 Applicant: C- 7 Development P&Z Commission Hearing Date: September 2, 2004 Recommendation: Approve with conditions A. Summary of Public Hearing: I. In favor: One neighbor testified in favor of the application 2. In opposition: Four neighbors testified in opposition to the application citing concerns regarding traffic and the density of the subdivision 3. Staff presenting application: Wendy Kirkpatrick presented the application 4. Other staff commenting on application: Anna Canning and Bruce Freckleton also commented on the application B. Key Issues of Discussion by Commission: I. Stub streets to neighboring properties 2. Fencing along open space areas and pathways C. Key Commission Changes to Staff Recommendation: I. Commission added a condition that a Development Agreement be required to apply micro-path fencing standards to Lot 6, Block 4 of the subdivision 2. Commission added a condition that a sewer easement be added to the northeast comer of the subdivision D. Outstanding Issue(s) for City Council: None E. CUP Site Plan I Preliminary Plat I. Date of Original Site Plan I Preliminary Plat -May 24, 2004 2. Date of Revised Site Plan I Preliminary Plat - September 2,2004 F. Recommended Conditions of Approval (as amended by Commission, if applicable) Exhibit A - Annexation & Zoning (City staff) Exhibit B - Preliminary Plat (City staff) Exhibit C - ACHD Conditions Exhibit D - Irrigation District Conditions Exhibit E - Central District Health Department Conditions Exhibit F - City of Meridian Department Comments (Fire, Police, and Parks Dept.) Exhibit G - SSC Comments EXHIBIT A Annexation and Zoning Conditions of Approval ANNEXATION AND ZONING CONDITIONS OF APPROVAL 1. The legal description submitted with the application shows the property as contiguous to the existing corporate boundary of the City of Meridian and is approved. 2. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. 3. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the parcel 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. 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. 4. Any future subdivision, uses and construction on this property shall comply with the City of Meridian ordinances in effect at the time. 5. Development Agreement is required to address fencing along Lot 6, Block 4, matching the micro-path requirements. (Condition added by Commission) 6. EXHIBIT B Preliminary Plat Conditions of Approval Note: Deletions recommended by the Commission are shown with strike-throughs and additions are noted in italics. Site Specific Conditions (Preliminary Plat) 1. Fencing adjacent to the micropath on Block 4, Lot 6 shall comply with MCC I2-13-15-9. 2. Lets ~, 7, ami 9 efBleak 3 and lat 3 efBleek 2. de Bet meet dim6flsiaflal standaffis fer the R 8 zeBe. f. rÐ'iised plitt sliewiBg all lets meetiag diæeaoieBal staRdlH'às mast Be sliBmttted tea days pRer ta the City Cel:lfl6il aear'.ag. 3. Per ÜfàiBaaee 12 13 15 9, SiK feat "ep6fl visiea" er felH" feet selid f6fleiag is reEf1iÍred areaflEi the paRmeter et Let ~, Blee ¡ 1 and Lets 1 and 12, Bleak 3. SuBmit a re'iised f6fleiBg plaa with &e final plat. The de'lelefler shall aafl5tfLlEJt the feRae pRar ta release af any Ce#iFieltte ef Oeeapaaey ':;i&iB &e reSfleetiye pHases. Replace above text with with the following: "Require Development Agreement addressing the fencing along Lot 6. Block 4, matching micro-patch requirements. " 4. 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 plans. 5. Please submit all up-to-date groundwater monitoring data to the Public Works Department for review. The initial study indicates that shallow groundwater may be a factor. All 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. 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. Sanitary sewer service to this site shall be via a temporary "private" lift station that is proposed at the end of the west stub street. The ~ homeowner's association shall be responsible for the operation and maintenance of the lift station. The applicant will be responsible to construct gravity sewer mains to and through this proposed development, (to the ends of the stub streets). 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. This 4. development is subject to sanitary sewer latecomer fees. These fees shall be paid prior to final plat signature. 7. Water service to this development is currently proposed via a single connection to an existing 12-inch diameter main in Jericho Road. Water modeling indicates that flows will be marginal without a loop. A pressure reducing station will be required between the Jericho main and this development. This development will require a second water main connection to provide for better flows and redundancy within the system, this can be accomplished through Leeshire Subdivision or Saguaro Canyon 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. 8. The applicant has indicated that the pressurized irrigation system within this development will be owned and operated by the Irrigation District. Underground year-round pressurized irrigation must be provided to all lots within this development (MCC 12-5- 2.N). The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The Applicant shall be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. 9. Applicant shall submit 10 copies of revised plat and landscape plans prior to the next public hearing on this application. 10. A sewer easement is required in the northeast corner of the subdivision. Standard Conditions of Approval (Preliminary Plat) 1. All grading of the site shall be performed in conformance with MCC 11-12-3H. 2. Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to MCC 12-13-10-8. 3. Please 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. 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. 9. 11. 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 fire hydrant placement with the City of Meridian Public Works Department. 7. 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 from 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. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 10. 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. 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. EXHIBIT C ACHD Conditions of Approval Site Specific Conditions of Approval 1. Extend Jericho Road ¡¡-om the north property line. 2. Extend Jericho Road to the south abutting the east property line for a minimum of 60-feet. 3. Extend Twilight Hush Avenue fonn the south property line approximately 139-feet east of the west property line, as proposed. 4. Extend West P ascana Street ¡¡-om the west property line approximately 100-feet south of the north property line, as proposed. 5. Construct the internal roadways 36-foot street section with rolled curb, gutter and 5-foot attached concrete sidewalks within 50-feet of right-of-way, as proposed. OR Construct the internal roadways as 33-foot street sections with rolled curb, gutter and sidewalk with parking on both sides of the roadway. Submit a letter ¡¡-om the appropriate fife department showing the review and approval of this alternative street section to acquire parking on both sides of the roadway. 6. 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 ACIID Ordinances unless specifically waived herein. An engineer registered in the State ofIdaho 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 accormmce 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 withinACHD 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 ITom 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. EXHIBIT D Settlers' Irrigation District Conditions of Approval I. All irrigation / drainage facilities along with their easements must be protected and continue to function. The facility involved is the North Slough 2 Lateral. 2. A Land Use Change Application must be on file prior to any approvals. 3. A license agreement must be signed and recorded prior to construction of any S.I.D. facilities. 4. Any changes to the existing irrigation system such as relocation, tiling, and landscaping must be approved by Settler's Irrigation District. 5. All storm drainage must be retained on-site. 6. The development must supply irrigation access to an lots within the above-mentioned subdivision. It has been indicated that the developer wishes to have Settlers Irrigation District own, operate, and maintain the pressure irrigation system. An agreement needs to be in place prior to the pre-construction meeting. EXHIBIT E Central District Health Conditions of Approval I. This proposal can be approved for central sewage & central water after written approval from appropriate entities is submitted. 2. The Applicant's central sewage and central water plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of 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 water degradation. EXHIBIT F City of Meridian Department Comments FIRE DEPARTMENT 1. 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, Acceptance of the water supply for fire protection will be by the Meridian Water Department. 3. All entrance and internal roads shall have a turning radius of28' inside and 48' outside radius. 4. Insure that all yet undeveloped parcels are maintained free of combustible vegetation. 5. Operational fire hydrants and temporary or permanent street signs are combustible construction begins. required before 6. The roadways 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 less than 33' shall have parking only on one side. 7. All portions of the buildings located on this project must be within 150' of a paved surface capable of supporting fire fighting vehicles and equipment. 8. 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. POLICE DEPARTMENT 1. The Police Department has no concerns related to the site design submitted with the application. PARKS DEPARTMENT I. Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance (MCC 12-13-13) will be followed. (The applicant has applied for Alternative Compliance, See Site Specific Comment #3) EXHIBIT G SSC Conditions of Approval SANITARY SERVICES I. SSC will not provide trash pick-up services utilizing the Common driveway. The developer shall install a concrete pad at the end of the common drive no more than five (5) feet behind the sidewalk. The pad shall be of sufficient area to accommodate the receptacles of the residences that take access from the common driveway. Receptacles shall be placed on the concrete pad on collection day in a manner that does not cause a nuisance.