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HomeMy WebLinkAboutSouthern Springs No. 3 AZ RECEIVED JAN 0 7 2005 City Of Meridian City Clerk Office STAFF SUMMARY OF PLANNING AND ZONING COMMISSION RECOMMENDATION TO CITY COUNCIL Transmittal Date: January 7,2004 Project Name: Southern Springs #3 Subdivision Case No(s): AZ-04-030, PP-04-041 Applicant: The Land Group, Inc P&Z Commission Hearing Date: December 2, 2004 A. Recommendation: Approve with conditions (all ayes - all applications) B. Summary of Public Hearing: 1. In favor: Doug Koga, The Land Group, LLC, testified in favor of the applications. 2. In opposition: No one from the public testified in opposition to the applications. 3. Staff presenting application: Joseph Guenther presented the staff report. C. Key Issues of Discussion by Commission: I. The Commission discussed the access points to Calderwood Rd 2. The Commission discussed the sidewalk and landscaping requirements adjacent to Meridian Road. 3. The Commission discussed the timing/phasing of the development and interconnectivity with adjacent properties, specifically Southern Springs #1, #2 Subdivisions in relation to the multiuse pathway. D. Key Commission Changes to Staff Recommendation: 1. None. E. Outstanding Issue(s) for City Council: None. F. Preliminary Plat! Site Plan (no revisions) I. Date of Preliminary Plat: October 12, 2004 G. Recommended Conditions of Approval (as amended by Commission, if applicable) Exhibit A - Annexation & Zoning (City staft) Exhibit B - Preliminary Plat (City staft) Exhibit C - ACHD EXHIBIT A Annexation and Zoning Conditions of Approval Southern Springs #3 Subdivision AZ-04-031 PP-O4-041 ANNEXATION AND ZONING CONDITIONS OF APPROVAL 1. The legal description submitted with the application meets the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits. 2. The subject property is within the Urban Service Planning Area. Essential City services can be made available to the subject property. 3. All future development on said property shall comply with the City of Meridian ordinances in effect at the time of application. 4. 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. 6. 7. EXHIBIT B Preliminary Plat Southern Springs #3 Subdivision AZ-04-031 PP-O4"041 [P&Z Commission approved the conditions of approval without changes] PRELIMINARY PLAT SITE SPECIFIC COMMENTS 1. The applicant shall construct a ten-foot wide multi-use pathway that connects to the pathway in Southern Springs #1, as depicted on the preliminary plat, dated 10/12/04. 2. Sanitary sewer service to this site will be from service line extensions from existing and proposed mains adjacent to the project. Subdivision designer to coordinate service 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. 3. Water service to this site will be from main line extensions from existing water mains in E. Calderwood Drive, and from Southern Springs No.2. 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. 4. Per MCC 12-13-10-4, construct a minimum 35-foot wide street buffer along Meridian Road and a 20-foot wide street buffer along Calderwood Drive. Per MCC 12-13-12-5, construct a minimum 25-foot wide buffer adjacent to the east boundary with a 6-foot privacy vinyl fence and trees as shown. All required street buffers shall be located beyond any future right-of-way. Show easements for all required buffers on the final plat. The Southern Springs Business Association shall maintain all required landscape buffers. 5. All landscape buffers shall be constructed prior to the issuance of any Certificate of Occupancy within the subdivision. A perpetual vehicular cross access easement shall be provided to all lots within the subdivision and with the parcel to the north (approved as Southern Springs Subdivision No.1). Said cross access shall be depicted on the final plat for Southern Springs No.3. A detailed fencing and landscape plan, in compliance with MCC 12-13, shall be submitted with the final plat application. Southern Springs #3 Subdivision- PP-O4-041 - Exhibit B Pagelof5 8. 9. The following changes to the landscape plan are required with the final plat submittal: . Trees in the street buffers shown as "coniferous trees" shall be changed to an approved deciduous species. . If curb and gutter are not to be constructed along SH-69, show a 10-foot wide gravel shoulder adjacent the edge of asphalt and landscape the remainder with at least grass per Ordinance 12-13-10-9. 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, unless deemed unnecessary by the City Arborist per Ordinance 12-13-13. Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. The applicant shall submit a tree removal/preservation plan at least 10 days prior to the City Council hearing. 10. The existing house and other buildings shall be removed from the site as depicted on the preliminary plat. Under no circumstances will the existing house be allowed to keep its existing access onto SH-69. 11. 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. 12. Any 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: I. 13. The applicant has indicated that Nampa & Meridian Irrigation District will own and maintain the pressure irrigation system within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a creek or well source is not available, a single-point connection to the municipal 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 Meridian City Engineer. PRELIMINARY PLAT GENERAL REOUIREMENTS Southern Springs #3 Subdivision - PP-O4-041 - Exhibit B Page 2 of 5 9. 1. Submit letter from the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to conform. 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. Assessment fees for water and sewer service are determined during the building plan review process. 4. Two-hundred-fifty-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. 5. Underground, year-round pressurized irrigation must be provided to all landscape areas on site. Please submit hook-up and design details based on the proposed landscaping. Due to the size oflandscaped area, primary water supply connection to the City's mains will not be allowed. Applicant shall be required to utilize any existing surface or well water for the primary source. 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 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 Public Works Department. 7. Show all existing and proposed easements for irrigation/drainage facilities located within the boundaries of this proposed development. 8. 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. Provide five-foot-wide sidewalks throughout development in accordance with City Ordinance. 10. All construction shall conform to the requirements of the Americans with Disabilities Act. FIRE DEPARTMENT CONDITIONS 1. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. Southern Springs #3 Subdivision- PP-O4-041 - Exhibit B Page 3 of 5 a. Fire Hydrants shall have the 4 W' 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'. 2. 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. 3. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius. 4. Provide a 20' wide Fire Lane for all internal & external roadways. 5. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. 6. Commercial and office occupancies will require a fire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed an average of 300' apart. 7. The proposed project lies outside the five-minute response zone goal. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a request for Basic Life Support. The budget constraints are typically defined as capital outlay for facilities that are located within 1.5 miles from a given location and sufficient operational funds to staff the facilities. 8. The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer 9. Maintain a separation of5' from the building to the dumpster enclosure. 10. Provide a Knoxbox entry system for the complex. 11. All processes & storage practices shall be required to comply with the International Fire Code. 12. All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building. Southern Springs #3 Subdivision- PP-O4-041-Exhibit B Page 4 of 5 13. Provide exterior egress lighting as required by the International Building & Fire Codes. SANITARY SERVICES CONDITIONS 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. PARKS DEPARTMENT CONDITIONS 1. Pathway and Trail standards: The proposed pathway and/or trail shall meet the standards as set forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-2 and 3-3, sections B & C. 2. Standard for City to assume Maintenance of a section of Pathway: The pathway must connect from one major arterial to another, and either an easement or ownership deed must be granted before the city will assume the maintenance of any section of pathway. 3. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance (MCC 12-13-13-6) will be followed. 4. 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. Southern Springs #3 Subdivision - PP-O4-041 - Exhibit B Page 5 of5 EXHIBIT D Ada County Highway District Conditions Southern Springs #3 Subdivision (File AZ-O4-030/PP-04-041) Site Specific Conditions of Approval 1. Construct Calderwood Drive as one half of a 36-foot commercial street section with vertical curb, gutter and 5-foot concrete sidewalks within 50-feet of right- of- way. If any portion of the sidewalk is outside of the right-of-way, provide the District with an easement. 2. Construct one 30-foot wide curb return driveway on Calderwood Driveway in alignment with a proposed driveway for Larkspur Subdivision, located 210-feet east of Meridian Road. 3. Construct one 30-foot wide curb return driveway on Calderwood Driveway in alignment with a proposed street for Larkspur Subdivision, located 340-feet east of Meridian Road. 4. Comply with requirements of ITD for Meridian Road (SH 69) frontage. Submit to the District a letter from ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. Contact District III Traffic Engineer Dan Coonce at 334-8340. 5. Other than the access points approved with this application, direct lot access to Calderwood Drive is prohibited and shall be noted on the final plat. 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. 9. 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, lSPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD 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 accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 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 ofthe 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 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.