HomeMy WebLinkAboutHeritage Commons PP
PP 05-005
MERIDIAN PLANNING & ZONING MEETING
March 3, 2005
APPLICANT Brighton Investments, LLC ITEM NO. 12
REQUEST Public Hearing: Amend the Preliminary Plat (PP 02-007) to add 7 additional
building lots for Heritage Commons - west of Locust Grove Road & north of Ustick Road
CITY PLANNING DIRECTOR:
CITY ATTORNEY
COMMENTS
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See attached staff report --Iv 0/ (!
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY POLICE DEPT:
CITY FIRE DEPT:
3-D
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See affached comments
See affached comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
No comment
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
MAYOR
Tammy de Weerd
olferi di ~
CITY HALL
(208)888-4433 - Fax 887-4813
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shoun Wardle
Charles M. Rountree
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 - Fax 898-9551
IDAHO
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
STAFF REPORT:
Hearing Date: March 3,2005
Transmittal Date: January 28, 2005
To:
Planning & Zoning Commission I Mayor & City Council
~
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FEB 2 5 2005
From:
Bruce Freckleton, Development Services Manager
Joseph Guenther, Associate City Planner /~
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Heritage Commons Amended Subdivision
Of Meridllli,
Cl"rk Office
Re:
.
Request for Amended Preliminary Plat of Twenty Seven (27) Residential Lots to on
4.53 Acres in a R-8PD Zone by Brighton Investments. (File #PP-O5-005)
We have reviewed these submittals and offer the following comments, as conditions of the
applicant. These conditions shall be considered in full, unless expressly modified or deleted by
motion of the Meridian City Council:
APPLICATIONS SUMMARY
The applicant, Engineering NorthWest (Gene Smith, P .E.), on behalf of Brighton Investments,
requests the resubdivision of 4.53-acres on 21 lots of Heritage Commons Subdivision PP-02-007,
located West of Locust Grove Road, and North of Us tick Road. The parcels are currently zoned R-8
(PD) in Heritage Commons Subdivision. Quenzer Commons and Crestwood Subdivisions to the north,
South, and East are also zoned R-8. The Comprehensive Plan shows these parcels as Medium Density
Residential.
The proposed uses were originally platted under a Planned Development in an R-8 zone. PP-02-007
indicated an alternate configuration of the lots for front loaded single family residential. Due to the
popularity of the ally loaded products located within the existing Heritage Commons Development the
owner wishes to amend PP-02-007 to provide additional ally loaded products. The redesign remains
in compliance with the original approval and will add an additional six lots to the site.
The legal description submitted with the application appears to meet the requirements of the City of
Meridian and State Tax Commission and places the parcels within city limits. The subject property is
within the Urban Service Planning Area and essential City services are or can be made available to the
subject property.
PP-05-005
Heritage Commons PP
P&Z CommissionlMayor and Council
P&Z Hearing Date: March 3, 2005
Page 2
LOCATION
The property is located just north of Ustick Road and West of Locust Grove Road. The parcel is in
Section 31, T4N, RIE.
SURROUNDING PROPERTIES
North - Crestwood Subdivision No I, zoned R-8.
South - Quenzer Commons Subdivision No 1, zoned R-8.
East - Quenzer Commons Subdivision No 3, zoned R-8.
West- Quenzer Commons Subdivision No 7, zoned R-8.
OWNER OF RECORD
The property owner of record is Brighton Investments, LLC have provided notarized consent for the
subject applications.
PRELIMINARY PLAT FINDINGS AND REOUIREMENTS
Sections 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 that the requested zoning designation is in general compliance with the effective
Comprehensive Plan ('02) and the Future Land Use Map, which designates the land to be "Medium
Density Residential."
b. The availability of public services to accommodate the proposed development;
Staff finds that this development will not cause excessive additional requirements at public cost.
The property to be annexed may be served adequately by all essential public facilities and services.
Applicant shall be required to extend water and sanitary sewer mains to and through the proposed
development, thereby making them available to the adjacent properties.
c. The continuity of the proposed development with the capital improvement program;
Staff finds that the subdivision will not conflict with the capital improvement plan. Because the
developer is installing sewer, water, utilities and irrigation, the subdivision will not require the
expenditure of capital improvement funds.
d. The public financial capability of supporting services for the proposed development;
Staff finds that the development will not require major expenditures for providing supporting
services. See item b.
PP-O5-O05
Amended Heritage Commons.PP
P&Z Commission/Mayor and Council
P&Z Hearing Date: March 3, 2005
Page 3
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any other health, safety or environmental problems associated
with this subdivision that should be brought to the Councilor Commission's attention. ACHD
considers road safety issues in their analysis. No hazardous natural features have been identified
on the site.
SPECIAL CONSIDERATIONS-PRELIMINARY PLAT
The applicant shall maintain compliance with existing development agreement for Heritage Commons
Subdivision, PP-02-007 and all applicable conditions of approval for the lots.
PRELIMINARY PLAT SITE SPECIFIC COMMENTS
1.
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
fonns of easements, for any mains that are required to provide service.
This 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.
2.
Water service to this site will be from main line extensions from existing water mains in
Quenzer Commons Subdivision #1. 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
fonns of easements, for any mains that are required to provide service.
3.
A detailed fencing and landscape plan, in compliance with MCC 12-13, shall be submitted
with the final plat application.
4.
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.
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
PP-O5-005 Amended Heritage Commons.PP
5.
P&Z Commission/Mayor and Council
P&Z Hearing Date: March 3, 2005
Page 4
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.
6.
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: 1.
7.
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
1.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
2.
Assessment fees for water and sewer service are determined during the building plan review
process.
3.
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.
4.
Show all existing and proposed easements for irrigation/drainage facilities located within the
boundaries of this proposed development.
5.
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.
6.
Provide five-foot-wide sidewalks throughout development in accordance with City Ordinance.
7.
All construction shall conform to the requirements of the Americans with Disabilities Act.
FIRE DEPARTMENT CONDITIONS
PP-O5-005
Amended Heritage Commons.PP
P&Z CommissionlMayor and Council
P&Z Hearing Date: March 3, 2005
Page 5
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. Intemational Fire Code Appendix C
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
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 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 ofthe IFC Section 509.5.
3. All entrance and internal roads shall have a turning radius of28' inside and 48' outside radius.
4. Operational fire hydrants and temporary or permanent street signs are required before combustible
construction begins.
5. Building setbacks shall be per the International Building Code for one and two story
construction.
6. The proposed 27-lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of79 residents at build out.
7. 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).
RECOMMENDATION
Staff recommends approval with the conditions noted in this report.
PP-O5-005
Amended Heritage Commons.PP
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John S. Franden, President
5heny R. Huber, 1st Vice President
David Bivens, 2nd Vice President
Carol A. McKee, Commissioner
Rebecca W. Arnold, Commissioner
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February 17, 2005
RECEIVED
FEB 2 3 2005
To:
Brighton Corporation
12426 West Explorer Drive Suite 220
Boise, Idaho 83713
City of Meridian
City Clerk Office
Subject:
Heritage Commons Subdivision - Preliminary Plat Amendment
Addition of 7-Building Lots
West of Locust Grove Road between Ustick Road and McMillan Road
On April 17, 2002, the Ada County Highway District reviewed and approved the preliminary plat
application for Heritage Commons Subdivision (aka Quenzer Commons Subdivision). Heritage
Commons Subdivision consisted of 273-single-family residential lots, 1-commercial lot and 11-
common lots on approximately 75A-acres.
The applicant is requesting to amend the configuration of Lots 1 through 10 of Block 4, Lots 1
through 6 of Block 5, and Lots 1 through 5 of Block 6 on the original preliminary plat which originally
consisted of 21-single-family residential lots. The amended preliminary plat is proposing to add 7-
additional single-family residential lots and modify the alley network.
The District is supportive of the applicant's proposal to modify the preliminary plat and add 7-
additional single-family residential lots. In order to amend the plat, the applicant should:
Remove the alley that runs between Heritage Park Way and Heritage Woods Avenue
between Block 5 and Block 6, as proposed.
Construct a new 16-foot wide paved alley within 20-feet of right-of-way between the existing
alley, Leighfield Drive, Block 27 and Block 28. Dedicate clear title to the right-of-way and
the improve the right-of-way by paving the full width and length of the right-of-way; provided,
that the minimum width of the right-of-way is 16-feet and the homeowners association has
obtained a license agreement from the District authorizing the landscaping of a portion of
the alley right-of-way, which a portion abuts the development and does not exceed two feet
in width, such licensed area need not be paved until the license is terminated.
Construct a new 16-foot wide paved alley within 20-feet of right-of-way between the existing
alley, Leighfield Drive, Block 29 and Block 30. Dedicate clear title to the right-of-way and
the improve the right-of-way by paving the full width and length of the right-of-way; provided,
that the minimum width of the right-of-way is 16-feet and the homeowners association has
obtained a license agreement from the District authorizing the landscaping of a portion of
the alley right-of-way, which a portion abuts the development and does not exceed two feet
in width, such licensed area need not be paved until the license is terminated.
Ada County Highway District. 3775 Adams Street. Garden Oty, ID . 83714 . PH 208-387-6100 . FX 345-7650 . www.achd.ada.ld.us
~
This letter identifies the site-specific requirements, conditions of approval and street improvements
that are as a part of this preliminary plat amendment and should be considered an addendum to the
original staff report for Heritage Commons Subdivision.
If you have any questions, please feel free to contact me at 208-387-6177.
s;~
Andrea N. Tuning ~
Planner III
Right-of-way & Development Services, ing Division
CC:
Project file. Construction Services, Drainage, Utilities
City of Meridian
Engineering Northwest
10221 West Emerald Street
Boise Idaho 83713
Ada County Highway Disbict . 3775 Adams 5treet . Garden City, ID . 83714 . PH 208-387-6100 . FX 345-7650 . www.achd.ada.ld.us
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Rezone #
Conditional Use #
I £>reliminary ! Final! Short Plat
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CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health DivisioRECEIVED
FEB - 7 2005
fJ! oS-co.ç
~ OM II1tJJJS
City of Me"dl~"
City t"lprk OllIe"'
Return to:
0 Boise
0 Eagle
0 Garden City
~eridian
0 Kuna
OACZ
0 Star
0 1. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge as to the exact type of use mu~t be provided before 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 concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6. This office wili 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.
IJ7Î 8. After written approvai from appropriate entities are submitted, we can approve this proposal for:
r ~entralsewage 0 community sewage system 0 community water well
{j interim sewage ~entral water
0 individual sewage {J individual water
,Øs. The following plants) must be submitted to and approved by the Idaho Department of Health & Weifare,
Divisionfsf nvironmentai Quality: ,
entral sewage ~~mmunity sewage system 0 community water
sewage dry lines rntral water
Run-off is not to create a mosquito breeding problem.
;Þ.
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.
0 13. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage estabiishment 0 grocery store
~. Please see attached stormwater management recommendations
015.
0 child care center
". Till. ~
Reviewed By: ì'it
Review Sheet
15726-001EHOOO4
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CENTRAL
. DISTRICT
HEALTH
DEPARTMENT
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\.
MAIN OFFICE' 707 N. ARMSTRONG PL . BOISE, 10 83704-0825 . (208) 375-5211 . FAX 327-8500
To prevent and treat disease and dJsabiIily; to promote healthy lifesoiles; and to protect and prom ate tl.. health and qllalily of onr environment.
STORM WATER MANAGEMENT RECOMlVlENDATIONS
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 of this 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 / Boise County Office
707 N. Armstrong PI.
Bol.., 10 83704
&i"",. Heatth: 327-7499
FamI~ Planning: 327-7400
Immunlz,tiOllS: 327-7450
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Sewing Valley, Elmore, Boise, and Ada Counties
Elmore County Of/ice
520 E. 8th 5t. North
Mountain Hom~ 10 83647
&i.ro. Health: 587-9225
FamUy Health: 567-4407
WlC: 587-4409
<av. '"7_""
VaNey County Office
703 N. ]st 5t.
Ro. BO!! 1448
McCall, 10 83638
Ph. 634-7194
1iIX: 634-2174
"""-"..03"
Machelle Hill
From:
Sent:
To:
Subject:
Tara Green
Thursday, February 10, 2005 11 :25 AM
Jessica Johnson; Machelle Hili; Will Berg
FW: Letter of Support, Meridian P&Z Commission Meeting, March 3,2005, for Brighton
Investments, LLC
-----Original Message-----
From: Rand Spiwak [mailto:spiwakr@dbcc.eduJ
Sent: Thursday, February 10, 2005 11:17 AM
To: greent@meridiancity.org
Cc: gsmith@engrnw.com
Subject: Letter of Support, Meridian P&Z Commission Meeting, March
3,2005, for Brighton Investments, LLC
RECEIVE I >
FEB 1 0 2005
City Of MeridialJ
City Cherk Officu
Dear Ms. Green,
Thank you so much for emailing me the Prelim. Plat application
documents for Brighton Investments, LLC, Heritage Commons Sub-division.
I spoke to their engineer, Mr. Eugene Smith and was informed that
Brighton is requesting a change in their PO for Heritage Commons to
modify their plans from twenty-one "traditional home" home sites to
twenty-eight "carriage home" home sites. I am an adjacent property
owner, 1458 E. Loyalty, owner of the first home (and first carriage
home) constructed in Heritage Commons. My wife Sally and I are most
supportive of the proposed re-design of the sub-division and most
appreciative of the planning and foresight displayed by Brighton
Investments, LLC in the entire sub-division. We currently reside in
Ormond Beach, Florida ( greater Daytona Beach) and will not be able to
testify in favor of the request on March 3rd, 2005. We anticipate
permanent residence in our Heritage Commons home upon early retirement
and relocating to Idaho in a couple of years. Again, we are in complete
support with Brighton's proposed Plat changes.
Dr. Rand S. Spiwak
10 Canterbury Woods
Ormond Beach, FL 32174
386/212-7123
and
1458 E. Loyalty
Meridian, ID 83713
AFFIDAVIT OF POSTING
R,ECEIVED
FEB 1 3 2005
Of !vlcridiDl
C)prk OffIcf;
STATE OF IDAHO
)
) §
)
COUNTY OF ADA
I,
Mike Arnold. Premier Sians. Inc. 2100 E. Fairview Avenue. Suite 7
(name) (address)
855-0380
(phone)
Meridian
(city)
Idaho
(state)
, being first duly swom upon
oath, depose and say:
I personally posted the subject property with the hearing notice sign 10 days prior to the public
hearing for the Amend the preliminary plat ¡O2.007) to add 7 additional buildinQ lots for
HeritaQe Commons
Dated this
17
day of
M,~ V
'P
(Signature)
SUBSCRIBED AND SWORN to before me the day and year first above written.
RUTH ZAHORIK
NOTARY PUBLIC
STATE OF IDAHO
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My Commission Expires: '7/;1/ W6
Masterlaffid.posting
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P
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CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
ATE
March 3, 2005
ROJECT NUMBER
ITEM #
12
PP 05-005
ROJECT NAME
Heritage Commons
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