HomeMy WebLinkAboutPackard Acres No. 3 AZ
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RECEIVED
OCT 0 7 2004
City Of Meridian
City Cierk Office
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Date of Recommendation: October 7,2004
Project Name:
Packard Acres No.3
Case No(s):
AZ-04-00S, PP-04-006
Applicant:
Packard Estates Development, LLC
P&Z Commission Hearing Date:
September 16, 2004
A. Recommendation:
Approve with conditions (2 ayes, 2 absent)
B. Summary of Public Hearing:
1. In favor: Pat Tealey, Tealey's Land Surveying and Craig Groves, developer
2. Commenting: Dale Sharp, Sonya Barber, Helen Sharp, Chip Gallagher and Dave
Battaglia (Note: some of the public was opposed to specific elements of the
applications but none of the testimony was in opposition to the entire application for
either annexation or preliminary plat)
3. Staff presenting application: Brad Hawkins-Clark
C. Key Issues of Discussion by Commission:
1. Traffic and pedestrian safety conditions on Wingate Lane
2. Perimeter fencing on south property line and adjacent to Wingate Lane
3. Location of gate on Wingate Lane
D. Key Commission Changes to Staff Recommendation:
I. Modify site specific condition #1 to note the existing chainlink fence on the south
property line and the wood fence on the west property line are approved.
2. Modify site specific condition #3.a to add the prohibition of direct lot access to
Wingate Lane as a part of the CC&R's for the subdivision
3. Replace site specific condition #3.b with the following: "The developer shall place
adequate money into an escrow account for the construction of a gate across Wingate
Lane at the north property line of Packard Acres Subdivision No.1. Such an escrow
account shall remain until such time as the Wingate Lane User's Association has
agreed to the placement of the gate or until six months has elapsed, whichever occurs
first. If the time elapses without an agreement on the gate location, the money shall be
retnrned to the applicant and no further discussion of the gate shall ensue."
E. Outstanding Issue(s) for City Council:
I. Item D.3 above requires the developer to place funds into an escrow account to
potentially construct a gate at the north boundary of Packard Acres No. I, which is
technically off-site from the subject plat and legal description. It is approximately 280
feet north of the proposed Packard Acres No.3 north boundary. Staff has requested the
City Attomey to advise the mayor and council on the legalities of such a condition.
2. Item D.3 above also does not clarify what an "adequate amount of money" is or how or
who will determine this cost. If the City Council upholds this condition, staff
recommends the applicant provide at least two cost bids for time and materials for the
gate construction to the P&Z Department and the Planning Director shall make the
final cost determination.
3. Item D.3 above also does not clarify if the Wingate Lane User's Association must
provide a unanimous consent to the gate location or some other agreement. If the City
Council upholds this condition, staff recommends this issue be clarified.
F. Preliminary Plat
1. Date of Revised Preliminary Plat: July 22,2004 (with conditions)
G. 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 - Central District Health Department Conditions
EXHIBIT A
Annexation and Zoning
Packard Acres Subdivision No.3
(File AZ-O4-005)
1. The legal description submitted with the application (dated 6-15-04, stamped by
David N. Marks) shows the property as contiguous to the existing corporate boundary
of the City of Meridian.
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. Iflateral 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.
4.
EXHmIT B
Preliminary Plat
Packard Acres Subdivision No.3
(File PP-O4-006)
Site Specific Conditions of Approval (as modified bv P&Z Commission)
1.
1'.1 the P &Z CeffilniasieR ptilJlie hear'.ng, the .".pplieaat shall e1arify the
eÐflsffiietiÐR type, IRlHeriiHs anà height of flerimster feR6ÌRg flroflosed fer !he
sllBdy"isiElR. Saià feaeiag agreed lIj3eR a! the P&Z CElllliRissieR heariag shiHl he a
Fe~relReRt Elf the J'iRaJ fllat aflplieatiElR. Applicant has provided a chainlink fence
along the southern border and a wood fence along the western border as perimeter
fencing and these fences may remain.
2.
The existing residence shown on Lots 20 and 21, Block 5 shall be removed prior
to the issuance of any building permits within the subdivision.
3.
If the subject application is approved, the following conditions shall be placed on
the fmal plat:
a. Direct lot access to Wingate Lane is specifically prohibited and this
prohibition shall be referenced in the subdivision's Covenants. Conditions
& Restrictions.
b. "videa the Wingate LaRe flfl.",ate mati eas_eat 'l/iàth te n':6flty (29) feet
fer the dist!IRee adjaeeat tEl the fila! Beaaàary Ie ma!eà the Paekaffi f.eres
Ne. 2 ',viàtB.. The developer shall place adequate money into an escrow
account for the construction of a gate across Wingate Lane at the north
property line of Packard Acres Subdivision No. I. Such an escrow account
shall remain until such time as the Wingate Lane User's Association has
agreed to the placement of the gate or until six months has elapsed.
whichever occurs first. If the time elapses without an agreement on the
gate location. the money shall be returned to the applicant and no further
discussion of the gate shall ensue
c. The developer shall have their attorney draw up a release of dominant
parcel interest in the private lane easement and record it prior to signature
on the final plat. Also, provide a recorded copy of deed restrictions to
prohibit access to Wingate Lane and forbid gates from adjoining lots or
removal of permanent fencing on these lots prior to applying for building
permits.
A permanent fence matching the existing Packard Acres No.2 materials shall be
constructed by the developer on the western boundary of the Wingate Lane
private road easement.
5.
Lot 16, Block I 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 fuIlyvegetated with grass and trees, as
depicted on the submitted landscape plans.
6.
Please submit any up-to-date groundwater monitoring data to the Public Works
Department for review. 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.
7.
Sanitary sewer service to this site shall be via main line extensions ttom an
existing main installed adjacent to the property. 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.
8.
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.
9.
The applicant has not indicated who will own and operate the pressurized
irrigation system within this development. Underground year-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.
4.
6.
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
City Engineer 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.
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 Cornpany. 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.
9.
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.
11.
Applicant's engineer will be required to submit a signed, stamped statement
certifying that all street finish centerline eleyations are set a minimum of three
feet aboye the highest established normal groundwater elevation.
Meridian Fire Department Conditions of Approval
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.
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'.
3.
All entrance and internal roads shall have a tnrning radius of 28' inside and 48'
outside.
4.
Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
3.
4.
S.
EXHIBIT C
Ada County Highway District
Conditions of Approvw
Packard Acres Subdivision No.3
(File PP-O4-006)
A.
Site Specific Conditions of Approval
1.
Construct the internal local roadways (E. Meadowgrass Street and N. Devlin
Avenue) as 36-foot street sections with curb, gutter, and S-foot concrete sidewalk
within 50-feet of right-of-way.
2.
Extend E. Meadowsgrass Street into the site across the private road easement for
Wingate Lane at the east property line.
3.
Extend N. Devlin Ayenue at the north property line into the site.
4.
Construct N. Devlin Avenue as a stub street to the S-acre parcel adjacent to the
south of the site. Install a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE."
S.
Pave Wingate Lane at its intersections with E. Meadowgrass Street and E. Challis
Street its full width and at least 30-feet beyond the edge of the concrete sidewalks.
6.
Comply with all Standard Conditions of Approval.
B.
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.
Replace any existing damaged curb, gutter and sidewalk and any that may be
damaged during the construction of the proposed deyelopment. Contact
Construction Services at 387-6280 (with file number) for details.
Utility street cuts in payement less than five years old are not allowed unless
approyed in writing by the District. Contact the District's Utility Coordinator at
387-6258 (with file numbers) for details.
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 improyement 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 eyent 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 representatiye 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.
II.
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
Central District Health District
Conditions of Approval
Packard Acres Subdivision No.3
(File PP-O4-006)
See Attached
(I CENTRAL
DISTRICr
Gi~~ð~!~
Rezone #
Conditional Use #
Preliminary! Final! Short Plat 1/ t>ý"- 066 ;E:XS'i,
¡::J1ft!kll,e.P /Jt1i?ES .5ùßl?/I"/5. /) / (J .3
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CENTRAL DISTRICT HEALTH DEPARTMENT R t
Environmental Health Divisi°'RECEIVEO e u~ :~ise
AUG 3 1 2004 0 Eagle
0 Garden City
~eridian
0 Kuna
OACZ
0 Star
Citynl Meridian
City Clerk Office
01.
02.
03.
04.
05.
06.
07.
)!s.
)te.
We have No Objections to this Proposal.
We recommend Deniai of this Proposal.
Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
We wiil require more data concerning soii conditions on this Proposal before we can comment.
Before we can comment concerning individuai sewage disposal, we wiil require more data concerning the depth of:
0 high seasonai ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
This office wiil require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
This project shail be reviewed by the Idaho Departm~nt of Water Resources concerning weli construction and
water availability.
After wri~ approval from appropriate entities are submitted, we can approve this proposal for:
1fL centrai sewage 0 community sewage system 0 community water weil
0 interim sewage )tcentral water
0 individual sewage 0 individual water
The foilawing plan(s) must be submitted to and approved by the Idaho Department of Health & Weifare,
Division .of j:nvironmentai Quality:
JZf- central sewage ~ommunity sewage system 0 community water
0 sewage dry lines 0 central water
~o. Run-off is not to create a mosquito breeding problem.
0 11. This Department wouid recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
012. If restroom faciiities are to be instailed, then a sewage system MUST be instailed to meet Idaho State
Sewage Reguiations.
0 13. We wili require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
~. Please see attached stormwater management recommendatations
015.
0 child care center
~~
Reviewed By)tZ
CDHD 9100 Iko
Review Sheet
~ CENTRAL
{it Bt{\J!~
MAIN OFFICE' 707 N, ARMSTRONG PL. . BOISE. 10 83704-aS25 . (208) 375-5211 . FAX 327-8500
To prel'enl and Ireal disease and disabililY; to promole healthy lifesry./es; aud 10 protect and promote the health and quality of our ern'ironmem,
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that stonn water be pre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality. The
engineers and architects involved with the design of this project should obtain
current best management practices for stonn water disposal and design a
stonn water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
Storm water Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
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