HomeMy WebLinkAboutScottsdale Villas Sub PP
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR SCOTTSDALE VILLAS
SUBDIVISION
Case No. PP-02-029
PINNACLE ENGINEERS, INC.,
Applicant
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RECOMMENDATION TO CITY
COUNCIL
RECEIVED
FEB 2 4 2003
CITY OF MERIDIAN
CITY CLFRI< ~C=C=Ir;F
1. The property is approximately 3.66 acres in size and is generally located south of
Franklin Road along S.W. 8th Street and Alden Street.
2. The owner of record of the subject property is Wolfe Commercial Enterprises,
LLC, 1409 E. 1st Street, Meridian, Idaho 83642.
3. Applicant is Clint Boyle, Pinnacle Engineers, 12552 W. Executive Drive, Ste. B,
Boise, Idaho 83713.
4. The subject property is currently zoned L.O (Limited Office). There is, however,
an application for rezone from L-O to R.15 zone before the City Council. The
zoning ofR.15 (Medium High Density Residential) 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:
19 single. family attached lots (2 and 3 units attached per building) and 2 common
lots.
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 Wendell
Bigham, Joint School District No.2, dated December 4, 2002.
RECOMMENDATION TO CITY COUNCIL OF AFPROV AL OF PRELIMINARY PLAT FOR
SCOTTSDALE VILLAS SUBDIVISION BY PINNACLE ENGINEERS - PP.02.029 - Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council ofthe 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 Special Recommendations ofthe Planning and Zoning Commission as
follows:
1. Modify the "Preliminary Plat Findings and Requirements" on page 5 of
the staff report, item "b" to end with the following phrase-"or modifications as
deemed appropriate by the Public Works Department."
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
SITE SPECIFIC COMMENTS (preliminary plat)
1. Sanitary sewer and water service to this site shall be via existing main
lines installed as part of the development of Scottsdale Subdivision (a commercial
subdivision). Applicant will be responsible to abandon the existing commercial
sewer and water services in accordance with City standards, and install new
residential services to each lot or provide modifications as approved by the Public
Works Department. Subdivision designer to coordinate sizing and routing with
the Public Works Department.
2. Portions of S.W. 8th Avenue and W. Alden Drive, within the Scottsdale
Subdivision, are less than five-years old, and therefore may be subject to the Ada
County Highway District's "No cut Moratorium." Any cuts shall be worked out
in an agreement with ACHD.
3. Any drainage areas (detensionlretension 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.
4. Add or revise the following note(s) on the face of the Plat (Final Plat):
13. Fencing adjacent to the common lots (Lot 4, Block 2 and Lot 7,
Block 1) and the micro-path lots shall be no taller than 4' in height if
solid fencing is used.
GENERAL COMMENTS (preliminary plat)
RECOMMENDATION TO CITY COUNCIL OF AFPROV AL OF PRELIMINARY PLAT FOR
SCOTTSDALE VILLAS SUBDMSION BY PINNACLE ENGINEERS - PP-02.029 . Page 2
1. A letter of credit or cash surety in the amount of 110% will be required for
all, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2. 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.
3. Slopes within drainage areas are not to exceed a slope ratio of 3: 1. Submit
compaction test results to the Meridian Building Department for all building pads
within lots receiving engineered backfill.
C. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1. Construct driveways on SW 8th Avenue and Alden Drive to offset a
minimum of 50-feet from any controlled and/or uncontrolled intersection. All
driveways are to be constructed as curb cut driveways.
2. Pave the driveways to their full-required width (maximum of 35-feet) and
to a point 30-feet beyond the edge of pavement ofSW 8th Avenue and Alden
Drive.
3. Said Easement (See Plat Note # 15 of Scottsdale Subdivision) shall be
placed on the plat of Scottsdale Villas Subdivision as delineated on the plat are
covered by a Storm Drainage Easement in favor of the Ada County Highway
District for heavy maintenance of drainage facilities. Said Easement shall remain
free of all encroachments and obstructions (including fences and trees) which may
adversely affect drainage or operation and maintenance of storm water facilities.
Said Easement shall be placed on the plat of Scottsdale Villas Subdivision.
4. Replace unused curb cuts on SW 8th Avenue and Alden Drive with
standard curb, gutter and 5-foot wide concrete sidewalk to match the existing
improvements.
5. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
RECOMMENDATION TO CITY COUNCIL OF AFPROVAL OF PRELIMINARY PLAT FOR
SCOTTSDALE VILLAS SUBDMSION BY PINNACLE ENGINEERS - PP.02.029 . Page 3
1. Any existing irrigation facilities shall be relocated outside ofthe 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.
9. It is the responsibility of the applicant to verify all existing utilities within
the right-of-way. The applicant at no cost to ACHD shall repair existing utilities
damaged by the applicant. The applicant shall be required to call mGLINE (I-
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.
RECOMMENDATION TO CITY COUNCIL OF AFPROV AL OF PRELIMINARY PLAT FOR
SCOTTSDALE VILLAS SUBDIVISION BY PINNACLE ENGINEERS - PP-02-029 - Page 4
11. Any change by the applicant in the planned use of the property which is
the subject ofthis 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:
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 Ill-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 temporary turn-around is required for any dead-ends over 150'.
8. Approved fire department access roads shall be provided for all buildings or
portions of buildings to within 150' of any point on the exterior wall of the first story.
E. Adopt the Recommendation of the Nampa & Meridian Irrigation District as
follows:
1. Applicant shall apply for a land use change/site application if storm
drainage is not retained on-site.
F. Adopt the Recommendations ofthe Central District Health Department as
follows:
RECOMMENDATION TO CITY COUNCIL OF AFPROV AL OF PRELIMINARY PLAT FOR
SCOTTSDALE VILLAS SUBDIVISION BY PINNACLE ENGINEERS - PP-02-029 - Page 5
I. This proposal can be approved for central sewage and central water after
written approval from appropriate entities is 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.
3. 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 ofthe subject
proj ect 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 AFPROV AL OF PRELIMINARY PLAT FOR
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