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HomeMy WebLinkAboutHavasu Creek Sub PPRECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR HAVASU CREEK SUBDIVISION - Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR HAVASU CREEK SUBDIVISION FARWEST, LLC, Applicant ) ) ) ) ) ) ) Case No. PP-02-019 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 119.83 acres in size and is generally located south of McMillan Road and west of Locust Grove Road, Meridian. 2. The owners of record of the subject property are Maclocust, LLC, 4487 N. Dresden Place, Ste. 102, Garden City, Idaho 83714 and Renata Ham, 555 E. McMillan Road, Meridian, Idaho 83642. 3. Applicant is Farwest, LLC, 4487 N. Dresden Place, Ste. 102, Garden City, Idaho 83714. 4. The subject property is currently zoned RUT by Ada County. There is, however, an application for annexation and zoning to R-4 before the City Council. The zoning of R-4 is defined within the City of Meridian Zoning and Development Ordinance Section 11-7-2. 5. 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: Low Density Residential homes with a Planned Development. 8. 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 Carl and Bonnie Reiterman expressed in a letter submitted by David Irish, W & H Pacific, dated October 30, 2002. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR HAVASU CREEK SUBDIVISION - Page 2 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: Site Specific Comment / Preliminary Plat 1. Sanitary sewer service to this site shall be via main line extensions from the existing mains adjacent to the property. The northwest portion of the proposed subdivision (phases 1A, 2A, and 3A) shall be served by a temporary sewage lift station that will be owned and operated by the developer or homeowner’s association. The lift station will be in service until the property to the west (Starkey) develops, and sewer is brought through from Meridian Road. The developer or homeowner’s association may enter into an operation maintenance agreement with the City of Meridian for the lift station. A construction easement shall be provided from E. Havasu Falls Drive to the east subdivision boundary in N. Crystal Avenue when sewer is extended for phase 1B. Applicant shall work with the Meridian School District to provide an easement for a sewer main across the north end of the elementary school site to provide service to adjacent parcels. A sewer stub shall be required in the location of the north boundary of the school parcel to provide for this future service. 2. This project as proposed is split between two water pressure zones. The northwest portion (west of the mid-section line) falls in a zone that will have to be extended from the west. The City’s main that will serve this area is currently built to the north boundary of the Cedar Springs project (mid-section on Meridian Road). The balance of the project (east of the mid-section line) will be serviceable from the existing main in Locust Grove road. 3. Applicant will be responsible to construct the sewer and water mains to and through this proposed development, thereby making them available to adjacent properties. Subdivision designer to coordinate main sizing and routing with the Public Works Department. 4. The applicant has indicated that a pressurized irrigation system will be provided within this development, but has not indicated ownership. If it is to be owned and maintained by the Nampa & RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR HAVASU CREEK SUBDIVISION - Page 3 Meridian Irrigation District or Settler’s Irrigation District, please revise the plat to show how the system is going to be served (i.e. connection to an existing system, or independent pumping facilities) 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. 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 Meridian City Engineer. 5. A detailed fencing plan shall be submitted upon application of the final plat. 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. 6. Add or revise the following preliminary plat notes: Correct the “Zoning Data Table” to reflect the requested minimum lot size, not 8,000 square feet. Correct the Preliminary Plat Data” to reflect the correct minimum lot size. (1.) 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. (2.) Add a note to the face of the plat restricting direct lot access to Locust Grove and McMillan Road unless specifically permitted by ACHD and the City of Meridian. (3.) 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. (4.) 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. (5.) Add a note to face of the plat regarding the “Right to Farm Act” RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR HAVASU CREEK SUBDIVISION - Page 4 7. A 50-foot wide cross access and public utilities easement shall be added to the plat, in alignment with E. North Rim Street, to the property to the north of the elementary school site (Lot 7, Block 11). 8. Eliminate the stub-street at the east end of E. Kaibab Trail Drive, located between Lot 1, Block 12 and Lot 26, Block 10. In its place add a stub street in alignment with North Mooney Falls Way to the property north of Lots 25 and 26 of Block 10. 9. 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. 10. 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. 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. 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, the landscape plan shall include the location and design of the playground equipment. 6. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-10-8. 7. 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 RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR HAVASU CREEK SUBDIVISION - Page 5 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. 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 owner’s), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can’t be obtained, plans will be reviewed and approved by the meridian City Engineer prior to final plat signature. 9. 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 25-year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1. 10. 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. 11. Developer shall coordinate mailbox locations with the Meridian Post Office. 12. 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. 13. 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. 14. 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. B. Adopt the Recommendations of ACHD as follows: RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR HAVASU CREEK SUBDIVISION - Page 6 Site Specific Conditions of Approval 1. Dedicate 35-feet of right-of-way from the centerline of McMillan 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 #195). 2. Dedicate 35-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 #195). 3. Construct 5-foot concrete sidewalk abutting McMillan Road and Locust Grove Road located 2-feet within the right-of-way. If the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk. 4. Construct North Havasu Canyon Way to intersect with McMillan Road approximately 820-feet east of the west property line, as proposed. 5. Construct North Havasu Falls Drive to intersect with Locust Grove Road approximately 400-feet south of the north property line, as proposed. 6. Submit a letter from the appropriate fire district approving the alternative street section. If the appropriate fire district reviews and approves the alternative street section, the applicant shall construct the internal roadways as 33-foot street sections with curb, gutter, 4-foot concrete sidewalk and parking on both sides within 50-feet of right-of-way, as proposed. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR HAVASU CREEK SUBDIVISION - Page 7 7. Construct North Havasu Canyon Way (from McMillan Road to Casa Grande Street) and East Havasu Falls Drive (from Locust Grove to Hulapai Avenue) residential collectors with 29-foot street sections with curb, gutter and 4-foot detached concrete sidewalk, as proposed. 8. Extend North Hermit Avenue at the south property line approximately 410-feet east of the west property line, as proposed. 9. Extend North Havasupai Avenue at the south property line approximately 120-feet east of the west property line, as proposed. 10. Construct North Shangri-La Street to extend to the south property line approximately 635-feet east of the west property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 11. Construct Casa Grande Street to extend to the west property line approximately 440-feet north of the south property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 12. Construct Havasu Falls Drive to extend to the west property line approximately 730-feet north of the south property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 13. Construct Nankoweap Street to extend to the west property line approximately 180-feet south of McMillan Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 14. Construct North Mooney Falls Way to extend to the north property line approximately1,550-feet west of Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 15. Construct a stub street, Red-Rock Way, to extend to the north property line approximately 720-feet west of Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 16. Construct Bright Angel Avenue to extend to the north property line approximately 230-feet west of Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR HAVASU CREEK SUBDIVISION - Page 8 17. Construct Bright Angel Avenue to extend to the south property line approximately 230-feet west of Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 18. Construct Red-Rock Way to extend to the south property line approximately 720-feet west of Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 19. Construct North Crystal Avenue to extend to the south property line approximately 1,250-feet west of Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 20. Construct Kaibab Trail Drive to extend to the east property line approximately 820-feet north of the south property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 21. Construct one knuckle with an island within it located in the southeast corner of Mooney Falls Way and Switchback Drive, as proposed. The island within the knuckle shall be a minimum of 4-feet wide with a minimum area of 100-square feet and maintain a minimum of a 29-foot street section around the traffic island designed to safely channel traffic. 22. Construct one cul-de-sac turnaround (Redwall Court) without an island, as proposed. Construct the turnaround to provide a minimum turning radius of 45-feet. 23. 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. 24. Construct a left-turn and a right turn deceleration lane at the McMillan Road and North Havasu Canyon Way intersection. Coordinate the design of the turn lanes with the District’s Traffic Services Staff, 387-6140. 25. Construct a left-turn lane and a right-turn deceleration lane at the Locust Grove Road and North Havasu Falls Drive intersection. Coordinate the design of the turn lanes with the District’s Traffic Services Staff, 387- 6140. 26. The applicant shall enter into a development agreement with ACHD that outlines right-of-way acquisition, costs, timing and payment; and shall also include an agreement that this development shall be subject to any RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR HAVASU CREEK SUBDIVISION - Page 9 extraordinary impact fee, LID or other funding source established by the District to improve the surrounding roadways; or shall be subject to the development’s proportionate share of surrounding roadway improvements as established by the applicant’s traffic impact study. 27. Other than the access points specifically approved with this application, direct lot access to McMillan Road, Locust Grove Road and North Havasu Canyon Way (from McMillan Road to Casa Grande Street) is prohibited. 28. 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. 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR HAVASU CREEK SUBDIVISION - Page 10 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 (1-800-342-1585) 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. C. 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. 1997 UFC Appendix III-A. 2. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. 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 a turn around. 5. All roads shall have a turning radius of 28’ inside and 48’ outside. 6. Insure that all yet undeveloped parcels are maintained free of combustible vegetation per section 1103.2.4 of the Uniform Fire Code. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR HAVASU CREEK SUBDIVISION - Page 11 7. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3 8. A minimum of two points of access will be required for any portion of the project, which serves more than 30 homes. UFC 902.2.1 9. The proposed 327 lot subdivision with an estimated 2.9 residents per household would have a total estimated population of 948 residents at build out. The proposed multi-family lot has an estimated 171 units with a total estimated population of 495 residents at build out. The 11 office lots and 1 commercial lot will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2,069 responses in the year 2000 and 2,251 calls for service in 2001. According to a report completed by Fire & Emergency Services Consulting Group in February of 2000 our requests for service are projected to reach 2,800 in the year 2005 and 3,800 by the year 2010. 10. 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. D. Adopt the Recommendation of the Settlers’ Irrigation District. 1. All irrigation and drainage facilities/easements will need to be protected. 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. E. Adopt the Recommendations of the Central District Health Department as follows: 1. 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR HAVASU CREEK SUBDIVISION - Page 12 2. Run-off is not to create a mosquito breeding problem. 3. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 4. 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.