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HomeMy WebLinkAboutPackard Acres No. 3 PP RECENED OCT 0 7 2004 City Of Meridian City Clerk 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-04-005, 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: 1. 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. lethe 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." E. Outstanding Issue(s) for City Council: 1. 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.1, 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 Attorney 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 Plauning 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-O4-00S) 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. 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. EXHffiIT B Preliminary Plat Packard Acres Subdivision No.3 (File PP-O4-006) Site Specific Conditions of Approval (as modified bv P&Z Commission) 1. fA the P&Z CelmHissieR pèlBlie heariRg, tile AfJplieaRt shall elarify the e0astmeâ0R tYlge, materials IIRd height sf perimeter fæeiRg prspesed fer the SliBàivisieH. :Said feHeiflg agreed Iip€lR at the P&Z Cef!1ffiissieR hear.ng shall Be II reqafremeat ef the ãRRI plat IlflfllieatieR. Applicant has provided a chainlink fence along the southern border and a wood fence along the western border as perimeter fencing and these fences mav 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 final 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. WideR tile WiRgate LlIRe pHYllle read saG_eat 'Nièth te Þ¡¡eHty (2Q) foet fer the èistllRee adjaeæt te the plat Beanèary te matæ the Paskal'd f.ereG Þle. 2 \'liètft. The developer shall place adeQuate monev into an escrow account for the construction of a gate across Wingate Lane at the north propertv 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 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. 4. 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 1 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. 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 100-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 from 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 counection 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. Standard Conditions of Approval (Preliminary Plat) 1. All grading of the site shall be performed in conformance with MCC ll-l2-3H. 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. 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 City Engineer signature on the [mal 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 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. 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 elevations are set a minimum of three feet above 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 Yz" 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. 4. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. 4. 5. EXHffiIT C Ada County Highway District Conditions of Approval 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 5-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 Avenue at the north property line into the site. 4. Construct N. Devlin A venue as a stub street to the 5-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." 5. 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. 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. 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. 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 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 plauned 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 plauned 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. EXHffilT D Central District Health District Conditions of Approval Packard Acres Subdivision No.3 (File PP-O4-006) See Attached ~ CENTRAL UIrBt61!~ Rezone # Conditional Use # Preliminary / Final/Short Pial II' ð9"- tX>b ;tE:IS~ ¡/¡;t!kA'€'P 7!ãI?ÉS Suf31//I"/S; /) / ð.3' I CENTRAL DISTRICT HEALTH DEPARTMENT R I I Environmental Health DivisioRECEIVED e u~ ;~ise AUG 3 1 2004 0 Eagle 0 Garden City ~eridian 0 Kuna OACZ 0 Star City nf Meridian City Clerk OllIe. 01. 02. 03. 04. 05. 06. 07. )äa. ~. We have No Objections to this Proposal. We recommend Denial of this Proposal. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. We will require more data concerning soil conditions on this Proposal before we can comment. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: 0 high seasonal ground water 0 waste flow characteristics 0 or bedrock from original grade 0 other This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. This project shall be reviewed by the Idaho Departm~nt of Water Resources concerning well construction and water availability. After wri~ approval from appropriate entities are submitted, we can approve this proposal for: ~ central sewage 0 community sewage system 0 community water well 0 interim sewage )!central water 0 individual sewage 0 individual water The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division .of Fnvironmental Quality: )Z!-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 would recommend deferral until high seasonal ground water can be determined If other considerations Indicate approval. 012. If restroom facilities are to be Installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. 013. We will 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' - COHO 9/00 ,~ Review Sheet ~ CENTRAL ur8t6kI~ MAIN OffiCE' 707 N. AR'~5TRONG PL. . BOISE, 10 83704-0825 . (208) 375-5211 . fAX 327-8500 To pm'eHl aud treat di.<ea.'€ and di.<ahi/iry; to promore hcalthy /ifesfl'les; aud ro prorcer and pmmole rhe heallh and quality of our en..;,onment. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm 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 storm water disposal and design a storm 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. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000. Sm';,,!' f'.II~).. Elmore, £"'Si, "u,[Ad. CmmlÌe.' Ad, í Boise County OlliC'. 70' N. hem,lcooo ",i>e, IC 837°' . Envico. ""llh: 327-74" f,mily 327-7400 lam"",li"" 5"", NJtri1i,a 327-746" ò27.748E '27.850: c,,'"