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HomeMy WebLinkAboutVerona Subdivision No. 3 PP o(,G;;di~\ ~u.'w, '. ;""""""""", dl~ STAFF SUMMARY OF PLANNING AND ZONING COMMISSION RECOMMENDATION TO CITY COUNCIL Transmittal Date: February 18, 2005 RECEIVED FEB1 8 2005 Project Name: Verona #3 Subdivision Case No(s): PP-04-044 Applicant: Engineering Solutions City Of Meridian City Clerk Oi1ice P&Z Commission Hearing Date: January 20,2005 A. Recommendation: Approve with conditions (all ayes - all applications) B. Summary of Public Hearing: I. In favor: Becky McKay, Engineering Solutions, 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: L The Commission discussed the appropriate zoning ofLO on the site instead of utilizing the 20% use exception under the existing Planned Development D. Key Commission Changes to Staff Recommendation: L None. E. Outstanding Issue(s) for City Council: None. F. Preliminary Plat! Site Plan (no revisions) L Date of Preliminary Plat: September 3,2004 G. Recommended Conditions of Approval (as amended by Commission, if applicable) Exhibit A - Preliminary Plat (City staff) EXHIBIT B Preliminary Plat Verona #3 Subdivision (File PP-O4-044 Site Specific Conditions of Approval SPECIAL CONSIDERATIONS-PRELIMINARY PLAT The applicant shall maintain compliance with existing development agreement for Verona Subdivision, AZ-03-005!CUP-O3-007 and all applicable conditions of approval for the commercial lots. PRELIMINARY PLAT SITE SPECIFIC COMMENTS I. Prior to occupancy of the first structure, the applicant shall rezone the subject property to L-O. 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. Tbis development shall be subject to latecomer fees, to reimburse those responsible for bringing sanitary sewer service to the area. Latecomer's fees shall be due and payable prior to signature on the final plat for each phase. 3. Water service to this site will be from main line extensions from existing water mains in W. Milano Drive, and N. Cortona Way. 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 Ten-Mile Road and a 20-foot wide street buffer along Milano Drive and a lO-foot wide street buffer along Cortona Way. All required street buffers shall be located beyond any future right-of-way. Show easements for all required buffers on the [mal plat. The Ventan 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. 6. A perpetual vehicular cross access easement shall be provided to all lots within the subdivision. Said cross access shall be depicted on the final plat for Verona No.3. 7. A detailed fencing and landscape plan, in compliance with MCC 12-13, shall be submitted with the final plat application. 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, 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. 9. 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. 10. 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 lOa-year storm event. Side slopes within drainage areas shall not exceed 3:1. 11. The applicant has indicated that Settlers 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 I. 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, bigh-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 of landscaped 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 jurisdiction, 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 witbin 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. 9. 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 I. Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 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. £. Fire Hydrants shall not have any vertical obstructions to outlets within 10'. g. Fire Hydrants shall be placed 18" above finish grade. 3. Provide a 20' wide Fire Lane for all internal & external roadways. 4. For all Fire Lanes, paint the curb red and provide signage "No Parking, Fire Lane". 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 per Appendix D. 7. The proposed 6-lot subdivision will have an unknown transient population and will have an unknown impact Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2397 responses in 2003. According to a report completed by Fire & Emergency Services Consulting Group in February of 2000 our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 8. Maintain a separation of 5' from the building to the dumpster enclosure. 9. Provide a Knockbox entry system for the complex prior to occupancy. 10. The applicant shall work with city staff to provide and address identification plan including a pylon/monument sign at the required intersections. II. 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. 13. Provide exterior egress lighting as required by the International Building & Fire Codes. 14. Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). 15. There shall be a fire hydrant within 100' of all fire department connections. 16. Buildings over 30' in height are required to have 26' wide access roads in accordance with Appendix D Section m05. SANITARY SERVICES CONDITIONS I. 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.