HomeMy WebLinkAboutHeritage Commons PP 02-007WM. F. GIORAY Ill
D. SXMU~ Jo~so~
LARRY D. MOOR~
W~ A. Mo~ow
W~ F. NX~OLS*
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WHITE PETERSON
WHITE, PETERSON, MORROW, GIGRAY, ROSSM~, NYE & ROSSMAN, P.A.
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Tc~v P~ Ross~
DAV~ M. Sw~d~Y
P~ J. TA~ow
Tm~c~ R. Warm**
NIEHOLA3 L. WOLLI~
ATTORNEYS AT LAW
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PLF~,~ REPLY TO
To:
Staff
{?licant
cted Property Owner(s)
May 2, 2002
RECEIVED
MAY 0 6 2002
City Of Meridian
City Clerk Office
Re: Application Case No. PP-02-O07
FINDINGS AND RECOMMENDATIONS OF PLANNING AND ZONING
COMMISSION
Staff, Applicant and/or Affected Property Owner(s):
Please note that these Findings and Recommendations of the Planning and Zoning
Commission shall be presented to the City Council at the public hearing on the above referencec]
matter .by the Plannifig and Zoning Admihistrator. Due t6the volume 5f matters which the City
Council must decide, and to insu~ your position is understood and clear, it is important to have
a consistent format by which mStters'are presented at the public hearings 5efore the City
Council.
The City Council strongly recommends:
1. That yqu take time to carefully review the Findings and Recommendations
of 'the Planning and Zoning Commission, and 5e prepared to state your
position on this application by addressing the Findings and
Recommendations of th~ Planning ahd Zoning Co-remission; and-
2. _That you c.a~refully complete (be sure it is legible) the Position
statement if you disagree with the Findings and-Recommendations
of the Planmng and Zoning Commission. The Pos?ion Statement
form for this application is available at the City Clerk s office.
It is recommended that you prepare a Position Statement and deliver it to the
City Clerk prior to the hearing, if possible. 'If that is not possible, please present your Position
Statement-to the City CounCil at-the hearing, along with eight (g) copies. The'copies will be
presented to the Mayor, Council, Planning and Zofiing Adn~inistrato£, Public Works and the
City Attorney. If you are a part of a group, it is strongly recommended that one Position
Statement be filled out for th~ group, w]aich-can be signec-l'by the representative for the group.
Very truly yours,
City Attorney's Office
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST PRELIMINARY PLAT
FOR HERITAGE COMMONS
BRIGHTON CORPORATION,
Applicant
Case No. PP - 02-007
RECOMMENDATION TO CITY
COUNCIL
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The property is approximately 75.39 acres in size and is generally on the west
side of North Locust Grove Road between E. Ustick Road and E. McMillan Road.
The owner of record of the subject property is Eugene Quenzer of Meridian.
Applicant is the Brighton Corporation.
The subject property is currently zoned RUT by Ada County. There is, however,
an application for annexation and zoning to R8 before the City Council. The
zoning of R8 is defined within the City of Meridian Zoning and Development
Ordinance Section 11-7-2.
The subject property is within the city limits of the City of Meridian.
The entire parcel is included within the Meridian Urban Service Planning Area as
defined in the Meridian Comprehensive Plan.
The Applicant proposes to develop the subject property in the following manner:
273 residential building lots and 12 other lots.
There are no significant or scenic features of major importance that affect the
consideration of this application.
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the preliminary plat as requested by the
applicant for the property described in the application, subject to the following:
A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
HERITAGE COMMONS - BRIGHTON CORPORATION - Page 1
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Sanitary sewer service to this site shall be via the new White Drain Trunk,
scheduled for construction this summer. Applicant will be responsible to construct
the sewer mains to and through this proposed development. Subdivision designer
to coordinate main sizing and routing with the Public Works Department. Sewer
manholes are to be provided to keep the sewer lines on the south and west sides of
the centerline.
The applicant has dedicated a 20-foot wide sanitary sewer easement to the City of
Meridian along the northerly boundary; however with this development the
applicant proposes re-routing the sewer through public right-of-ways. The Public
Works Department supports this proposal and is working with the applicant's
representatives on the design for the sewer trunk. A new easement will be
required prior to final plat approval, and the existing easement will need to be
vacated.
Domestic water service to this site shall be via new main extensions from the
existing mains adjacent to the property in Locust Grove Road (not shown on plat
map.) 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 to provide a 20-foot wide easement, centered on the water main shown
north of the subdivision boundary in E. Herons Crossing Drive. The main shall
be located in the standard location for the design roadway section. Applicant
shall be required to install a connecting water main in E. Heritage Street between
S. Locust Grove and N. Heritage Commons Avenue. The Planning and Zoning
Commission recommend that the applicant work with the Public Works Staff
concerning the placement of the water line easement placement.
The Planning and Zoning Commission recommends an access easement and
sewer stub shall be added on the south side of E. Heritage Street (entry road), in
alignment with the north curb cut, to serve the unplatted parcel in order to provide
the parcel with a secondary, shared access upon future redevelopment. This
condition will involve the elimination of at least two (2) of the proposed shade
trees on the conceptual landscape plan to accommodate the new access drive.
Lot 4, Block 18 is a common driveway lot to serve Lots 2, 3, 5, 6 and 7 of the
same block. The Planned Development Ordinance (12-6-2.A.6.c.) requires such
private streets to be a minimum of 24 feet wide with five-foot sidewalks located
on both sides within an easement. The preliminary plat shows this lot as 20 feet
wide. Applicant shall comply with Ordinance 12-6-2.A.6.c. for this lot. Staff
recommends the common lot be widened by four feet to the east (on Lots 2 and 3,
Block 18) to comply. The Planning and Zoning Commission recommend that
applicant will be allowed a private driveway only if it serves only four lots,
otherwise applicant will comply with the Ordinance.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
HERITAGE COMMONS - BRIGHTON CORPORATION - Page 2
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10.
11.
12.
13.
14.
15.
Lots 1 and 10, Block 4 shall be restricted from having garage entrance directly
onto E. Herons Crossing Drive and shall take access from Heritage Commons and
Heritage Woods, respectively.
There is an existing, 1,300 foot long, 20-foot wide ingress-egress easement
adjacent to the north boundary which provides Locust Grove Road access for the
two Crestwood Subdivision lots and the unplatted parcel. The easement appears to
lie entirely within the Heritage Commons boundary. The Applicant shall submit
evidence that the easement of record permits the Applicant to dedicate a public
road over the top of said easement without vacating the easement and without
obtaining consent of the beneficiaries of the easement.
A temporary vehicle turnaround shall be added to the north stub of N. Legacy
Woods Ave.
Ordinance 12-13-10-3, Applicability of Street Buffers, requires that all street
buffers at subdivision boundaries be placed on a common lot, maintained by a
homeowner or business-owners association. Applicant shall submit a revised
preliminary plat at least 10 days prior to the next public heating that shows the
25-foot wide landscape buffer along Locust Grove Road within a common lot.
The common lot will also facilitate the siting of the proposed bus stop so the stop
is not located on an individual commercial lot.
The detailed landscape plans to be submitted with the Final Plat applications for
each phase shall include standards for the micropath portions of Lot 1, Block 22
and Lot 1, Block 24.
The developer shall be required to install all parkway trees within each phase of
the development prior to any Certificates of Occupancy being issued.
Fencing details shall be submitted with each Final Plat application. Fencing
adjacent to pathways or the common area lots shall not be over three feet in height
if constructed of a solid material, and shall not be more than 4 feet in height if it is
non-sight obscuring. A solid, 6-foot high perimeter fence shall be installed prior
to any building permits being issued, unless agreed to otherwise in writing by the
Planning Director.
All adjacent agricultural uses shall be protected and a note added to the face of the
plat regarding the Right to Farm Act.
Four (4) alley-loaded lots within the subdivision are shown with 32-foot wide
frontages. At least 10 days prior to the next public heating, Applicant shall submit
to the P&Z Department a conceptual plot plan and floor plan of a 32-foot wide lot
demonstrating how a 22-foot wide dwelling unit will be accommodated on the lot.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
HERITAGE COMMONS - BRIGHTON CORPORATION - Page 3
16.
17.
19.
20.
21.
22.
23.
The required landscaping and irrigation system on Locust Grove Road shall be
installed prior to the issuance of a Certificate of Occupancy for any building on
any lot created by the subdivision. Landscaping and fencing must be bonded for
prior to applying for building permits.
No phasing lines were shown on the preliminary plat. If phasing is planned,
applicant shall submit a revised plat prior at least 10 days prior to the next public
hearing showing the proposed phase lines.
The phasing schedule shall apply to the residential portions of the subdivision
only. If the applicant/developer determines that the office/commercial property
can or should be developed in an order that is not consistent with the phasing
schedule, they may request final plat approval of said phases in a non-sequential
manner without revising the preliminary plat. All development, however, must be
contiguous to a previously approved phase.
The public record should show that item//3 on page 1 of the Preliminary Plat
application incorrectly shows 12 "other lots" within the subdivision. The number
should be 17 lots. The Applicant should also confirm that item #7.1.A on page 1
of the Pre Plat application, which states that there are "no minimum required size
requirements for dwellings," is incorrect and should be 1,101 sq. ft.
Please revise the preliminary plat map to show all easements of record (ditches
and drainage ways). Show how the existing ditches are being continued, and all
new easements needed for relocations. Provide all the above details on revised
preliminary plat maps prior to the City Council heating. Lots shall be configured
to the edge of easement lines unless an encroachment agreement is granted. If the
latter is the case, create a common area lot covering the balance of the easement
width.
The preliminary plat map fails to show the how street drainage is being handled.
Please revise the plat to show set-aside areas for drainage retention/detention.
Underground pressurized irrigation must be provided to all landscape areas on
site. Applicant has not indicated whether the pressurized irrigation system within
this development is to be owned and maintained by an association or the Nampa
& Meridian Irrigation District. If the system is being proposed as a private
system, plans and specifications for the irrigation system 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.
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 culinary water system shall be required. If a single-point
connection is utilized, the developer shall be responsible for the payment of
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
HERITAGE COMMONS - BRIGHTON CORPORATION - Page 4
assessments for the common areas prior to signature on the final plat by the
Meridian City Engineer.
24.
Staff recommends that any six-foot fences built in this subdivision be allowed to
match the approved front and street-side building setbacks, instead of the standard
fence setbacks required in 12-4-10 and 12-12-2. All other fence regulations will
still apply.
GENERAL COMMENTS (preliminary ,la0
Please submit a copy of the Ada County Street Name Committee's final approval
letter for the subdivision name, and the lot and block numbering. Make any
corrections necessary to conform.
Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
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.
Two-hundred-fifty and 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.
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 district, or lateral users association, with written
confirmation of said approval submitted to the Public Works Department.
Any existing domestic wells and/or septic systems within this project will have to
be removed from their domestic service per City Ordinance Sections 9-1-4 and
9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation.
7. Slopes within drainage lots are not to exceed a ratio of 3:1.
Performance specifications for the common area pressurized irrigation system
shall be submitted with each Final Plat application.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
HERITAGE COMMONS - BRIGHTON CORPORATION - Page 5
Adopt the Recommendations of ACHD as follows:
Dedicate 48-feet of right-of-way from the centerline of Locust Grove Road
abutting the parcel by means of a warranty deed. The fight-of-way purchase and
sale agreement and deed must be completed and signed by the applicant prior to
scheduling the final plat for signature by the ACHD Commission or prior to
issuance of a building permit (or other required permits), whichever occurs first.
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Construct the main entrance, East Heritage Place, intersecting Locust Grove
Road, located approximately 580-feet south of the north property line with 21-
foot street sections on either side of the center medians, as proposed. The
medians shall be constructed a minimum of 4-feet wide (maximum 12-feet wide)
to total a minimum of a 100-square foot area. The applicant will be required to
dedicate 54-feet of right-of-way plus the additional width of the medians.
Construct a 5-foot wide detached concrete sidewalk on Locust Grove Road
located 2-feet within the new fight-of-way. Coordinate the location and elevation
of the sidewalk with District staff. If the sidewalk meanders outside of the fight-
of-way, provide an easement for the sidewalk.
Construct the following roadways as 29-foot street section with curb, gutter and a
separated 4-foot wide concrete sidewalk within 50-feet of right-of-way, as
proposed. Parking shall be allowed on both sides of these roadways contingent
upon review and approval from the appropriate Fire Department.
a)
b)
c)
d)
e)
I)
g)
h)
i)
J)
North Heritage Common Avenue: Village Common Street to
Herons Crossing Drive,
North Heritage Woods Avenue: Village Common Street to Herons
Crossing Drive,
North Heritage Park Way: Legacy Crossing Drive to Herons
Crossing Drive,
North Heritage Green Way: All segments,
North Heritage Crossing Way: Legacy Crossing Drive to Herons
Crossing Drive,
East Heritage Street: Heritage Parkway to Heritage Crossing Way
and Legacy Crossing Drive to Legacy Common Avenue, North Legacy Common Avenue: All segments,
East Truth Street: Legacy Common Avenue to Legacy Woods
Avenue,
East Trust Street: Legacy Common Avenue to Legacy Woods
Avenue,
North Legacy Woods Avenue. All segments.
5. Construct the following roadways as 33-foot street sections within 50-feet of
fight-of-way contingent upon review and approval from the appropriate Fire Department,
as proposed.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
HERITAGE COMMONS - BRIGHTON CORPORATION - Page 6
North Heritage Common Avenue Heritage Street to Legacy Crossing Drive,
East Legacy Crossing Drive: All segments,
East Tradition Street: All segments,
North Heritage Woods Avenue: south of Legacy Crossing Drive.
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Construct the following street sections as 36-foot street sections with curb, gutter
and 5-foot wide concrete sidewalks within 50-feet of right-of-way, as proposed.
a) East Herons Crossing Drive: Heritage Crossing Way to the north property
line,
b) East Vestige Drive: All segments
c) Ashton Street: Legacy Woods Avenue to the west property line.
6. Construct six stub streets, as proposed.
a. North Heritage Woods Avenue is proposed to stub to the south property
line approximately 390-feet west of the east property.
b. North Heritage Green Way is proposed to stub to the south property line
approximately 1,030-feet west of the east property line.
c. East Traditions Street is proposed to stub to the west property line
approximately 130-feet north of the south property line and stubbing to the
west property line.
d. East Ashton Street is proposed to stub to the west property line
approximately 850-feet north of the south property line.
e. North Legacy Woods Avenue is proposed to stub to the north property line
approximately 130-feet east of the west property line.
f. North Legacy Common Avenue is proposed to stub to the north property
line approximately 420-feet east of the west property line.
7. Provide a paved temporary turnaround at the end of North Heritage Green Way
and North Legacy Woods Avenue with a temporary easement provided to the District and
install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the
design of the tumar°und with District staff.
8. Construct East Vestige Drive intersecting Locust Grove and the north property
line, as one-half of a 36-foot street section plus 12-feet of additional pavement, with curb,
gutter and 5-foot wide concrete sidewalk within 42-feet of right-of-way, as proposed.
9. Construct five alleys within the proposed project within a minimum of 16-feet of
right-of-way, as proposed.
a. The first proposed alley is proposed to connect North Heritage Common
Avenue with North Heritage Woods Avenue.
b. The second proposed alley is proposed to connect North Heritage Woods
Avenue with North Heritage Park Way.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
HERITAGE COMMONS - BRIGHTON CORPORATION - Page 7
c. The third proposed alley is proposed to connect North Heritage Common
Avenue with North Heritage Woods Avenue.
d. The fourth and the fifth proposed alleys are proposed to connect North
Heritage Woods Avenue and North Heritage Park Way.
10. Any proposed landscape islands/medians within the public right-of-way dedicated
by this plat shall be owned and maintained by a homeowners association. Notes of this
shall be required on the final plat.
11. Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District.
12. Any existing irrigation facilities shall be relocated outside of the right-of-way.
13. All utility relocation costs associated with improving street frontages abutting the
site shall be borne by the developer.
14. Other than the public streets specifically approved with this application, direct lot
or parcel access to Locust Grove Road is prohibited. Lot access restrictions, as required
with this application, shall be stated on the final plat.
Adopt the Meridian Fire Department Recommendations as follows:
1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute
available for a duration of 2 hours to service the entire project. Fire hydrants shall
be placed an average of 400' apart at approved locations.
2. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
3. Acceptance of water supply for fire protection is contingent upon acceptance of
the water system by the City of Meridian.
4. Final approval for fire hydrant location shall be by the Meridian Fire Department.
5. All turning radii shall be a minimum of 28' inside and 48' outside.
6. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation.
7. The proposed 273 lot subdivision with an estimated 2.9 residents per household
would have a total estimated population of 791 residents at buildout.
8. The project lies outside the five minute response zone goal.
9. The phasing plan may require that any roadway greater than 150' in length that is
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
HERITAGE COMMONS - BRIGHTON CORPORATION - Page 8
not provided with an outlet shall be required to have a turnaround.
10.
The Meridian Fire Department requests strict application of the Uniform Building
Code for sideyard setbacks in Blocks 7, 8, 11, 12 with no variances to limit the
potential fire spread from building to building in those blocks.
11.
The alleys in Blocks 7, 8, 11, 12 be signed on each end stating "Fire Lane No
Parking".
Adopt the Recommendations of the Central District Health Department as follows:
The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality.
2. Run-off is not to create a mosquito breeding problem.
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Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
The Engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
HERITAGE COMMONS - BRIGHTON CORPORATION - Page 9