HomeMy WebLinkAboutDevon Park Subdivision
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR DEVON PARK
SUBDIVISION
Case No. PP-02-034
TAMURA & ASSOCIATES,
Applicant
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RECOMMENDATION TO CITY
COUNCIL
RECEIVED
MAR 0 3 2003
City Of Meridian
City Clerk Office
I. The property is approximately 14.31 acres in size and is generally located on the
north side ofE. Fairview Avenue, approximately Y, mile east ofN. Meridian
Road.
2. The owner ofrecord of the subject property is Fairview Lakes, LLC, III Auto
Drive, Boise, Idaho 83709.
3. Applicant is Tamura & Associates, 499 W. Main, Boise, Idaho 83702.
4. The subject property is currently zoned C-N and C-G. The zoning ofC-N and C-
G 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:
Commercial Planned Development (pursuant to CUP-02-014).
8. There are no significant or scenic features of major importance that affect the
consideration of this application.
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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:
I. The recommendation of approval is subject to the applicant's submission
of a miscellaneous application for the removal of the bollards on Teare Avenue
and to allow public notice of the miscellaneous application to the neighbors prior
to the City Council meeting.
2. Additional landscaping shall be added to the landscape buffer of the lots
adjacent to the southern terminus of Teare Avenue
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
SITE SPECIFIC COMMENTS / PRELIMINARY PLAT
I. Sanitary sewer and water service to this site shall be via main line
extension from the existing mains adjacent to the property. Subdivision designer
to coordinate main sizing and routing with the Public Works Department.
2. The applicant has indicated that the pressurized irrigation system within
this development is to be owned and maintained by The Nampa Meridian
Irrigation District, however the preliminary plat map doesn't indicate the source.
Please revise the plat to show how the system is going to be served Cie connection
to the existing Settlers Park Subdivision's 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.
3. A revised and detailed landscape plan shall be submitted with the Pinal
Plat application. The revised landscape plan shall include the following changes:
A. A ten foot (10') wide landscape buffer shall be provided on all
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR DEVON
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local streets within the subdivision.
B. No more than twelve (12) parking stalls shall be linearly arranged
without a landscape island containing a minimum of fifty (50) square feet,
containing at least one tree and being at least five feet (5 ') wide.
C. The landscape buffer on the western property line where the
property backs up to residential property (the mobile home park) shall be a
minimum of twenty feet (20') wide.
4. Add or revise the following preliminary plat notes:
00.) Any re-subdivision of this plat shall be in compliance with the
most recently approved subdivision standards of the Citv of Meridian.
01.) The thirty-five foot (35') wide landscape buffer on Fairview
Avenue and the ten foot 00') wide landscape buffers adiacent to the local streets
within the subdivision shall be maintained by the Business Owners Association.
02.) All development within this subdivision shall be in accordance
with Conditional use Permit File No. CUP-02-014
4. Any drainage areas (detention/retention basins) must be designed to
ensure that water is retained only during I OO-year storm events, and for a period of
time not to exceed 24 hours. Side slopes within drainage areas shall not exceed
3:1.
5. Water held within the ponds shall be continuously circulated or shall be
treated in another manner to prevent the ponds from becoming stagnant.
6. Applicant shall revise the plat to graphically depict a five foot (5') wide
landscape easement along the south side of Lot 2, Block 6, adjacent to the railroad
right-of-way.
7. Applicant shall revise the plat to correct the placement of the arrows
depicting the 35' wide landscape buffer so that they do not include 45' (the extra
ten feet is a right-of-way dedication).
8. A drainage plan designed by a State ofIdaho licensed architect or engineer
is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all
off-street parking areas. Storm water treatment and disposal must be designed in
accordance with Department of Environmental Quality 1997 publication Catalog
of Storm Water Best Management Practices for Idaho Cities and Counties and
City of Meridian standards and policies. Off-site disposal into a surface water is
prohibited unless the jurisdiction which has authority over the receiving stream
provides written authorization prior to development plan approval. The applicant
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is responsible for filing all necessary applications with the Idaho Department of
Water Resources regarding Shallow Injection Wells.
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 and the City of Meridian Fire Department.
3. 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 fmal plat.
4. 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
5. Developer shall coordinate mailbox locations with the Meridian Post
Office.
6. 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.
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 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. 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.
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9. Applicant's engineer will be required to submit a signed, stamped
statement certifying that all street finish centerline elevations are set a minimum
ofthree feet above the highest established normal groundwater elevation.
10. Provide five-foot-wide sidewalks in accordance with City Ordinance
Section l2-5-2.K.
C. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1. Dedicate 60-feet of right-of-way from the centerline of Fairview Avenue
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 ofa 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. Construct a 5-foot concrete sidewalk on Fairview Avenue located 2-feet
within the new right-of-way. If the sidewalk meanders, the sidewalk shall
meander outside of the right-of-way and the applicant shall provide an easement
for the sidewalk.
3. Construct and install the signal and any related roadway improvements
that are necessary for the proposed signal at the intersection ofFairview Avenue
and the commercial/industrial roadway that extends north into the site.
4. Construct a commercial/industrial roadway that intersects with Fairview
Avenue 310- feet east of the west property line, as proposed.
5. Construct the internal roadways as 40-foot street sections with curb, gutter
and 5-foot concrete sidewalk within 54-feet of right-of-way, as proposed. The
portion of the commercial/industrial roadway that connects to Teare Avenue shall
taper appropriately to accommodate for drainage.
6. Construct a 30-foot wide driveway to intersect Fairview Avenue
approximately 240-feet west of the east property line, as proposed.
7. Construct a 30-foot wide driveway to intersect the commercial/industrial
roadway a minimum of 50-feet north of Fairview Avenue, as proposed.
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8. Construct two 2S-foot wide driveways to intersect the
commercial/industrial roadway approximately 19S-feet north of Fairview Avenue,
as proposed. These driveways shall align with one another.
9. Construct a 22-foot wide driveway to intersect the commercial/industrial
roadway approximately 34S-feet north of Fairview Avenue, as proposed.
10. Construct a 22-foot wide driveway to intersect the commercial/industrial
roadway that extends north from Fairview Avenue approximately 580-feet north
of Fairview Avenue, as proposed.
11. Construct a 3S-foot wide driveway to extend directly north ofthe
commercial/industrial roadway and proposed to intersect the northern portion of
the cul-de-sac, as proposed.
12. Construct a 25-foot driveway to intersect the commercial/industrial
roadway that extends from Fairview Avenue north and is proposed to be located
50-feet north of the commercial/industrial roadway that runs east and west, as
proposed.
13. Construct two 30-foot wide driveways to intersect the
commercial/industrial roadway that runs east and west and is proposed to be
located approximately 160-feet east ofthe commercial/industrial roadway that
extends from Fairview Avenue to the north, as proposed.
14. Pave the driveway its full width and at least 30-feet into the site beyond
the edge of pavement of the roadway and install pavement tapers with IS-foot
radii abutting the existing roadway edge.
15. Extend Teare Avenue as a 40-foot street section with curb, gutter and 5-
foot concrete sidewalk within 54-feet of right-of-way, as proposed.
16. Terminate Clarene Street at its current location and construct bollards for
emergency access only, as proposed.
17. Construct a cul-de-sac turnaround at the north end ofthe
commercial/industrial roadway that extends north from Fairview Avenue. The
cul-de-sac turnaround shall be constructed to provide a minimum turning radius
of 55-feet.
18. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
I. Any existing irrigation facilities shall be relocated outside of the right-of-
way.
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2. All utility relocation costs associated with improving street frontages
abutting the site shall be borne by the developer.
3. Replace any existing damage 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. 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.
S. 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.
6. 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.
7. 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.
8. 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.
9. 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.
10. 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
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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. Commercial occupancies will require a fire-flow consistent with the Uniform
Fire Code to service the proposed project. Fire hydrants shall be placed an average
of 400' apart. 1997 UFC Appendix llI-A
2. The fire department requests that any future signalization installed as the
result of the development of this project be equipped with Opticom Sensors to
ensure a safe and efficient response by fire and emergency medical service vehicles.
This cost of this installation is to be borne by the developer.
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. The proposed fire hydrant locations will be submitted to the Public
Works for plan review.
5. All roads and fire lanes 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.
7. All access roads within the project shall have a clear driving surface with a
minimum
width of20' available at all times. The typical street width of34' will be allowed to
have parking on both sides. The typical street with a minimum width of29' will be
required to have restricted parking to only one side. UFC 902.2.2.1
8. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins. UFC 901.4.2 & 901.3
9. 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.
10. The proposed 7 -lot subdivision will have an unknown transient population
and will have an unknown impact on Meridian Fire Department call volume.
E. Adopt the Recommendation of the Nampa & Meridian Irrigation District.
I. Applicant shall apply for a land use change/site application.
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F. Adopt the Recommendations of the Central District Health Department as
follows:
I. This proposal can be approved for central sewage & 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.
S. 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.
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