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HomeMy WebLinkAboutCastlebrook Sub No 2 PP 02-032 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF TIlE REQUEST FOR PRELIMINARY PLAT FORCASTLEBROOK SUBDMSION NO.2 ) ) ) ) ) CRESTLlNE DEVELOPMENT, LLC, ) Applicant ) Case No. PP-02-032 1. RECEIVED MAR 2 6 2003 City Of Meridian City Clerk Office The property is approximately 39.05 acres in size and is located at 4000 W. Pine Ave., E. of Black Cat Rd. and S. ofW. Cherry Lane, Meridian. RECOMMENDATION TO CITY COUNCIL 2. The owner of record of the subject property is Great Oaks Water Company, Inc., 4000 W. Pine Ave., Meridian. 3. Applicant is Crestline Development, LLC, 416 E. 1st Street, Meridian. 4. The subject property is currently zoned RUT (Ada County). There is, however, an application for annexation and zoning to R-8 before the City Council. The zoning ofR-8 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: Residential subdivision consisting of 150 building lots and 9 other lots. 8. There are no significant or scenic features of major importance that affect the consideration of this application. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR CASTLEBROOK SUBDIVISION NO.2 BY CRESTLINE DEVELOPMENT, LLC - PP-02-032 - Page I 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 Special Recommendations of the Planning and Zoning Commission as follows: 1. A five-foot wide asphalt pathway shall be constructed on the NMID property north of the proposed subdivision, connecting to the two proposed micro-paths within the proposed subdivision to the new culvert and footbridge to be built by the developer over Ten Mile Creek. A signed license agreement with NMID shall be provided by the applicant allowing the construction of the pathway and the culvert/footbridge prior to the signature of the final Plat for the first phase of the development. The pathway and culvert shall be constructed prior to the sale of any lots adjacent to the pathway. B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows (as modified by the Planning and Zoning Commission): SITE SPECIFIC COMMENTS I PRELIMINARY PLAT 1. Water service to this site shall be via main line extensions from the existing mains adjacent to the property. The applicant shall be required to extend water mains to and through the proposed development, thereby making them available to the adjacent properties (including stub streets and EI Gato Road.) 2. Although still under investigation, staff finds that sanitary sewer service should be available to the lots within the proposed subdivision. Sanitary sewer service to this site will be via a temporary lift station within the Blackstone Subdivision. This station pumps to an existing gravity sewer main located in Black Cat Road, that then flows to the Ashford Greens lift station. The Blackstone lift station shall be upgraded or modified, at this developer's expense, to the City of Meridian's standards and specifications. The applicant will be responsible to construct lateral sewer mains to and through this proposed development including and in coordination with the City's Black Cat Trunk Project. Subdivision designer to coordinate main sizing and routing with the Public Works Department. This development shall be subject to the Ashford Greens sewer latecomers fees. Black Cat trunk development fee of $1,500.00 per dwelling unit shall also be assessed against this development. Payment of the trunk development fees and latecomer fees are required prior to signature on the final plat map by the City Engineer. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR CASTLEBROOK SUBDMSION NO.2 BY CRESTLINE DEVELOPMENT, LLC - PP-02-032 - Page 2 3. Underground year-round pressurized irrigation must be provided to all lots within this development. If the pressurized irrigation system within thi s development is to remain a private Homeowners Association system, complete plans and specifications shall be reviewed by the Public Works Department as part of the development plan review process. A draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval. 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. 4. A detailed fencing plan shall be submitted upon application of the final plat. Fencing adjacent to the micro-path shall be constructed by the developer, in accordance with the Landscape Ordinance (MCCI2-13-15-9). 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. 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. Add or revise the following preliminary plat notes: (5.) All interior water mains shall be 8"0, and exterior mains shall be 12 "@ unless otherwise shown. (6.) Pressurized irrigation system to be Jlr8viEled owned and operated by? (] 1.) Direct lot access to El Gato shall be orohibited unless ~ecificallv permitted bv ACHD and the City of Meridian (12.) Any re-subdtvision of this plat shall be in compliance with the most recently qpproved subdivision standards of the City of Meridian. (13.) A note shall be added to the plat stating that this subdivision is subiect to the terms of the Right to Farm Act pertaining to adiacent agricultural parcels. 7. The applicant shall provide a phasing plan for the subdivision at least ten (10) days prior to the next public hearing for this project. 8. 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR CASTLEBROOK SUI'lDIVISION NO.2 BY CRESTLINE DEVELOPMENT, LLC - PP-02-032 - Page 3 9. A detailed landscape, in compliance with the landscape ordinance shall be submitted for the subdivision at least ten days prior to the next public hearing for this project. 10. Graphically depict the FEMA flood plain boundary adjacent to the Ten Mile Creek. Note restrictions associated with the flood zone on the face of the preliminary plat. 11. The applicant shall request a variance for the maximum and minimum block length requirements of the MCC (12-4-5) for Blocks 3,6,7,8,9, and 10. If a variance cannot be obtained for the aforementioned blocks the applicant shall be responsible to revise the preliminary plat to include block lengths that meet minimum and maximum and minimum requirements of the MCC. The revised Plat shall be reviewed by the Planning and Zoning Commission if so modified. 12. A revised preliminary plat shall be submitted at least 10 days prior to the next public hearing for this project. 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. Two-hundred, and one-hundred-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. 5. 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. C. Adopt the Recommendations of ACHD as follows: RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR CASTLEBROOK SUBDMSION NO.2 BY CRESTLINE DEVELOPMENT, LLC - PP-02-032 - Page 4 Site Specific Conditions of Approval 1. Extend EI Gato Street at the southwest property line (at the mid mile), as proposed. Construct EI Gato Street as one half of a 36-foot street section with vertical curb, gutter and 5-foot concrete sidewalk, plus 12-feet of additional pavement within 40-feet of right-of-way. Direct access to EI Gato Street is restricted. This restriction shall be noted on the final plat. 2. Construct the remaining roadways as 36-foot street sections with rolled curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way. 3. Extend Dover Street from the west property line approximately 540-feet north of the south property line, as proposed. 4. Construct Dover Street as a stub street to the east property line approximately 485-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". 5. Construct five knuckles (without center islands) throughout the subdivision, as proposed. 6. Construct two turnarounds (without center islands) in the subdivision, as proposed. Provide a minimum turning radius of 45-feet. 7. Construct two islands within Carisbrooke Avenue, as proposed. Provide a minimum of 2 I-feet from the back of the islands curb to the back of the roadway curb. 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. 8. Unless otherwise approved by the District, direct lot access to EI Gato Street shall be prohibited. This shall be noted on the final plat. 9. Comply with all Standard Conditions of Approval. Standard Conditions of Aporoval 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR CASTLEBROOK SUBDIVISION NO.2 BY CRESTLINE DEVELOPMENT, LLC - PP-02-032 - Page 5 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 ofIdaho 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. 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 RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR CASTLEBROOK SUBDIVISION NO.2 BY CRESTLINE DEVELOPMENT, LLC - PP-02-032 - Page 6 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. 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. 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 radii shall be 28' inside and 48' outside radius for all internal roads. 6. The roadways shall be built to Ada County Highway Standards. UFC 902.2.1 7. A minimum of two points of access will be required for any portion of the project, which serves more than 50 homes. UFC 902.2.1 8. The proposed 148-lot subdivision with an estimated 2.8 residents per household would have a total estimated population of 429 residents at build out. The school site will have unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. 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 and 2251 calls for service in 2001. 9. A temporary second point of access may be required as a result of the phasing of the project. E. Adopt the Recommendation ofNampa & Meridian Irrigation District as follows: 1. File a Land Use Change/Site Application with the Nampa & Meridian Irrigation District. F. Adopt the Recommendations of the Central District Health Department as follows: RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR CASTLEBROOK SUBDIVISION NO.2 BY CRESTLINE DEVELOPMENT, LLC - PP-02-032 - Page 7 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 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 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 CASTLEBROOK SUBDIVISION NO.2 BY CRESTLINE DEVELOPMENT, LLC - PP-02-032 - Page 8