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HomeMy WebLinkAboutRecommendationBEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE ) Case No. PP-02-026 REQUEST FOR PRELIMINARY ) PLAT FOR LOCUST GROVE ) RECOMMENDATION TO CITY PLACE SUBDIVISION ) COUNCIL WARDLE & ASSOCIATES, ) Applicant ) 1. The property is approximately 11.76 acres in size and is generally located on the west side of N. Locust Grove Road, '/a mile south of E. Fairview Ave. 2. The owner of record of the subject property is L. C. Development, Inc., P.O. Box 518, Meridian, Idaho 83642. 3. Applicant is Jonathan Wardle, Wardle & Associates, 50 Broadway Ave., Suite B, Boise, Idaho 83702. 4. The subject property is currently zoned R-40 (High Density Residential) & C-C (Community Business). The zoning of R-40 & C-C 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. 6. The entire parcel is included within the Meridian Urban Service Planning Area as defined in the Meridian Comprehensive Plan. 7. The Applicant proposes to develop the subject property in the following manner: Twenty-two single family detached residential, 52 single family attached, two commercial lots and eight common/drainage lots. There are no significant or scenic features of major importance that affect the consideration of this application. 9. The Planning and Zoning Commission recognized the concerns of Wendel Bigham, Joint School District No. 2, in a letter dated November 4, 2002. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR LOCUST GROVE PLACE SUBDIVISION — PP-02-026 - Page 1 RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommend 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 & Zoning Commission as follows: 1. The Planning and Zoning Commission recommends approval of the proposed design, tiling the Settler's Canal 9also known as the Flume Canal), and leaving the Jackson Drain untiled, with a pathway along the north side of the property that must match the pathway constructed in the Penn Station project. The proposed path shall be concrete or asphalt to match the rest of the pathway. The property owner to the east of Locust Grove shall work to continue the path extension when the property is developed. The City further requires that the pathway be paved after it is deeded to the city and that the City accept the pathway and maintain it, before construction of the pathway by the developer. B. Adopt the Recommendations of the Planning and Zoning and Engineering staff (as modified by the Planning and Zoning Commission) as follows: SITE SPECIFIC COMMENTS / PRELIMINARY PLAT 1. The proposed five foot (5') reduction in the required buffer between land uses resulting in a proposed fifteen foot (15') buffer between the office uses and residential uses is approved. The buffer shall be landscaped in accordance with the City's Landscape Ordinance. 2. Meridian City Fire has recommended that parking be allowed on only one side of the subdivision streets to ensure that the subdivision has adequate emergency vehicle access. Please revise the plat to depict which side will have restricted parking. 3. A cross -access easement between the two commercial lots should be depicted on the plat and noted in the plat notes. 4. Lot 41, Block 1 may be constructed as zero lot line building on the west side of the property. At least two windows or other architectural detail shall be required on the zero lot line side of the building. 5. A detailed fencing plan shall be submitted upon application of the final plat. Fencing adjacent to Lot 40 shall be no taller than four feet (4') in height. A solid fence shall be required around the perimeter of the subdivision unless the City agrees in writing that such a fence is not required. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR LOCUST GROVE PLACE SUBDIVISION — PP-02-026 - Page 2 6. Add or revise the following preliminary plat notes: (1.) Correct the plat note listing setbacks; the rear setback must be 15' excepting the lots adjacent to the common lot on the north; Lots 9- 12 will be allowed to have thirteen foot (13') rear setback. Per 12- 6-5A-2 of the MCC a reduction in rear setbacks is not allowed at the periphery of a Planned Development. (2.) Add a note to the face of the plat indicating that the Home Owners Association shall be responsible for the maintenance of the common lots. (3.) Add a note to the face of the plat restricting direct lot access to Locust Grove unless specifically permitted by ACHD and the City of Meridian. (4.) Add a note to the face of the plat that requires any re -subdivision of this plat to be in compliance with the most recently approved subdivision standards of the City of Meridian. (5.) Add a note to the face of the plat that restricts fencing adjacent to the pathways within the subdivision to being no greater than four feet in height if solid sight -obscuring material is used for fence construction. 7. Ten (10) copies of a revised plat shall be submitted to the City Clerk's Office at least ten days prior to the next public hearing for this plat. 8. Several existing ditches/drains traverse through the proposed subdivision, however it is not clear on the preliminary plat map how these ditches/drains will be addressed. Please revise the plat to show routing/piping information. 9. Correct the preliminary plat map to show how Lots 59 and 60 will be provide sanitary sewer and water service. 10. Reconfigure the access to Lot 13 to be a shared driveway for lots 13 and 15. This can all be part of the common lot 14, with a cross access easement over that portion being used fro access to these two lots. A blanket sanitary sewer and water easement would also be required for the benefit of the City of Meridian. 11. Sanitary sewer service is via extension of an existing main installed as part of the Penn Station project. Water service to this site shall be via main line extensions from the existing mains adjacent to the property in Locust Grove Road, N. Scrivner Avenue, and the Penn Station project. Applicant will be responsible to construct the sewer and water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR LOCUST GROVE PLACE SUBDIVISION — PP-02-026 - Page 3 12. Any drainage areas (detention/retention basins) must be designed to ensure that water is retained only during 100-year storm events, and for a period of time not to exceed 24 hours, in accordance with the requirements of the city of meridian and DEQ. Side slopes within drainage areas shall not exceed 3:1. GENERAL COMMENTS 1. Please submit a copy of the Ada County Street Name Committee's approval letter for the subdivision name, and the lot and block numbering. Make any corrections necessary to conform. 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. Trust funding will not be accepted for the proposed sidewalks. 4. All pathways within the proposed subdivision shall be designed in accordance with MCC 12-13-15 "Micropath Landscaping". 5. A detailed landscape plan, in compliance with the landscape ordinance shall be submitted for the subdivision with the final plat application. 6. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-10-8. 7. 250 and 100-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. 8. Please submit all updated groundwater/soils reports to the Public Works Department for review. Any drainage areas (detention/retention basins) must be designed to ensure that water is retained only during 100-year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR LOCUST GROVE PLACE SUBDIVISION — PP-02-026 - Page 4 9. 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 removed. 10. Developer shall coordinate mailbox locations with the Meridian Post Office. 11. 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. 12. 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. 13. 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. C. Adopt the Recommendations of ACHD as follows: Site Specific Conditions of Approval 1. Dedicate 48-feet of right-of-way from the centerline of Locust Grove Road abutting the parcel by means of a warranty deed. The right-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. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #196), if funds are available. 2. Either provide an $8,800.00 Public Right's -of -Way Road Trust deposit for the construction of 5-foot concrete sidewalk abutting the site (approximately 440- feet) prior to issuance of a building permit, or District approval of a final plat, OR construct a 5-foot wide detached concrete sidewalk on Locust Grove Road abutting the site. The sidewalk shall be located 2-feet within the new right-of-way and at the correct vertical difference from the center of the road (see District staff). Coordinate the location and design of the sidewalk with District Design staff (387-6225). If the sidewalk is constructed outside of the right-of-way, the applicant must provide an easement. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR LOCUST GROVE PLACE SUBDIVISION — PP-02-026 - Page 5 3. Construct Drucker Street to intersect Locust Grove Road approximately 120-feet north of the south property line, as proposed. Pave Drucker Street a minimum of 24-feet wide and at least 30-feet into the site beyond the edge of pavement of Locust Grove Road and install pavement tapers with 15-foot radii abutting the existing roadway edge. The applicant shall provide a plan showing how the private road grade meets the public road. District Policy requires a design approach speed of 20 MPH and a maximum intersection approach grade of 2% for at least 40-feet. 4. Construct Locust View Street to intersect Locust Grove Road approximately 100-feet south of the north property line, as proposed. Pave Locust View Street a minimum of 24-feet wide and at least 30-feet into the site beyond the edge of pavement of Locust Grove Road and install pavement tapers with 15- foot radii abutting the existing roadway edge. The applicant shall provide a plan showing how the private road grade meets the public road. District Policy requires a design approach speed of 20 MPH and a maximum intersection approach grade of 2% for at least 40-feet. 5. The applicant shall provide the District with a copy of a recorded cross access easement for the parcels within the development to use the private roads within the development for access to the public street system. 6. Other than the private streets 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. 7. Comply with all Standard Conditions of Approval. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the 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 Construction Services at 387- 6280 (with file numbers) for details. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR LOCUST GROVE PLACE SUBDIVISION — PP-02-026 - Page 6 5. 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 of Idaho shall prepare and certify all improvement plans. 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. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLINE 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. 10. 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. 11. 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. D. Adopt the Meridian Fire Department Recommendations as follows: RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR LOCUST GROVE PLACE SUBDIVISION — PP-02-026 - Page 7 1. That a fire -flow of 1,000 gallons per minute shall be available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix III -A 2. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3 3. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 4. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. 5. All internal roads shall have a minimum radius of 28' inside and 48' outside radius. 6. The roadways shall be built to Ada County Highway Standards. UFC 902.2.1 7. An approved turn -around is required for any dead -ends over 150' in the commercial area. 8. On street parking shall be restricted to one side on all streets to provide a minimum of a 20' clear driving surface available at all times. E. Adopt the Recommendations of Settlers Irrigation District as follows: 1. All irrigation and drainage facilities/easements will need to be protected that are effected by this project. The facility involved is the Settlers Canal that courses near the northern boundary of the property just south of the Jackson Drain. This canal will require tiling with reinforced concrete pipe according to SID specifications. A license agreement needs to be in place prior to construction. 2. All storm drainage must be retained on -site. 3. Plan review/inspection fees shall be paid prior to any approvals. 4. If this development wishes to have SID own, operate, and maintain the pressure irrigation system an agreement needs to be in place prior to construction. 5. An irrigation diversion facility is provided for this development located near the east boundary of the Penn Station Apartments. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR LOCUST GROVE PLACE SUBDIVISION — PP-02-026 - Page 8 F. Adopt the Recommendations of Nampa & Meridian Irrigation District as follows: 1. The Nampa & Meridian Irrigation District requires that a Land Use Change/Site application be filed. G. Adopt the Recommendations of the Central District Health Department as follows: 1. This proposal can be approved after written approval from appropriate entities are submitted. 2. 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. Run-off is not to create a mosquito breeding problem. 4. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 5. 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 LOCUST GROVE PLACE SUBDIVISION — PP-02-026 - Page 9