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HomeMy WebLinkAboutSutherland Farm PP 02-004BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST PRELIMINARY PLAT FOR SUTHERLAND FARM SUTHERLAND FARM, INC., Applicant ) Case No. PP - 02-004 ) ) RECOMMENDATION TO CITY )) COUNCIL RECEIVED ) ) 1 2 2002 CITY OF MERIDIAN g The property is approximately 127.74 acres in size and is generally loc[a~ ~2 ~ OFF/CF south of Overland Road on the east side of Eagle Road. 2. The owner of record of the subject property is Sutherland Farm, Inc. 3. Applicant is owner of record. The subject property is currently zoned RUT and R-1 by Ada County. There is, however, an application for annexation and zoning to R-4 and C-G before the City Council which are defined within the City of Meridian Zoning and Development Ordinance Section 11- 7-2. o 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: 308 building lots consisting of 260 single family detached lots, 32 single-family attached lots, 11 office/multiple family lots, and five commercial lots, and 30 other lots consisting of a 4-acre park/pond, a 30' wide pathway adjacent to the Canal, alleys, an irrigation lot, tot lots and landscaping lots. The Ridenbaugh Canal is a significant feature of major importance that affects the consideration of this application. 8. Concerns expressed in the annexation application also apply to this request. 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 SUTHERLAND FARM - SUTHERLAND FARM, INC. - Page 1 o o Sanitary sewer and water service to this site shall be via new main extensions from the existing mains adjacent to the property. Computer modeling indicates that existing available fire flows and pressures will not be adequate to serve the Commercial/office/multi-family area of the subdivision at present. The City of Meridian will be bringing a new supply well on line in the Silverstone project within the next six to eight months, and with the development of the Silverstone project, a new main will extend under the Ridenbaugh Canal. According to the computer model, once these two items are complete fire flows and pressures will be adequate to serve the higher demands of the above mentioned areas. The submitted landscape plan includes conifers located in the required street buffer along Eagle Road. This is in violation of the Landscape Ordinance; however, the Planning and Zoning Commission supports the inclusion of the pine trees at this location because conifers have been permitted as part of the Silverstone Corporate Center landscaping, immediately adjacent to the Sutherland Farms project on Eagle Road. Fencing details shall be submitted with the Final Plat application. Fencing adjacent to pathways or the private park 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. Performance specifications for the common area pressurized irrigation system shall be submitted with the Final Plat application. The addition of a micro-path, in accordance with the Landscape Ordinance, that runs between Lots 4, 5 and Lotsl6 and 17 of Block 18. The addition of a micro-path, in accordance with the Landscape Ordinance, that separates Lots 9 and 10 of Block 19. The micro-path shall continue though Lot 1 of Block 19. There shall be a minimum separation often (10) feet between unattached buildings. Applicant shall add a note to the face of the plat requiring all single family detached houses to provide a minimum of 1,400 square feet of living space, excluding the garage. The required landscaping and irrigation system on Victory 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR SUTHERLAND FARM - SUTHERLAND FARM, INC. - Page 2 10. The Applicant shall coordinate pathway construction requirements along the Ridenbaugh Canal with the City's Parks Director, Tom Kuntz 11. The Applicant shall coordinate with ACHD concerning the requirements and construction of the Bridge over the Ridenbaugh Canal 12. The phasing schedule shall apply to the residential portions of the subdivision only. If the Applicant/developer determines that the office/multi-family or C-G zoned 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. 13. Applicant shall submit a copy of the Ada County Street Name Committee's final approval letter for the subdivision name, and the lot and block numbering and shall make any corrections necessary to conform. 14. Applicant shall coordinate fire hydrant placement with the City of Meridian Public Works Department. 15. 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. 16. One-hundred-watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at Applicant's expense. Typical locations are at street intersections and/or fire hydrants. 17. 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, excluding the Ridenbaugh Canal. 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. 18. 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. 19. Slopes within drainage lots are not to exceed a ratio of 3:1. The Planning and Zoning Commission further recommend: RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR SUTHERLAND FARM - SUTHERLAND FARM, INC. - Page 3 20. That the bollards in the stub road and Napp Road to Muir }Food subdivision are put into place and remain until such time as Sutherland Farm has access to Overland Road. 21. That restrictions be placed upon all structures COnstructed on the following lots: Block 15, Lots 12, 13 and 19; Block 16, Lots 1, 5, 6, 7, 8, 9, 10 and 11, that such restn'ctions include single story as well as a peak height of 25' or less; 22. That the June 13, 2002 Memorandum of Understanding between Applicant and neighboring property owner, Gail Sasser, be incorporated in its entirety; 23. That the cedar fence which is planned to be placed between Sutherland Farm and the $asser property be placed at a height of 8' instead of the originally intended 6'; 24. That setbacks on Lots 2, 3, 4, 5, 6, 7, and 8 of Block 9 be increased to 30'; and 25. That pursuant to an agreement between Applicant and neighboring property owners, Herb and Kathleen Papenfuss, the Papenfuss property be given access to Easy Jet Road. Adopt the Recommendations of ACHD as follows: Dedicate 48-feet of right-of-way from the centerline of Eagle 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. Dedicate 48-feet of right-of-way from the centerline of Victory 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. Construct a 5-foot wide detached concrete sidewalk on Eagle Road located 2-feet within the new right-of-way. Coordinate the location and elevation of the sidewalk with District staff. If the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk. Construct a 5-foot wide detached concrete sidewalk on Victory Road located 2- feet within the new right-of-way. Coordinate the location and elevation of the sidewalk with District staff. If the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR SUTHERLAND FARM - SUTHERLAND FARM, INC. - Page 4 o 10. Construct a center turn lane on Eagle Road for the East Easy Jet Drive intersection or road trust for the improvements, whichever should occur first. The turn lane shall be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lane with District staff. Construct a center turn lane on Eagle Road or road trust for the improvements, whichever should occur first for the proposed shared driveway located on Eagle Road approximately 300-feet south of the north property line. The turn lane shall be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the mm lane with District staff. Construct a center turn lane on Eagle Road for the East Copper Point Way intersection or road trust for the improvements, whichever should occur first. The turn lane shall be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lane with District staff. Construct a shared-driveway on Eagle Road for Lot 3, Block 2 and Lot 4, Block 2, as proposed. This proposed shared-driveway is located on Eagle Road approximately 300-feet south of the north property line. This proposed driveway meets District policy and is approved with this application. Pave the driveway on Eagle Road that serves Lot 3, Block 2 and Lot 4, Block 2 its full width of 30 to 35-feet and at least 30-feet into the site beyond the edge of pavement of Eagle Road and install pavement tapers with 15-foot radii abutting the existing roadway edge. Construct two main entrances to the subdivision, as proposed. The proposed main entrance locations meet current District policy and are approved with this application. East Easy Jet Drive is proposed to be located on Eagle Road approximately 850- feet south of the north property line and is proposed to align with Easy Jet Drive. East Easy Jet Drive shall be designed with 21-foot street sections on either side of a center median. The median 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 median. South Bay Star Way is proposed to be located on Victory Road approximately 800-feet east of Eagle Road. South Bay Star Way shall be designed with 21-foot street sections on either side of a center median. The median shall be constructed a minimum of 4-feet wide (maximum 12-feet wide) to total a minimum of a 100- RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR SUTHERLAND FARM - SUTHERLAND FARM, INC. - Page 5 square foot area. The Applicant will be required to dedicate 54-feet of right-of- way plus the additional width of the median. Construct Easy Jet Drive west of South Nephrite Way as a commercial / industrial roadway, as proposed. The roadway shall be constructed as a 40-foot street section with curb, gutter, 5-foot wide concrete sidewalk within 54-feet of right-of- way. 11. Designate Easy Jet Drive between South Nephrite Way and South Proud Way as a residential collector street with no front-on housing. This roadway shall be constructed as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with access restrictions stated on the final plat. Unless otherwise noted, parking shall be prohibited on these street segments. Coordinate the signage plan with District staff. 12. Construct a commercial / industrial roadway that intersects East Copper Point Way approximately 150-feet east of South Cobblestone Way, as proposed. This commercial / industrial roadway meets District policy and is approved with this application. The roadway shall be constructed as a 40-foot street section with curb, gutter, 5-foot wide concrete sidewalk within 54-feet of right-of-way. Construct all public roads within the subdivision as 36-foot street sections with curb, gutter, and 5-foot wide concrete sidewalks within 50-feet of right-of-way, as proposed. 14. Extend Hollandale Street, an existing stub street into the site at the east property line that is a part of the Muir Woods Subdivision, as proposed. Construct Hollandale Street as a stub street with temporary bollards. A sign shall be placed on the bollards that states, "this road will become an open connection when a public road to Overland Road is constructed." 15. Extend Knapp Drive, an existing stub street, into the site at the south property line, as proposed. Construct Knapp Drive as a stub street with temporary bollards. A sign shall be placed on the bollards that states, "this road will become an open connection when a public road to Overland Road is constructed." 16. Construct five stub streets, as proposed. · The first stub street, South Pond Way, is proposed to stub to the south property line approximately 1900-feet east of Eagle Road. · The second stub street, South Mueyah Way, is proposed to stub to the south property line approximately 500-feet east of Eagle Road. · The third stub street, East Publisher Street, is proposed to stub to the west property line approximately 730-feet north of Victory Road. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR SUTHERLAND FARM - SUTHERLAND FARM, INC. - Page 6 17. 18. 19. 20. 21. 22. The fourth stub street, North Knapp Avenue is proposed to stub to the north property line approximately 1,000-feet of the east property line. This stub street is proposed to cross the Ridenbaugh Canal. · The fifth stub street, East Copper Point Way is proposed to remain as a stub at the north property line approximately 1,250-feet west of the east property line. Provide a paved temporary turnaround at the end of South Mureyah Way 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 turnaround with District staff. Submit preliminary drawings for the cost of constructing the bridge from Sutherland Farms to the North property line. The Applicant shall road trust for one half of the total cost of the plans, material and labor to construct the bridge. The road trust or the construction of the bridge shall be phased according to final platting and traffic wan'ants. Construct North Knapp Avenue as 36-foot street sections with curb, gutter and 5- foot wide concrete sidewalks. The Applicant shall designate this roadway as a residential collector street with no front-on housing with access restrictions for these street segments stated on the final plat. Unless otherwise noted, parking shall be prohibited on these street segments. Coordinate the signage plan with District staff. Construct an alley located on South Nephrite Way north of East Rolfe Street, as proposed. The alley shall have a minimum of 16-feet of right-of-way and shall be improved by paving the full width and length of the right-of-way. Dedication of clear title to the right-of-way, improvement of the alley, and acceptance of the improvement by the District as meeting its construction standards are required for all alleys contained in a proposed development. Construct ACHD approved mmarounds at the end of East Shergar Court, East Moner Court, East Spur Court, South Halo Place, East Hillis Court, East Legal Place and the unnamed cul-de-sac roadway that extends south from East Copper Point Way. Submit a design of the turnaround for review and approval by District staff. The residential tumarounds shall be constructed to provide a minimum turning radius of 45-feet and the commercial tumarounds shall be constructed to provide a minimum turning radius of 55-feet. The Applicant shall also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the tumarounds. The medians shall be constructed a RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR SUTHERLAND FARM - SUTHERLAND FARM, INC. - Page 7 23. 24. 25. 26. 27. 28. Adopt the 26. 27. 28. 29. 30. 31. 32. minimum of 4-feet wide to total a minimum of a 100-square foot area. Dedicate 54-feet of right-of-way plus the additional width of the median. 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. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Any existing irrigation facilities shall be relocated outside of the right-of-way. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. Other than the access points specifically approved with this application, direct lot or parcel access to Eagle Road and Victory Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. Meridian Fire Department Recommendations as follows: That a fire-flow consistent with Appendix III-A of the Uniform Fire Code be provided to service the entire project. Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix III-A Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3 Acceptance of the water supply for fire protection will be by the Meridian Water Department. Final approval of the fire hydrant locations shall be by the Meridian Fire Department. All internal & external roads shall have a radius of 28' inside and 48' outside radius. Insure that all yet undeveloped parcels are maintained free of combustible vegetation per section 1103.2.4 of the Uniform Fire Code. The roadways shall be built to Ada County Highway Standards and be a minimum of 37' wide. UFC 902.2.1 RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR SUTHERLAND FARM - SUTHERLAND FARM, INC. - Page 8 33. The proposed 127 acre annexation will have an estimated transient population 1,395 people based on an estimated 279,000 square feet of space to occupy at 200 square feet per person. Based on historical mn analysis the Meridian Fire Department will respond to one call for service for every 24 people in the service area. This will generate an estimated 145 additional calls for service at build out. According to a report completed by Fire & Emergency Services Consulting Group in February of 2000 our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010, this is up from 2069 responses in the year 2000. 34. The proposed project lies outside the five-minute response zone goal. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a request for Basic Life Support. The budget constraints are typically defined as capital outlay for facilities that are located within 1.5 miles from a given location and sufficient operational funds to staff the facilities. 35. The proposed buildings & uses shall comply with the 1997 Uniform Fire Code. 36. The proposed 127-acre annexation will have an estimated resident population 817 people based on an estimated 292 residential building lots with an average of 2.8 occupants per dwelling. Based on historical mn analysis the Meridian Fire Department will respond to one call for service for every 24 people in the service area. This will generate an estimated 145 additional calls for service at build out. According to a report completed by Fire & Emergency Services Consulting Group in February of 2000 our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010, this is up from 2069 responses in the year 2000. Adopt the Recommendation of the Nampa & Meridian Irrigation District. 37. Applicant shall apply for a land use change/site application. Adopt the Recommendations of the Central District Health Department as follows: 38. 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. 39. Run-off is not to create a mosquito breeding problem. 40. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 41. The Engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR SUTHERLAND FARM - SUTHERLAND FARM, INC. - Page 9 stormwater management system that prevents groundwater and surface water degradation. ly/Z :\Work\MkMeridianWleridian 15360M\RecommendationskPP02004Sutherland.doc RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR SUTHERLAND FARM - SUTHERLAND FARM, INC. - Page 10