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HomeMy WebLinkAboutSaguaro Canyon PP PP 05-001 MERIDIAN PLANNING & ZONING MEETING February 17,2005 APPLICANT Farwest. LLC ITEM NO. 11 REQUEST Public Hearing - Amendment of the Preliminary Plat for phases 7 & 10 of Saguaro Canyon Subdivision consisting of 21 single family residential building lots on 6+/- acres in a R-4 zone - 6210 North Meridian Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY See altached Staff Comments CITY SEWER DEPT: CITY PARKS DEPT: No Comment , ",'.... . "J{'icl/ V!.~)ì ~C I) ì 1\ \ .,' Î\ } ¡,; \).: , '\ f Ie \.)V , YO.\l:v 1"'~\ . ~:jt? ,,(C/ L/ //0 :~ CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: See attached Comments NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: JLL\I\t- Y (\lkhJ Ernailed: Date: 1/þ)-{)') . Staff Initials: Phone:~¿l1C¡ -4.100 Material. pre¡ented at public meenngs shall become property of the City of Meridian. MAYOR Tammy deWeetd ¡ olforid¡!C '\ IDAHO CITY COUNCIL MEMBERS Keith Bird Christine Donnell Shaun Wardle Charles M, Rountree LEGAL DEPARTMENT (208) 466.9272 . Fax 466-4405 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500. Fax 887-1297 PLANNING AND ZONING DEPARTMENT (208) 884-5533 . FAX 888-6854 STAFF REPORT: Transmittal.Date: February 11, 2005 P & Z Hearing Date: February 17, 2005 RE C E IVED FEB 1 ~ 2005 CITY OF MERIDIAN Saguaro Canyon Amended CITY'CLERK OFFICE . Amendment of the Preliminary Plat for Phases 7 & 10 of Saguaro Canyon Subdivision (PP-03-032) consisting of 21 single family residential building lots on approximately 6 acres in a R-4 zone by Far West, LLc. (File No, pp- 05-001) To: Planning & Zoning Commission, Mayor and City Council Josh Wilson, Associate City Planner 142- Bruce Freckleton, Development Se~s ~anager ~ From: Subject: APPLICATION SUMMARY The applicant, Farwest LLC, has applied for Preliminary Plat (PP) approval of twenty-one (21) single family residential building lots on approximately 6 acres in Phases 7 & 10 of Saguaro Canyon Subdivision. (These are future phases of Saguaro Subdivision as proposed on the Preliminary Plan and have not yet been constructed or submitted for final plat approvaL) On May II, 2004, the Meridian City Council approved the Preliminary Plat of Saguaro Canyon Subdivision with 432 buildable lots (gross density of 3.09 units per acre) and 45 common lots. The subject property was also granted a Conditional Use Permit for a Planned Development, which included reduced frontage requirements, cul-de-sac length modifications, minimum lot size modifications and modifications to minimum house sizes. The property is designated "Medium Density Residential" on the 2002 Comprehensive Plan Future Land Use Map. The proposed preliminary plat depicts twenty-one (21) new buildable lots, which range in size between 6,808 square feet and 20,861 square feet. In the original Saguaro Canyon Subdivision, Phase 10 was a single 6-acre lot within the subdivision which was retained by the original owners of the property, the Boyack family, for future development. In the time that has passed since the approval of Saguaro Canyon Subdivision, the Boyack family has decided against developing the parcel themselves, and agreed to sell the parcel to Far West, LLC for inclusion as a part of the overall development. In order to facilitate the modifications to the street layout severallots within Phase 7 were modified to better align with the new lots within Phase 10, creating shorter block lengths. Staff recommends approval of the subject Preliminary Plat (PP-05-001) with the conditions outlined in this report, PP-05-001 Saguaro Canyon Amended P&Z Commission, Mayor & City Council Saguaro Canyon Amended Page 2 LOCATION The property is located within Section 30, T4N, RIE, the square mile bordered by Chinden Blvd, Meridian, Locust Grove and McMillan Roads. The land is designated as "Medium Density Residential" in the Future Land Use Map ofthe 2002 Comprehensive Plan. SURROUNDING PROPERTIES North: Two, 10-acre parcels with single family residences and a 22.95-acre parcel with a single family residence, all zoned RUT (Ada Co.) South: Two lots in Crestwood Subdivision (5-acre lots), zoned RUT, and Cobre Basin (Havasu Creek Sub.), zoned R-4 (Meridian) East: One, lO-acre parcel with a single family residence, a 29.7-acre parcel with a single family residence, and Larkwood Subdivision (2-3 acre lots), all zoned RUT (Ada County) West: Two, 20-acre parcels with upper-scale residences and future middle school site, zoned RUT (Ada Co.); and recently approved Ventana Subdivision, zoned R-8. OWNER OF RECORD The property owner of record is Tuscany Development, Inc. and Tuscany Development, Inc. has submitted an affidavit of legal interest for the subject property. PRELIMINARY PLAT FINDINGS Meridian City Code (MCC) 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: A. The conformance of the subdivision with the Comprehensive Development Plan; Staff finds the 2002 Comprehensive Plan Future Land Use Map designates all of the subject property as "Medium Density Residential", which allows for densities of three to eight units per acre. (See Chapter VII, pg. 99.) Staff finds that the proposed subdivision is in compliance with the Comprehensive Plan. B. The availability of public services to accommodate the proposed development; Staff finds that the majority of public services are available to accommodate the proposed development but sanitary sewer and fire are not available for the lots at this time. The North Slough Trunk, which will serve the subdivision, is scheduled to be extended in 2005. In terms of fire service, it's anticipated that the second, permanent access for the subdivision (besides McMillan Road) will be provided through a new residential subdivision on the Aschenbrenner property, north of the school site and west of the subject property. To date, the City has not received an application or conducted a pre- application meeting on this property. The approved preliminary plat for Saguaro Canyon Subdivision restricted development of the neighborhood until required services are available, and those conditions apply to this amended preliminary plat as well. PP-O5-00 I Saguaro Canyon Amended P&Z Commission, Mayor & City Council Saguaro Canyon Amended Page 3 C. The continuity of the proposed development with the capital improvement program; The proposed subdivision would not create any more additional requirements or demands to the City than the previously approved residential uses. The primary question is one of timing. Until the North Slough Trunk is constructed, sanitary sewer service is not available for this development. D. The public financial capability of supporting services for the proposed development; Any additional expenditure for supporting services was caused by the approval of the original 432-10t preliminary plat for the property. The primary public costs to serve the future site will be fire and police services. Staff finds that this development will not cause excessive additional requirements at public cost, if the applicant complies with the conditions of approval for the approved preliminary plat application. The Commission and Council should consider the Meridian Police, Parks and Fire Departments' comments with regard to their capability to serve the proposed development. E. The other health, safety or environmental problems that may be brought to the Commission's attention. Other than previously noted, staff does not find any other health, safety or environmental problems associated with this subdivision that need to be brought to the Councilor Commission's attention. PRELIMINARY PLAT SPECIAL CONSIDERATIONS I. Phasing of Subdivision: This amended preliminary plat is subject to all conditions of approval from Saguaro Canyon Subdivision, including the requirements for a secondary vehicular access and sewer service from the uncompleted North Slough Trunk prior to the final plat for any phase of the subdivision beyond the 50th lot. 2. Street Sections: The Meridian Fire Department requires that street section widths are 33-feet from face-of-curb to face-of-curb, for streets with parking on two sides. The submitted preliminary plat depicts a typical street section with a street section width of 33-feet from back-of-curb to back-of-curb. Prior to the City Council hearing for the application the applicant shall submit a revised preliminary plat which depicts street sections which are 33- feet from face-of-curb to face-of-curb in compliance with Meridian Fire Department requirements. See Site Specific Condition #2 and Fire Department Comment #8. SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT) I. This Amended Preliminary Plat shall be subject to all applicable conditions of approval from Saguaro Canyon Subdivision (AZ-0-O27, PP-03-032, and CUP-03-058). 2. Prior to the City Council hearing for the application the applicant shall submit 10 copies of a revised preliminary plat which depicts street sections which are 33-feet from face-of-curb to face-of-curb in compliance with Meridian Fire Department requirements. PP-oS-OOl Saguaro Canyon Amended P&Z Commission, Mayor & City Council Saguaro Canyon Amended Page 4 3. The time requirements for final platting of the subject property will follow the phasing plan of the original approval of Saguaro Canyon Subdivision. GENERAL CONDITIONS I. 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. 2. 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. 3. 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. 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. 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. Wells may be used for non-domestic purposes such as landscape irrigation. 5. 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 100-year storm event. Side slopes within drainage areas shall not exceed 3:1. 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. 6. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 7, Streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at the expense of the Applicant. Typical locations are at street intersections and/or fire hydrants. 8. Developer shall coordinate mailbox locations with the Meridian Post Office. 9. All sidewalks shall be constructed in accordance with MCC 12-5-2.K. Prior to signature of the final plat(s), all sidewalks shall be constructed or a financial guarantee that said improvements will be completed shall be provided PP-O5-001 Saguaro Canyon Amended P&Z Commission, Mayor & City Council Saguaro Canyon Amended Page 5 10. A note shall be placed on the final plat stating that unless otherwise approved, all building setbacks shall meet the requirements of the zoning ordinance in effect at the time of building permit submittal. II. A letter of credit or cash snrety in the amount of 110% will be required for all landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature ofthe final plat. 12. 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. 13. Plat approval shall be subject to the expiration provisions set forth in MCc. 14. Staff's failure to cite specific ordinance provisions or terms of the approved preliminary plat, conditional use permit or development agreement does not relieve Applicant of responsibility for compliance. OTHER AGENCY IDEP ARTMENT COMMENTS/CONDITIONS MERIDIAN FIRE DEPARTMENT COMMENTS 1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for dnration of2 hours to service the entire project. Fire hydrants shall be placed an average of 500' apart. International Fire Code Appendix C 2. 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. 3. 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 corners when spacing permits. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. g. Fire hydrants shall be place 18" above finish grade. h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. 4. 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. 5. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius. 6. Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. PP-O5-001 Saguaro Canyon Amended P&Z Commission, Mayor & City Council Saguaro Canyon Amended Page 6 7. To increase emergency access to the site a minimum oftwo 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 (westleastlnorthlsouth). The two entrances should be separated by no less than Y> the diagonal measurement of the project. 8. 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. These measurements shall be based on the face of curb dimension. 9. The proposed xxx-lot subdivision with an estimated 2.9 residents per household would have a total estimated population of xxx residents at build out. 10. 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. II. Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) ITom 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). SANITARY SERVICE COMPANY COMMENTS I. SSC has no comments related to this application. POLICE DEPARTMENT COMMENTS I. The Police Department has no concerns related to the site design submitted with the application. MERIDIAN PARKS DEPARTMENT COMMENTS 1. The Parks Department has no concerns with the site design as submitted with the application, RECOMMENDATION Staff recommends approval of the submitted Preliminary Plat (PP-05-001) application with the conditions listed herein. PP-O5-001 Saguaro Canyon Amended ~ CENTRAL G BtðLl~ CENTRAL DISTRICT HEALTH DEPARTMENT Environmental Health DificEIVED FEB .; 1 2005 Rezone # Conditional Use # Preliminary ! Final! Short Plat G:'tL £. 0 City of Mør¡~¡.n City Clerk Office Return to: 0 Boise 0 Eagle 0 Garden City þ(Meridian 0 Kuna OACZ 0 Star 01. We have No Objections to this Proposal. 02. We recommend Denial of this Proposal. 0 3. Specific knowledge as to the exact type of use must be provided b,:fore we can comment on this Proposal. 0 4. We will require more data concerning soil conditions on this Proposal before we can comment 05. Before we can comment concerning individual sewage disposal, we will require more data conceming the depth of: 0 high seasonal ground water 0 waste flow characteristics 0 or bedrock from original grade 0 other 0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. 0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. ~8. After wriie approval from appropriate entities are submitted, we can approve this proposal for: central sewage ~community sewage system 0 community water well interim sewage central water 0 individual sewage individual water :ø-9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: ~entral sewage Q. community sewage system 0 community water 15 sewage dry lines ,¡a..central water }6 1 O. Run-off is not to create a mosquito breeding problem. 0 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. 0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. 013. We will require plans be submitted for a plan review for any: 0 food establishment 0 swimming pools or spas 0 beverage establishment 0 grocery store 0 child care center ,Ø.14. Please see attached stormwater management recommendations 015. -~P4' Reviewed By: J1l, rít: 15726<0IEHO904 Review Sheet CENTRAL DISTRICT HEALTH DEPARTMENT \ \. MAIN OFFICE' 707 N. ARMSTRONG Pl. . BOISE, 10 83704-0825 . (208) 375-5211 . FAX 327-8500 To prevent and treai disease and disability; to promote healthy Ufe.st;)ile.s; and to protect and promote the health and quaUg, of our euvirOllmOlIi. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-treated prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design oftbis project should obtain current best management practices for storm water disposal and design a storm. water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties.' Prepared by the Idaho Department of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook Prepared by City of Boise Public Works Department, May 2000. Ada I Boise Counly Office 707 N. Armstrong PI. Boise, 1083704 En,;ro. Hoahh: 327.7499 FamUy Plannin9: 327.7400 Immunizations: 327.7450 '""~. "","","". ',,-"on Serving Valley, Elmore, Boise, and Ada Counties Elmore County Office 520 E. 8th 51. North Mountain Homo, 10 83647 en,;ro. Health: 587-9225 Family Heolth: 567-4407 WIC: 587-4409 I'AY. "7."" Valley County Office 703 N. 1st 51. RD. Box 1448 McCaI, 10 83638 Ph. 634-7194 1iIX: 634.2174 "".11 m "" CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET RECEIVED FFR t 7 ?nrys CjtyofMeridian City Clerk Office February 17, 2005 ITEM # 11 DATE PP 05-001. PROJECT NUMBER Saguaro Canyon Subdivision PROJECT NAME NAME (PLEASE PRINT) FOR AGAINST NEUTRAL . ])t;ßß1 fÇ kJ (1'i-+~ \/ ~ìJ> Y\/\~/-<'jtl~ V ~ft AJt+t. .J/17-05 -¡: terfJ :It 1/ DATE: February 15, 2005 1tlECEIVED FEe 1 5 2005" C't c! YOfMeridi - . lty Clerk Om: TO: Meridian Planning and Zoning Commissioners RE: Saguaro Canyon Amended Dear Commissioners, I just received and reviewed the staff report for the amended Saguaro Canyon Preliminary Plat and am very happy with the report overall and take issue with just one of the conditions of approval; No.2 (page 3), the 33' street section measured from face of curb to face of curb. ACHD does not have a street section that is measured ITom face of curb to face of curb they are all measured ITom back to back. Regardless, the entire roadway consists of rolled curb that can be used as a clear driving surface. Rolled curb cannot be measured from face because it is sloping. The remainder of the entire subdivision was approved with a 33' street section (measured ITom back of curb to back of curb), it seems odd that it would be changed at this point in the hearing process. I have tried to reach Joe Silva to talk about this issue, also noted in his conditions of approval as No.8, on page 6. However, Joe is out oftown until Thursday, and I will try to talk with him prior to the hearing this week to clarify his position on this issue. Based on the fact that it is rolled curb and ACHD does not have standard street section for a 33' face to face measurement I would ask that you please strike Condition No.2 on page 3 and Condition No.8 page 6. I want to thank staff for their support and help on this project. I you have any questions prior to Thursday please feel free to contact me at 336-5355. Sincerely, Dave McKinnon Conger Management Group Sent via e-mail without signature RECEIVED FEB 1 0 2005 City of Meridian City Clerk Office ~ & ~ 1~ 'Di4tûd 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651,4395 FAX # 208,463,0092 7>F¡¡¡brp¡u-y 2005 phones: Area Code 208 OFFICE: Nompo 4661861 SHOP: Nampa 466,0663 William G. Berg Jr., City Clerk City of Meridian .D v.e. RE: PP OS-OOl/Saguaro Canyon Subdivision Dear Will: Nampa & Meridian Irrigation District has no comment on the above referenced application for Amendment of the Preliminary Plat for phases 7 &.10 of Saguaro Canyon Subdivision consisting of 21 single family residential building lots on 6+/-acres as it is out of our district. Sincerely, IJ~~ Bì1I Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BH/dbg c: File-Office/Shop APPROXIMATE IRRIGABlE ACRES RIVER FLOW RIGHTS, 23,000 BOISE PROJECT RIGHTS, 40,000 MAYOR Tammy de Weerd LEGAL DEPARTMENT (208) 466-9272 . FAX 466-4405 PARKS & RECREATION (208) 888-3579. Fax 898-5501 PUBLIC WORKS (208) 898-5500. Fax 887-1297 CITY COUNCIL MEMBERS Shaun Wardle William L M. Nary Charles M. Rountree Keith Bird BUILDING DEPARTMENT (208) 887-22t I . Fax 887-1297 PLANNING & ZONING (208) 884-5533 . Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: February 10, 2005 Transmittal Date: January 24, 2005 Hearing Date: February 17,2005 File No,: PP 05-001 Request: Amendment of the Preliminary Plat for phases 7 & 10 of Saguaro Canyon Subdivision consisting of 21 single family residential building Jots on 6+/- acres in a R-4 zone By: Farwest, LLC Location of Property or Project: 6210 North Meridian Road David Zaremba, P/Z (NoFP) Meridian School District (NoFP) David Moe, P/Z (No FP) Meridian Post Office (FP/PP only) Wendy Newton-Huckabay, P/Z (NoFP) Ada County Highway District Michael Rohm, P/Z (NoFP) Ada County Development Services Keith Borup, P/Z (No FP) mãntral District Heailh Tammy de Weerd, Mayor RECE mpa Meridian Irrig, District Charlie Rountree, C/C S Jers Irrigation District ~istine Donnell, C/C ho Power CO. (FP, PP, CUP) eith Bird, C/C JAN 2 ~ ?11(\5 Qwest (FP/PP only) Shaun Wardle, C/C - JlUçrmountain Gas (FP/PPon/y) Water Department CITY OF MEttl.U~au of Reclamation (FP/PP only) Sewer Department TEWATER nF.¡tft1p Transportation Department (No FP) Sanitary Service (No VAR, VAC, I¥IAS Ada County Land Records Building Department Meridian Development Corporation Fire Department Historical Preservation Commission Police Department City Attorney City Engineer City Planner Parks Department Your Concise Remarks: ~~T 33 EAST IDAHO AVENUE' MERIDIAN, IDAHO 83642 ' (208) 888-4433 City Clerk Office Fax (208) 888-4218 . Human Resources Fax (208) 884-8723 . Finance & Utility BiUing Fax (208) 887-4813