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HomeMy WebLinkAboutCedar Springs Place RZ RECEIVED DEC 1 6 2004 STAFF SUMMARY OF PLANNING AND ZONING COMMISSION RECOMMENDATION TO CITY COUNCIL City Of Meridian City Clerk Office P & Z Commission Date of Recommendation: November 18, 2004 Project Name: Cedar Springs Place Case No(s): RZ-04-014, PP-04-039, CUP-04-048 Applicant: Plantation Place, LLP Transmittal Date: December 16, 2004 A. Recommendation: Approve with conditions (all ayes - all applications) B. Summary of Public Hearing: 1. In favor: Chad Pollack (Applicant's Representative) 2. In opposition: None 3. Commenting: None 4. Staff presenting application: Brad Hawkins-Clark for Craig Hood C. Key Issues of Discussion by Commission: I. The Fire Department's requirement for all occupants to be capable of self-preservation. D. Key Commission Changes to Staff Recommendation: 1. None. E. Outstanding Issue(s) for City Council: I. After the P & Z Commission hearing the applicant met with Rich Greene of the Meridian Fire Department to discuss amending the Fire Department's requirement for all occupants of the development to be capable of self-preservation. The Fire Department has agreed to modify Condition #13 so that it applies to the independent living units on Lot I only. (See memorandum trom Richard Greene dated 12-12-04 and revised Condition #13 on Exhibits B and C) F. Preliminary Plat/CUP Site Plan I. Date of Preliminary Plat reviewed by Commission: September 2, 2004 2. Date of CUP Site Plan reviewed by Commission: September 14, 2004 G. Recommended Conditions of Approval (as amended by Commission, if applicable) Exhibit A - Rezone Exhibit B - Preliminary Plat Exhibit C - Conditional Use Permit EXHIBIT A Rezone Cedar Springs Place (File RZ-O4-014) REZONE SITE SPECIFIC CONDITIONS/COMMENTS 1. The legal description submitted with the application, prepared by Gary A. Lee, meets the requirements of the City of Meridian and State Tax Commission. 2. The subject property is within the Urban Service Planning Area. Essential City services will be made available to the subject property. 3. Any existing domestic wells and/or septic systems within this project will have to be removed trom their domestic service, per City Ordinance Section 5-7-517, when services are available trom the City of Meridian. Wells may be used for non- domestic purposes such as landscape irrigation. 4. Any future subdivision, uses and construction on this property shall comply with the City of Meridian ordinances in effect at the time. 5. The applicant shall be responsible for paying any latecomers fees regarding utility service. EXHIBIT B Preliminary Plat Cedar Springs Place Subdivision (File PP-O4-039) [P&Z Commission approved additions shown as underline. Recommended deletions shown as ~.] SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT) 1. All conditions of the concurrent Rezone (RZ-04-0l4) and CUPIPD (CUP-04-048) applications shall also be considered conditions of the Preliminary Plat (PP-04- 039). 2. The applicant shall be required to delineate a cross-access easement on the face of the fmal plat, AND/OR record a cross-parkinglcross-access agreement for the two lots within the subdivision to share the driveway to Ashby Drive. Maintenance of the parking and drive aisles should also be provided for with a note on the plat, AND/OR a recorded document such as CCR's. 3. The landscape plan prepared by Harvest Design, dated 9-14-04 is approved with no changes. Detailed landscape plans will be required with each CZC issued on this site. Said landscape plans shall be consistent with the plan prepared by Harvest Design and depict internal landscaping of the parking and drive aisles, as well as any existing landscaping on the lot/site. 4. Maintenance of all common areas, including but not limited to: drive aisles, parking areas, landscaping, etc., shall be the responsibility of the Cedar Springs Place Owners' Association. 5. Underground year-round pressurized irrigation must be provided to all lots within this development (MCC 12-S-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. An underground, pressurized irrigation system shall be installed to all landscape areas per the approved specifications and in accordance with MCC 12- 13-8 and MCC 9-1-2. 6. 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. 9. 11. 12. If lateral users association approval can not be obtained, plans will be reviewed and approved by the City Engineer prior to final plat signature. Sewer and water service shall be via main line extension ITom the existing mains adjacent to the subject site. The applicant shall be required to extend sewer and water mains to and through the proposed development, thereby making them available to adjacent properties. The subdivision designer to coordinate main sizing and routing with the Public Works Department. The applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. 7. Any fencing/gates adjacent the pathways in Settlers Park shall be a minimum of 5-feet ITom asphalt. A detailed fencing plan shall be submitted upon application of the final plat. If permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter 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 should be installed in accordance with MCC 12-4- 10. 8. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water treatment and disposal must be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into a surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. Coordinate fire hydrant placement with the City of Meridian Public Works Department. Add a fire hydrant to the island in the parking lot. 10. Prior to signature of the final plates) by the City Engineer, 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. that has not been completed. A detailed landscape plan, in compliance with the Landscape Ordinance, and in accordance with this staff report, shall be submitted for the subdivision with the final plat application. All required sidewalks shall be constructed in accordance with MCC 12-5-2.K. Prior to signature of the final plates), all sidewalks shall be constructed or a financial guarantee that said improvements will be completed shall be provided (MCC 12-5-3). 15. 16. 17. 18. 19. 13. Streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at the expense of the Applicant. 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 ITom the Public Works Department prior commencing installations. 14. Please submit groundwater/soils monitoring data, as collected and analyzed by a soils scientist, to the Public Works Department for review. Any drainage areas (detention/retention basins) must be designed to ensure that water will percolate or discharge with a period of time not to exceed 24-hours for all storms up to and including a 100-year storm events. Side slopes within drainage areas shall not exceed 3:1. Any portion of a drainage area not improved with sod/grass seed (or other approved landscaping) shall not count towards the required open space area. 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. Developer shall coordinate mailbox locations with the Meridian Post Office. 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. 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. Staff's failure to cite specific ordinance provisions or terms of the approved annexation/conditional use does not relieve the Applicant of responsibility for compliance. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4. ADA COUNTY HIGHWAY DISTRICT 1. It has been determined that the Right-of-Way and Development Services Department does not have any site specific requirements for you at this time due to the fact that the Meridian Road and Ashby Drive are currently fully improved. 2. A traffic impact fee will be assessed by ACHD and will be due prior to the issuance of a building permit. Contact ACHD Planning & Development Services at 387-6170 for information regarding impact fees. SANITARY SERVICES COMPANY lSSC) 1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit stamped (approved) plans with your certificate of zoning compliance application(s). MERIDIAN FIRE DEPARTMENT 1. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 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 ofthe hydrant location. e. Fire Hydrants shall be placed on comers. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. 3. 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. 4. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside. 5. Provide a 20' wide Fire Lane for all internal & external roadways. 6. Add a fire hydrant to the island in the parking lot on Lot 1, Block 1. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. 7. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping. 8. Commercial and office occupancies will require a fire-flow consistent with the Uniform Fire Code to service the proposed project. Fire hydrants shall be placed an average of300' apart. 9. The Meridian Fire Department has experienced 2397 responses in the year 2004. According to a report completed by Fire & Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 10. Provide a knoxbox entry system for the complex. 11. Fire Sprinklers may be required for all buildings associated with this project. 12. No parking signs and painted curbs will be required for all Fire Lanes. 13. Occupants residing in the independent aflà a~sisteà living units shall be capable of self- preservation. 14. Provide exterior egress lighting as required by the International Building & Fire Codes. 15. Applicant is herby informed that the project is subject to the 2003 International Fire Code. MERIDIAN PARKS & RECREATION DEPARTMENT 1. The City agrees to allow developer to remove the existing concrete ditch (on City property) to connect to the paths in Settlers Park. CENTRAL DISTRICT HEALTH DEPARTMENT 1. This proposal can be approved for central sewage & central water after written approval ITom 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. 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. S. The engineers and architects involved with the design of the subject project should obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. EXHIBIT C Conditional Use Permit Cedar Springs Place (File CUP-O4-048) [P&Z Commission approved additions shown as underline. Recommended deletions shown as ~.] SITE SPECIFIC CONDITIONS (CONDITIONAL USE/pm 1. All conditions of the concurrent Rezone (RZ-04-014) and Preliminary Plat (PP- 04-039) shall also be considered conditions of the Conditional Use Permit (CUP- 04-048). 2. As Planned Development amenities, construct two open courtyards with water features, an open patio adjacent to the dining room of the assisted living facility, a garden plot and two sitting areas on the independent living units lot, and walkways that traverse the site and tie said walkways into the existing paths in Settlers Park in three areas, as proposed. The City agrees to allow the developer to remove the existing concrete ditch (on City property) to allow connection to pathways within the park. 3. Construct 156 square-feet of private useable open space for each independent living unit, including a 96 square-foot back patio and a 60 square-foot front porch, as proposed. 4. All building construction shall substantially comply with the elevations prepared by Peterson-Staggs Architects on 9-14-04, Sheets 5 and 7. Construction materials used on the structures shall be approved by City of Meridian Building Department and in accordance with the most recent Uniform Building Code. If any significant modification(s) to the approved architectural design features and/or materials, as determined by the Planning Director, are requested for building(s) in the future, the property owner should submit a CUP modification. Said modification will require City Council approval. s. Provide parking for the development as shown on the Site Plan prepared by Peterson-Staggs Architecture on 9-14-04, labeled "1". All parking and areas of circulation shall be paved, striped, and meet the minimum dimensional requirements of Meridian City Code. 6. The applicant shall coordinate the location and design of trash dumpsters with Sanitary Services Company (SSC) staff. Trash enclosures must be built in the location and to the size approved by SSC. Prior to Certificate of Zoning Compliance (CZC) submittal, the applicant shall submit a site plan, stamped approved by SSC, for the proposed trash enclosure location and design. All dumpster(s) must be screened in accordance with MCC ll-12-1.C. 7. All internal sidewalks shall be constructed as submitted and in accordance with MCC 12-S-2.K. 8. No building or other structure shall be erected, moved, added to or structurally altered, nor shall any building structure or land be established or change in use on this site without flfSt obtaining a Certificate of Zoning Compliance (CZC) ITom the Meridian Planning and Zoning Department (MCC 11-19-1). 9. Prior to obtaining certificate(s) of occupancy, all development improvements, including perimeter fencing, irrigation, and landscaping shall be installed. Prior to signature of the final plates) by the City Engineer, a letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, amenities, sewer, water, etc. 10. This conditional use permit shall be valid for a maximum period of 18 months. If construction has not begun within this timeITame, a new conditional use permit must be obtained prior to the start of development. ADA COUNTY HIGHWAY DISTRICT 1. It has been determined that the Right-of-Way and Development Services Department does not have any site specific requirements for you at this time due to the fact that the Meridian Road and Ashby Drive are currently fully improved. 2. A traffic impact fee will be assessed by ACHD and will be due prior to the issuance of a building permit. Contact ACHD Planning & Development Services at 387-6170 for information regarding impact fees. SANITARY SERVICES COMPANY (SSC) 1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit stamped (approved) plans with your certificate of zoning compliance application(s). MERIDIAN FIRE DEPARTMENT 1. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 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 comers. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. 3. 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. 4. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside. S. Provide a 20' wide Fire Lane for all internal & external roadways. 6. Add a fire hydrant to the island in the parking lot on Lot 1, Block 1. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. 7. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping. 8. Commercial and office occupancies will require a fire-flow consistent with the Uniform Fire Code to service the proposed project. Fire hydrants shall be placed an average of300' apart. 9. The Meridian Fire Department has experienced 2397 responses in the year 2004. According to a report completed by Fire & Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 10. Provide a knoxbox entry system for the complex. 11. Fire Sprinklers may be required for all buildings associated with this project. 12. No parking signs and painted curbs will be required for all Fire Lanes. 13. Occupants residing in the independent and assisted living units shall be capable of self- preservation. 14. Provide exterior egress lighting as required by the International Building & Fire Codes. 15. Applicant is herby informed that the project is subject to the 2003 International Fire Code. MERIDIAN PARKS & RECREATION DEPARTMENT 1. The City agrees to allow developer to remove the existing concrete ditch (on City property) to connect to the paths in Settlers Park. CENTRAL DISTRICT HEALTH DEPARTMENT I. This proposal can be approved for central sewage & central water after written approval ftom 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. 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. s. The engineers and architects involved with the design of the subject project should obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation.