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HomeMy WebLinkAboutSetter Cove Sub PP 03-001BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR PRELIlVIINARY PLAT FOR SETTER COVE SUBDIVISION MKH DEVELOPMENT, INC., Applicant Case No. PP-03-001 RECOMMENDATION TO CITY ~ ~~~~~ RECEIVED MAR 2 6 2003 ) City Of Meridian City Clerk Office The property is approximately 10 acres in size and is generally located '/4 mile north of E. Ustick Road and'/o mile east of N. Locust Grove Rd. 2. The owner of record of the subject property is Tim & Karen Hollister, 113 W. 43'a Street, Boise, Idaho 83714. Applicant is MKH Development, Inc., 113 W. 43`a Street, Boise, Idaho 83714. 4. The subject property is currently zoned R-4 (Low Density Residential). 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 ofMeridian. 6. 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: Residential Subdivision consisting of 15 building lots (w/ one existing house lot) 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 Wendel Bigham, Joint School District No. 2, in a letter dated January 7, 2003. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR SETTER COVE SUBDIVISION BY MKH DEVELOPMENT, INC. - PP-03-0Ol -Page 1 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 COMMENTS / PRELIlbffNARY PLAT 1. Sanitary sewer and water service to this site shall be via main line extensions from the existing mains adjacent to the property. 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. 2. The applicant has corrected the acreage of the project to be 10.284 acres. 3. The applicant has indicated that the pressurized irrigation system within this development is to be owned and maintained by the Settler's Irrigation District. 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 yeaz-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, asingle-point connection to the culinazy 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. 4. A detailed fencing plan shall be submitted upon application of the final plat. A fence shall be required azound the perimeter of the subdivision unless the City agrees in writing that such a fence is not required. 5. 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. 6. The applicant shall submit a variance request to the City for having a block length in excess of 1, 000 feet (MCC 12-4-5). 7. Add or revise the following preliminary plat notes RECOMIvIENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR SETTER COVE SUBDIVISION BY MKH DEVELOPMENT, INC. - PP-03-0Ol -Page 2 • Revise note number 4 to include the phrase "excluding gazage azea". • Add a note indicating who is responsible for the maintenance of the proposed common lots. • Add a note to the face of the preliminary plat that that no direct lot access shall be allowed to E. Leigh Field Drive without the consent of the Ada County Highway District and the City of Meridian. • Note public utilities, drainage, and irrigation easements along the public right-of--ways, common lot lines, and subdivision boundary. %. 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. 9. Change the date on the plat to "2003". 10. A detailed landscape plan, in compliance with the landscape ordinance shall be submitted for the subdivision with the final plat application. 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, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the azea 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 RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR SETTER COVE SUBDIVISION BY MKH DEVELOPMENT, INC. -PP-03-0Ol -Page 3 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 imgation. 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. 9. 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. 10. Coordinate fire hydrant placement with the City of Meridian's Water Works Superintendent. 11. Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K. B. Adopt the Recommendations of ACHD as follows: Site Specific Conditions of Approval 1. Construct North Neith Avenue to intersect with East Herons Crossing Drive approximately 315-feet west of the east property line, as proposed. 2. Construct North Neith Avenue as a 36-foot street section with curb, gutter and 5-foot concrete sidewalk within 50-feet ofright-of--way, as proposed. 3. Construct North Summerpark Place, North Summercrest Place, East Lobelia Street as 29-foot street sections with curb, gutter and 5-foot sidewalk within 42-feet ofright-of--way, as proposed. Parking is prohibited on one side of the roadway. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR SETTER COVE SUBDIVISION BY MKH DEVELOPMENT, INC. - PP-03-0Ol -Page 4 4. Construct two cul-de-sac turnazounds without islands within the subdivision, as proposed. Provide a minimum turning radius of 45-feet 5. The applicant shall enter into a development agreement with ACRD that outlines right-of--way acquisition, costs, timing and payment; and shall also include an agreement that this development shall be subject to any 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. 6. Setter Cove Subdivision shall be approved contingent upon the right-of- way within Education Campus Subdivision being dedicated to the public and the roadways being constructed or a financial surety in place for the construction of the roadways prior to the signature of the final plat for Setter Cove Subdivision. 7. Comply with all Standard Conditions of Approval Standard Conditions of Anaroval 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 prepaze 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR SETTER COVE SUBDIVISION BY MKH DEVELOPMENT, INC. -PP-03-0Ol -Page 5 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 #197, 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 (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: The project which comprised of single family dwellings will require afire-flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400' apart. 1997 L1FC Appendix III-A 2. Acceptance ofthe water supply for fire protection will be by the Meridian Water Departmem. 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELINIINARY PLAT FOR SETTER COVE SUBDIVISION BY MKH DEVELOPMENT, INC. -PP-03-001 -Page 6 5. All roads shall have a fuming radius of 28' inside and 48' outside. 6. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3 7. The roadways shall be built to Ada County Highway Standazds and shall have a cleaz driving surface, available at all times, which is 20' wide. iJFC 902.2 D. Adopt the Recommendation of Settlers Irrigation District as follows: 1. All imgation/drainage facilities along with their easements be protected and continue to function as such. 2. All storm drainage must be retained on-site. 3. Any changes to the existing irrigation system must be approved by Settlers Irrigation District. 4. The developmern must supply irrigation access to all lots within Setter Cove Subdivision. E. Adopt the Recommendations of the Central District Health Department as follows: 1. 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 cernral 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 dischazge 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 SETTER COVE SUBDTVISION BY MKH DEVELOPMENT, INC. - PP-03-0Ol -Page 7