HomeMy WebLinkAboutHacienda Subdivision CUP
R.ECEIVED
FEB 11 2005
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City Of Meridian
City Clerk Office
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDA nON TO CITY COUNCIL
P & Z Commission Date of Recommendation:
January 20,2005
Project Name:
Hacienda Subdivision
Case No(s):
AZ-04-034, PP-04-043, CUP-04-052
Applicant:
Doug Jayo
A. Recommendation:
Approve with conditions (all ayes - all applications)
B. Summary of Public Hearing:
1. In favor: Shawn Nickel, Land Consultants, Inc. (Applicant's Representative), David
Bailey (project engineer - discussed street sections, irrigation and piping of lateral)
2. In opposition: None
3. Commenting: Doug Beehler (fencing along east boundary), Cameron Jayo (stated 6'
vinyl fence on east and south boundaries), Bruce Freckleton
4. Staff presenting application: Brad Hawkins-Clark
C. Key Issues of Discussion by Commission:
1. Block, decorative fence around existing residence - setback and safety issues
2. Access and visibility to common area
3. Perimeter fencing (location and type)
D. Key Commission Changes to Staff Recommendation:
I. Added a new site specific condition to require a perimeter fence
2. Relocate Rio Vista Dr. to provide for a minimum lO-foot setback ITom right-of-way for
the existing fence on Lot 1, Block 5
E. Outstanding Issue(s) for City Council:
1. At the time of the P&Z Commission hearing, Settlers Irrigation District had not made a
final decision on whether the North Slough Lateral must be piped or not. The
applicant's original plat proposed leaving it open as an amenity and the P&Z
Commission supported this proposal. Preliminary Plat Condition #4 required the
applicant to submit a written request to City Council to waive the tiling requirement of
Meridian City Code. To date, no such request has been submitted. The City Council
should have the applicant provide an update on this and amend Site Specific Condition
#4 as necessary.
2. On Friday, 2/1 1/05, staff was infonned that the applicant intends to remove one
buildable lot ITom the east boundary and remove the common lots on the south
boundary (that separate the townhouse structures). Staff has not reviewed the new
layout and we recommend this issue be addressed at the 2/15/05 City Council hearing.
F. Preliminary Plat/CUP Site Plan
I. Date of Preliminary Plat reviewed by Commission: January 6,2005
2. Date of Revised Preliminary Plat: January 25,2005 (submitted 2/3/05)
3. Date of CUP Site Plan reviewed by Commission: November 10,2004
4. Date of Landscape Plan reviewed by Commission: November 3,2004
G. Recommended Conditions of Approval (as amended by Commission, if applicable)
Exhibit A - Annexation & Zoning
Exhibit B - Preliminary Plat
Exhibit C - Conditional Use Pennit
EXHIBIT A
Annexation and Zoning Application
Hacienda Subdivision AZ-04-034
ANNEXATION AND ZONING COMMENTS
1. The legal description submitted with the application (stamped by Clinton W. Hansen on 11-
08-04) appears to meet the requirements of the City of Meridian and State Tax Commission
and places the parcel contiguous to existing city limits.
2. Any existing domestic wells and/or septic systems within this project will have to be
removed ITom 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, planned development, uses and construction shall comply with the
City of Meridian ordinances in effect at the time.
3.
EXHIBIT B
Preliminary Plat
Hacienda Subdivision
(File PP-O4-043)
[P&z Commission modifications are shown in ~ and underline format.}
SITE SPECIFIC CONDITIONS-PRELIMINARY PLAT
1.
Sanitary sewer service to this site shall be via main line extensions fì'om the North Slough
Trunk that is currently in the design stage by the City of Meridian. The applicant will be
responsible for constructing the lateral sewer and water mains to and through this
proposed development, thereby making them available to adjacent properties. The
subdivision designer is responsible for coordinating main sizing and routing with the
Public Works Department. This development shall be subject to latecomer fees, to
reimburse those responsible for bringing sanitary sewer service to the area, when and if
the Latecomers Fee Agreement is established. Latecomer's fees shall be due and payable
prior to signature on the final plat for each phase.
This proposed development is currently not serviceable by the City of Meridian's sanitary
sewer system. Proceeding through the approval process is strictly the risk of the
applicant. The City of Meridian does not guarantee sewer service within the
development time frames outlined in Meridian City Ordinance.
2.
Water service to this site shall be via a 16-inch main line extension from a main currently
being designed by the City of Meridian. The City's project will extend water service up
N. Meridian Road to McMillan. The applicant will be responsible for constructing the
16-inch diameter water mains to the mid-section line, and a 12-inch main to the north
boundary line extended in Meridian Road. All other mains through this proposed
development shall be 8-inch diameter. The subdivision designer is responsible for
coordinating main sizing and routing with the Public Works Department. This
development shall be subject to latecomer fees, to reimburse those responsible for
bringing water service to the area, when and if the Latecomers Fee Agreement is
established. Latecomer's fees shall be due and payable prior to signature on the final plat
for each phase.
The applicant has not indicated who will own and maintain the pressurized irrigation
system within this development. If the system remains private, 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 must be
submitted prior to plan approval, and the applicant shall be subject to irrigation plan
review fees. Underground vear-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. Applicant shall be required to
utilize any existing surface or well water for the primary source. If a sUlface or well
source is not available, a single-point connection to the culinary water system shall be
Hacienda Subdivision - PP-O4-043 - Exhibit B
Pagelof6
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.
4.
Prior to the City Council public hearing on this application, the applicant shall submit a
written request to waive MCC 12-4-13 to not pipe the North Slough Lateral. If the
request is approved, for all unpiped (open) sections of the North Slough Lateral, slopes
shall not be steeper than 4: I. A "typical" detail of the cross-section of these sections shall
be submitted to the P&Z Department with the final plat landscape plan. The P&Z
Commission supports the applicant's intention to not pipe the North Slough Lateral.
5.
Prior to City Council approval of the final plat, the applicant shall submit a written
statement ITom Settlers Irrigation District (SID) to the P&Z Department clarifying the
required easement width for the North Slough drain. Applicant shall meet the conditions
of SID.
6.
The af)plie!lflt sflsalà eS!!HlliI the !seatis!! sf !fie gra,..ity iFfigatio!! ¡¡lIe eHffe!!tly shswl'I in
Lot 13, Block á and, if a reloeatiol'l is l'Ieeessar)', refleet the eSffeet loeatisl'l Of] the rtJvised
Prelill'lil'lary Plat. (Note: The project engineer clarified this issue at the P&Z Commission
hearing.)
7.
Revise the Preliminary Plat to show Rio Colinas Street as a 36-foot street section.
8.
Revise the Preliminary Plat to graphically depict common driveways for the townhouse
lots in Blocks 6 and 7.
9.
The conceptual landscape plan submitted with the preliminary plat (Sheets PPL-C and
PPL-1, dated 11103/04 by The Land Group) is approved with the following changes:
a. Revise Sheet PPL-I to show the landscape island in Rio Colinas.
b. Revise Sheet PPL-1 to remove the fence currently shown encroaching on Lot 18,
Block 4.
c. No trees will be allowed within sanitary sewer or irrigation easements, except as
approved through a separate License Agreement. Relocate any trees show within
easements to other locations within the development.
10.
Unless otherwise waived by the City Council, all irrigation ditches, laterals or canals
intersecting, crossing or lying adjacent and contiguous to the parcel shall be tiled per
MCC 12-4-13. Plans will need to be approved by Settlers Irrigation 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.
Meridian City Code 12-4-l3-B requires that tiled ditches have a sloped bar-grated inlet
structure and access/cleanout boxes at a maximmn of four hundred foot (400') spacing
and at all angle points of the pipeline. The applicant shall address the access to each of
Hacienda Subdivision - PP-O4-043 - Exhibit B
Page 2 of 6
4.
5.
6.
7.
these required structures, as some will fall within the back yard of several lots.
11.
Applicant shall construct a minimum 5-foot wide, detached sidewalk along the entire
subdivision ITontage of Meridian Road and adjacent to the designated collector roadways.
Coordinate sidewalk location with ACHD.
12.
All areas being counted toward the 10% open space amenity shall be free of "wet ponds"
or other such nuisances. All stonnwater detention facilities incorporated into the required
open space are subject to MCC 12-13-14 and shall be fully vegetated with grass and
trees, as depicted on the submitted landscape plans. Any ACHD-required access
driveways to serve stonnwater areas that are located within required open space lots shall
be shown on the detailed landscape plans with each final plat.
13.
Applicant shall construct 6-foot high. vinvl. perimeter fencing, unless otherwise approved
bv the Zoning Administrator.
STANDARD PRELIMINARY PLAT CONDITIONS
1.
Please submit 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
confonn.
2.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
3.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
All micropaths within the proposed subdivision shall be designed in accordance with
MCC 12-13-15 "Micropath Landscaping".
A detailed landscape plan, in compliance with the landscape ordinance shall be submitted
for the subdivision with the final plat application, the landscape plan shall include the
location and design of any proposed playground equipment.
Sidewalks within the proposed subdivision shall be built in accordance with MCCI2-13-
10-8.
250 and 1O0-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 detennined after power designs are completed by
Idaho Power Company. The street light contractor shall obtain design and pennit ITom
the Public Works Department prior commencing installations.
Hacienda Subdivision - PP-O4-043 - Exhibit B
Page 3 of 6
11.
12.
13.
8.
Please submit up to date groundwater/soils monitoring data to the Public Works
Department for review. Any drainage areas (detention/retention basins) must be designed
to ensure that water will percolate within a period of time not to exceed 24 hours for all
stonns up to and including a 100-year stonn event. Side slopes within drainage areas
shall not exceed 3: 1.
9.
Any tree over 4" in caliper that is removed ITom tl1e property shall be replaced by
installing additional trees, being the equivalent nmnber 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 removed.
10.
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.
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 nonnal groundwater elevation.
FIRE DEPARTMENT CONDITIONS
1. The existing residence (future clubhouse) shall be brought up to "Assembly" occupancy and
comply with the IFc.
2. No parking is allowed within any of the "knuckle" areas of the plat.
3. All roofing materials on the attached dwelling units shall be a non-combustible material.
4. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available
for duration of2 hours to service the entire project. Fire hydrants shall be placed an average
of 400' apart. International Fire Code Appendix D
5. Acceptance of the water supply for fire protection will be by the Meridian Water
Department.
6. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 \6" 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.
Hacienda Subdivision - PP-O4-043 - Exhibit B
Page 4 of6
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
7. 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.
8. All entrance and internal roads shall have a turning radius of28' inside and
48' outside radius.
9. Insure that all yet undeveloped parcels are maintained ITee of combustible vegetation.
10. Operational fire hydrants and temporary or pennanent street signs are
combustible construction begins.
required before
11. To increase emergency access to the site a minimmn of two points of access will be required
for any portion of the project, which serves more than 50 homes. The applicant shall
provide a stub street to the property to the (west/east/north/south). The two entrances shall
be separated byno less than Y, the diagonal measurement of the project.
12. Building setbacks shall be per the Building Code for one and two story construction.
13. The roadways shall be built to Ada County Highway Standards and shall have a clear
driving surface, available at all times, which is 20' wide. Streets with less than a 29'
street width shall have no parking. Streets with less than 33' shall have parking only on
one side.
14. Maintain a separation of5' ITom the building to the dumpster enclosure.
15. 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.
16. All common driveways shall be straight or have a turning radius of 28' inside and 48'
outside and shall have a clear driving surface which is 20' wide.
POLICE DEPARTMENT CONDITIONS
I. The pedestrian access to the proposed clubhouse/community entrance is not well-defined.
The applicant shall submit a revised landscape plan that uses walkway paving materials
and landscaping to alert motorists to the pedestrian traffic.
2. The proposed landscaping creates a hiding spot near and south of Lot 20, Block 5 and Lot
24, Block 5. The applicant shall submit a revised landscaping plan that affords greater
visibility of the area from public areas such as a street or parking lot.
3. Any interior fencing shall allow visibility ITom the street or shall not exceed four feet in
height if solid fencing is used (pertaining to Lot I, Block 5).
Hacienda Subdivision - PP-O4-043 - Exhibit B
Page 5 of 6
PARKS DEPARTMENT CONDITIONS
1. Standard for Mitigation of trees: The standard established in the City of Meridian
Landscape Ordinance (MCC 12-13-13-6) will be followed.
2. 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.
SANITARY SERVICES CO. 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.
Hacienda Subdivision - PP-O4-043 - Exhibit B
Page 6 of 6
6.
7.
EXHIBIT C
Conditional Use Permit
Hacienda Subdivision
(File CUP-04-052)
[P&Z Commission changes shown in ~ and underline format.}
SITE SPECIFIC CONDITIONS (Conditional Use Permit)
1.
Applicant shall meet all of the requirements of the preliminary plat as a condition of the
Conditional Use Pennit.
2.
Applicant shall submit details of the proposed bridge across the North Slough Lateral
shown on Lot 20, Block 5 of the Landscape Plan with the final plat application. Said
bridge shall comply with any applicable ADA design specifications.
3.
A condition of the CUP/PD shall be that the applicant participates in any road
inITastructure agreements in the North Meridian Planning Area negotiated with ACHD
and shall faithfully perfonn the tenus of such agreement or agreements.
4.
If !fie P&Z Ce!l'\FI'\iasiel'l sHfJperts an exee¡'Jtiol'l te MCC 12 1 10.C.3. (Fel'lee se!fiaek3),
the applieant shall sIHH'I'Iit a re'iÎseà CUP/PD applieatiel'l prior Ie the City CoHl'lcil hearing
that re'¥lests said e¡l6e¡'Jtiol'l. A minimum lO-foot setback ITom the Rio Vista Drive right-
of-wav is required for the existing wall on Lot L Block 5.
5.
All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act, including the community clubhouse.
The applicant shall provide/construct the following amenities within the subdivision:
a. Over 10% of the gross area as open space; and
b. A community clubhouse with restrooms and a swimming pool.
The following deviations ITom the Zoning and Subdivision Ordinance (MCC Title 11 and
12) are approved as part ofthis application:
Min. Lot Size- Citv Requirement (R-8)
6,500 sq. ft. per lot
Proposed Lot Size
2,850 sq. ft. per lot (attached units
only)
Lot Frontage- Citv Requirement
65' minimum
Proposed Minimum Frontage
30' minimum
Hacienda Subdivision - CUP-O4-052 - Exhibit C
Page 1 of2
Zero
Lot Lines-
Citv ReQuirement
1 perrot (max.)
Proposed Standard
2 per lot
8.
All areas being counted toward the 10% open space amenity shall be free of "wet ponds"
or other such nuisances. All stonnwater detention facilities incorporated into the required
open space are subject to MCC 12-13-14 and shall be fully vegetated with grass and
trees, as depicted on the submitted landscape plans.
9.
A Certificate of Zoning Compliance must be obtained for the clubhouse and swimming
pool prior to applying for building pennits.
10.
Townhouse Elevations: A varied color and/or building material scheme is reQuired for the
townhome structures within the subdivision. Applicant shall obtain written approval ITom
the P&Z Department for said scheme prior to Citv Engineer signature of the final plat.
Hacienda Subdivision - CUP-O4-052 - Exhibit C
Page 2 of2