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HomeMy WebLinkAboutKlamath Basin Subdivision AZ RECEIVED FEB 25 2005 o(J;;;di!!C City Of Meridian City Clerk Office STAFF SUMMARY OF PLANNING AND ZONING COMMISSION RECOMMENDATION TO CITY COUNCIL Transmittal Date: February 23, 2005 Project Name: Klamath Basin Subdivision Case No(s): AZ-04-035, PP-04-045 Applicant: Randy Worden P&Z Commission Hearing Date: February 3,2005 A. Recommendation: Approve with conditions (all ayes - both applications) B. Summary of Public Hearing: 1. In favor: David Crawford (Applicant's Representative) 2. In opposition: None 3. Commenting: Bruce Freckleton (staff) 4. Staff presenting application: Craig Hood C. Key Issues of Discussion by Commission: 1. Proposed cul-de-sac length 2. Stub street easement to south D. Key Commission Changes to Staff Recommendation: 1. Add PP site specific condition #13 to read: "Provide a 50-foot easement to the property to the south, with the parcel number S1203223400, for the future development of a stub street to that south property." E. Outstanding Issue(s) for City Council: 1. Cul-de-sac Length: There is an associated variance application (V AR-05-004) to exceed the maximum cul-de-sac length that must also be approved by the City Council in order for the submitted preliminary plat to meet City Code. 2. Eight Mile Lateral: The applicant has requested a waiver of the requirement to tile or cover the Eight Mile Lateral, on the south side ofthe development. Meridian City Code 12-4-13.A.2 allows the City to waive the requirement for covering a ditch, lateral or canal, if it finds that the public purpose requiring such will not be served in the individual case. The Planning & Zoning Commission fmds that because tiling the lateral will not improve public health. safetv. or welfare. the applicant should not be required to tile the Eight Mile Lateral abutting the site (see report for detailed analvsis). In accordance with Meridian Citv Code. the applicant should be required to tile or cover anv other irrigation ditches. lateral or canals that cross. intersect or lie adjacent to the subiect site. F. Preliminary Plat I. Date of Preliminary Plat reviewed by Commission: November 18, 2004 2. Date of Landscape Plan reviewed by Commission: December 8,2004 G. Recommended Conditions of Approval (as amended by Commission, if applicable) Exhibit A - Annexation & Zoning Comments (city staff) Exhibit B - Preliminary Plat (all agencies) EXHIBIT A Annexation & Zoning Comments Klamath Basin Subdivision (File AZ-O4-035) [P&Z Commission approved additions shown as underline. Deletions shown as ~.] ANEXATION AND ZONING COMMENTS 1. The legal description submitted with the application, prepared by B & A Engineers, Inc., shows that the property is contiguous to the existing corporate boundary of the City of Meridian. 2. Any future subdivision, uses and construction on this property shall comply with the City of Meridian ordinances in effect at the time. EXHIBIT B Preliminary Plat Klamath Basin Subdivision (File PP-O4-045) [P&Z Commission approved additions shown as underline. Deletions shown as ~.] SITE SPECIFIC CONDITIONS OF APPROVAL (PRELIMINARY PLAT) 1. All conditions of the Annexation and Zoning (AZ-04-035) application shall also be considered conditions of the Preliminary Plat (PP-04-045). 2. The submitted preliminary plat prepared by B & A Engineers, Inc., labeled Sheet I, dated 11-18-04, is approved, with the conditions outlined herein. Approval of PP-04-045 shall be contingent upon the applicant obtaining a variance from the City Council for the proposed Niemann Street cul-de-sac length. 3. Utilize a common driveway for Lots 13 and 14, Block 1. The public street frontage for Lots 13 and 14, Block I, may be reduced to IS-feet, as proposed. Unless otherwise approved by the Meridian Fire Department, the drive surface of said common drive shall be constructed a minimum of 20-feet wide, with crushed gravel and asphaltic concrete paving in accordance with Meridian City Code. In accordance with Meridian City Code, if Lot 12 and/or 15, Block I, utilize said common driveway, the driveway must be constructed to a minimum 24-feet wide, with crushed gravel and asphaltic concrete paving. Said common driveway shall have a minimum GVW of 70,000 lbs. No parking signs shall be installed on any portion of the common driveway that doubles as a fire lane. Any portion of the flag for Lots 13 and 14 that are beyond the driveway surface shall be landscaped. A note shall be placed on the face of the final plat stating the purpose of the common driveway easement and who is to be responsible for maintenance thereof. All Common driveways shall be straight or have a turning radius of 28' inside and 48' outside. 4. Prior to signature of the final plat by the City Engineer, all structures on this site shall be removed. 5. The applicant shall not be required to tile the Eight Mile Lateral abutting the site. In lieu of tiling the Eight Mile Lateral, the applicant shall be required to install a 6-foot tall fence along the back side of the lots on the southern portion of the development. Said fence shall tie into the existing fence to the east (Staten Park Subdivision). All other 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. If lateral users association approval can not be obtained, plans will be reviewed and approved by the City Engineer prior to final plat signature. 6. Underground year-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. 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. 7. The landscape plan prepared by B & A Engineers, Inc. is approved with the following changes/notes: . 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. Required landscaping trees will not be considered as replacement trees for those trees that are removed (MCC 12-13-13-3). Coordinate a tree protection/mitigation plan with Elroy Huff at the Meridian Park Department. . The 25-foot wide landscape street buffer along Ustick Road shall be planted with trees and shrubs, lawn, or other vegetative groundcover, with a minimum density of one tree per thirty-five linear feet. Trees may be grouped together. However, trees shall be spaced no closer than 80% of the average mature width of the trees (MCC 12-13-10-6 - 7). . MCC 12-13-10-9 requires a 10-foot wide gravel shoulder abutting right- of-way where the unimproved portion of the right-of-way is greater than 13-feet (measured from the edge of pavement to the edge of sidewalk or property line), and road widening is not in the ACHD Five Year Work Program. Ustick Road abutting this site meets the warrants for the 10-foot wide gravel shoulder requirement listed above. Therefore, the applicant should be required to construct a 10-foot wide gravel shoulder on Ustick Road, with the remaining portion of the right-of-way being landscaped with lawn or other vegetative groundcover as approved by ACHD. . Remove Note 9 regarding pathway construction. The applicant shall make the proceeding changes/additions and submit revised copies of the landscape plan with the submittal of the final plat application(s). Other than the changes listed above, the approved landscape plan is not to be altered without prior written approval ofthe Planning and Zoning Department. 8. A detailed fencing plan shall be submitted upon application of the final plat. If permanent fencing is not provided around the perimeter, temporary construction fencing to contain debris must be installed 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 shall be installed in accordance with MCC 12-4-10. 9. 10. Maintenance of all common area lots shall be the responsibility of the Klamath Basin Homeowners' Association. Sanitary sewer service to this site shall be via extensions from Staten Park Subdivision. The applicant will be responsible to construct sewer 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. Cover over sanitary sewer mains shall be no less than 3-feet from finish grade to the top of the pipe. If cover is less than 3-feet from the sub- grade to the top of pipe, alternate pipe materials shall be used per the Meridian Public Works Department's Standard Specifications. 11. Domestic water service to this site shall be via extensions from Staten Park Subdivision. 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. 12. No variances, exceptions or reductions to the City adopted dimensional standards or uses are approved with this preliminary plat application. All minimum lot sizes, structure setbacks, street frontage, and house size requirements (minimum 1,400 square-feet) shall be maintained. 13. Provide a 50-foot easement to the propertv to the south. with the parcel number S 1203223400. for the future development of a stub street to that south propertv. STANDARD CONDITIONS OF APPROVAL (PRELIMINARY PLAT) I. All grading of the site shall be performed in conformance with MCC 1I-12-3H. 2. Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to MCC 12-13-10-8. 3. 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., prior to signature on the final plat. 4. A detailed landscape and fencing plan, in compliance with the landscape and subdivision ordinance and as noted in this report, shall be submitted for the subdivision with the final plat application. 5. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 6. 7. 8. 9. One-hundred-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 determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior commencing installations. 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. Required landscaping trees will not be considered as replacement trees for those trees that have to be mitigated. Submit any up-dated 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. The applicant shall coordinate mailbox locations with the Meridian Post Office. 10. 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. 11. 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. 12. 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 normal groundwater elevation. 13. The applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat per Resolution 02-374. 14. 15. l6. 17. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. Staffs 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. AGENCY COMMENTS AND CONDITIONS MERIDIAN FIRE DEPARTMENT 1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500' apart. International Fire Code Appendix C. 2. 3. 4. 5. Acceptance of the water supply for fire protection will be by the Meridian Water Department and water quality by the Meridian Water Department for bacteria testing. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 Yz" 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 when spacing permits. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. g. Fire hydrants shall be placed 18" above fmish grade. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. 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 (183 m). 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). 6. 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. 7. 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. Said common driveway shall have a minimum GVW of 70,000 Ibs. No parking signs shall be installed on any common driveway that doubles as a fire lane. Coordinate the location of the required signage with the Meridian Fire Department. MERIDIAN PARKS DEPARTMENT 1. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance will be followed. 2. Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance will be followed. SANITARY SERVICES COMPANY 1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal. 2. SSC will not provide trash pick-up services utilizing the common driveway. The developer shall install a concrete pad at the end of the common drive no more than five (5) feet behind the sidewalk. The pad shall be of sufficient area to accommodate the receptacles of the residences that take access from the common driveway. ADA COUNTY HIGHWAY DISTRICT Site Specific Conditions of Approval 1. The applicant shall do one of the following abutting the site on Ustick Road: a. Dedicate by donation an additional 23-feet of right-of-way along Ustick Road, and construct a minimum 5-foot wide concrete sidewalk along Ustick Road, located a minimum of 4 I-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along U stick Road, located a minimum of 4l- feet from the centerline of the right-of-way, in an easement provided to the District. c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along U stick Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 2. Dedicate by donation a total of 60-feet of right-of-way from the centerline along Black Cat Road. 3. Extend the stub street, Niemann Street, from the east property line into the site, as proposed. 4. Construct Niemann Street within the site as a 36-foot street section with rolled curb, gutter, and 5-foot concrete sidewalks within 50-feet of right-of-way. 5. Direct access to Ustick Road and Black Cat Road 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 ofthe 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. 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. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC 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. 5. 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. 9. 10. 11. 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-l585) 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. 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 of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 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.