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HomeMy WebLinkAboutCooper Canyon PP 02-001BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE ) Case No. PP - 02-001 REQUEST PRELIMINARY PLAT ) FOR COOPER CANYON ) SUBDIVISION WILDWOOD DEVELOPMENT, LLC Applicant ) ) ) ) RECEIVED NAR 2 7 2002. CITY OF MERIDIAN CITY CLERK OFFICE RECOMMENDATION TO CITY COUNCIL The property is approximately 5.81 acres in size and is generally located east of North Locust Grove Road and south of East Wilson Lane, Meridian. The owner of record of the subject property is the Lawrence Tuckness Trust of Meridian. Applicant is Wildwood Development LLC of Boise. The subject property is currently zoned by Ada County. There is, however, an application for annexation and zoning to R-40 before the City Council. The zoning of R-40 is defined within the City of Meridian Zoning and Development Ordinance Section 11-7-2. The subject property is within the city limits of the City of Meridian. The entire parcel is included within the Meridian Urban Service Planning Area as defined in the Meridian Comprehensive Plan. The Applicant proposes to develop the subject property in the following manner: 22 building lots and 2 other lots for a variety of residential and commercial projects. There are no significant or scenic features of major importance that affect the consideration of this application. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR THE PROPOSED COOPER CANYON SUBDIVISION - WILDWOOD DEVELOPMENT, LLC. - Page 1 RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommends to the City Council of the 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 Recommendations of the Plmming and Zoning and Engineering staff as follows: Sanitary sewer and water service to this site shall be via new main extensions from the existing mains adjacent to the property. Applicant shall be required to abandon the existing sewer and water stubs, as they are unusable with the project configuration. The conceptual landscape plan is not in compliance with the requirements of the Meridian City Landscape Ordinance. Open space areas require a minimum of 1 tree per 8,000 s.f. The trees along the east property line should not be spaced closer than 80% of the trees' mature width. The proposed spacing appears to be about 40% of the mature width. Special consideration may be given if the applicant is trying to achieve a solid visual buffer, but the planting plan should be coordinated with the trees already being planted along that property line by the adjacent project. The Planning and Zoning Commission recommends vegetative groundcovers, not bark, adjacent to all storm drain inlets, as bark can clog the drains. A revised landscape plan shall be submitted 10 days prior to the next public hearing. Performance specifications for the common area pressurized irrigation system shall be submitted with the Final Plat apphcation. All of the required street buffer and open space landscaping shall be installed prior to the issuance of a Certificate of Occupancy for any building on any lot created by the subdivision. Jackson Drain is designated as a multiple-use pathway. Applicant shall coordinate pathway construction requirements with Parks Director, Tom Kuntz. Design shall match the pathway being constructed as part of Elliot Industrial Park that will eventually connect through Fountain Park to Locust Grove Apartments and beyond. The Planning and Zoning Commission further recommend that cross-access agreements through the parking lots shall be provided. And the common areas shall be maintained by the homeowners' association. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR THE PROPOSED COOPER CANYON SUBDIVISION - WILDWOOD DEVELOPMENT, LLC. - Page 2 GENERAL COMMENTS (preliminary plat) 1. Please submit a copy of the Ada County Street Name Committee's final approval letter for the subdivision name, and the lot and block numbering 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. A letter of credit or cash surety in the mount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the fmal plat. 4. One-hundred-watt, high-pressure sodium streetlights will be required at locations designated by the Pubhc Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 5. 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 City Ordinance 12-4-13. The ditches to be piped should be shown on the site plans. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Pubhc Works Department. 6. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Sections 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. Adopt the Recommendations of the Central District Health Department as follows: 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. 2. Run-offis not to create a mosquito breeding problem. 3. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR THE PROPOSED COOPER CANYON SUBDIVISION - WILDWOOD DEVELOPMENT, LLC. - Page 3 Adopt the ACHD Recommendations as follows: Special Recommendations to the City of Meridian and the Meridian Fire Department: Applicant should be required to construct an emergency turnaround located in the center of the proposed subdivision. Applicant should be required to work with the Fire Department staff for the location of the emergency turnaround. Site Specific Requirements: Construct curb, gutter, 5-foot wide concrete sidewalk, and match paving on Wilson Lane abutting the parcel. Improvements shall be constructed to match existing improvements. Driveways on Wilson Lane shall be located a minimum of 50-feet from any public street intersection. The applicant is proposing to locate the driveway approximately 100-feet east of the west property line. This location meets District policy and is approved with this application. The applicant is required to pave the driveway to its full-required width of 24 to 30-feet and to a point 30-feet beyond the edge of pavement of Wilson Lane. Applicant is proposing an "emergency access only" located approximately 190- feet north of the south property line. This access is to be signed "emergency access only" and/or install bollards for emergency access only. The applicant is required to pave this access 16 to 20-feet in width and to a point 30-feet into the project. This emergency access meets District policy and shall be approved with this application. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Meet District drainage requirements per section 8000 of the ACHD Development Policy Manual. If utility relocation is necessary to construct improvements required with this development, then all utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. Any existing irrigation facilities shall be relocated outside of the right-of-way. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMiNARY PLAT FOR THE PROPOSED COOPER CANYON SUBDIVISION - WILDWOOD DEVELOPMENT, LLC. - Page 4