Loading...
HomeMy WebLinkAboutBear Creek 6 ppRECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR BEAR CREEK SUBDIVISION NO. 6 BY BEAR CREEK, LLC – PP-03-005 - Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR BEAR CREEK SUBDIVISION NO. 6 BEAR CREEK, LLC, Applicant ) ) ) ) ) ) ) Case No. PP-03-005 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 10.49 acres in size and is generally located west of S. Meridian Road, south of Overland Road. 2. The owner(s) of record of the subject property is Bear Creek, LLC, 660 E. Franklin Rd., Ste. 240, Meridian. 3. Applicant is same as owner. 4. The subject property is currently zoned R-4 (Low Density Residential) and R-8 (Medium Density Residential). There is, however, an application for rezone to R- 8 before the City Council. The zoning of R-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: Single-family residential subdivision consisting of 31 building lots and 2 other lots on 10.49 acres. 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 March 31, 2003. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR BEAR CREEK SUBDIVISION NO. 6 BY BEAR CREEK, LLC – PP-03-005 - Page 2 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: A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows: SITE SPECIFIC CONDITIONS OF APPROVAL (PRELIMINARY PLAT) 1. Sanitary sewer service to this site shall be via main line extensions from mains installed in the Bear Creek Subdivision. 2. Domestic water service to this site shall be via main line extensions from mains installed adjacent to the property. 3. The applicant has indicated that the pressurized irrigation system within this development is to be an extension of the system that is owned and operated by the Nampa Meridian 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 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 revised fencing plan shall be submitted with the final plat indicating the reduction in fence height to 3’where the fencing is within 20’ of S. Alaska Way, in compliance with the MCC. 5. A variance shall be submitted by the applicant to allow blocks within the subdivision to exceed the maximum block lengths required by MCC 12-4-5. If the City Council denies the variance request, the preliminary plat will need to be revised and remanded back to the Planning and Zoning Commission for additional review. 6. A revised landscaping plan, in accordance with the Landscaping Ordinance shall be submitted with the final plat application. The plan shall include a revised drainage swale design in accordance with the Landscape Ordinance. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR BEAR CREEK SUBDIVISION NO. 6 BY BEAR CREEK, LLC – PP-03-005 - Page 3 7. Landscaping adjacent to Lot 9, Block 22 shall be installed in conjunction with the development of the Valley Shepard Church property to the south (Parcel # S1224417330), and not as a part of the proposed Bear Creek #6 Subdivision.. 8. Unless a waiver is granted by Council, the applicant shall be responsible to tile all irrigation ditches, laterals, and canals per MCC 12-4-13.1. 9. If the maintenance of any common lots within the subdivision is to be the responsibility of anyone other than the HOA, a note shall be added to the face of the plat indicating who the responsible party shall be. Written documentation of acceptance of the maintenance of the common lot(s) from the responsible party (if other than the HOA), shall be submitted to the City with the final plat application. 10. Add or revise the following preliminary plat notes: (2). Include Lot and Block numbers of the common lots. 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. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-10-8. 5. 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. 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. 6. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR BEAR CREEK SUBDIVISION NO. 6 BY BEAR CREEK, LLC – PP-03-005 - Page 4 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. 7. 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. 8. 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. 9. Developer shall coordinate mailbox locations with the Meridian Post Office. 10. 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. 11. 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. 12. 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: Site Specific Conditions of Approval 1. Comply with requirements of ITD for State Highway 69 (Meridian Road) frontage. Submit to the District a letter from ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. Contact District III Traffic Engineer at 334-8340. 2. Construct West Cub Street as a 36-feet street section with curb, gutter and sidewalk within 50-feet of right-of-way as proposed. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR BEAR CREEK SUBDIVISION NO. 6 BY BEAR CREEK, LLC – PP-03-005 - Page 5 3. Construct South Ice Bear Way as a 36-feet street section with curb, gutter and sidewalk within 50-feet of right-of-way as proposed. 4. Construct South Alaska Way located between Lot 24, Block 9 and Lot 20, Block 22 as proposed. South Alaska Way shall be constructed as 36-foot street sections with curb, gutter and sidewalks within 50-feet of right-of-way. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 5. 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 the District’s Utility Coordinator at 387-6258 (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 #197, also known as Ada County Highway District Road Impact Fee Ordinance. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR BEAR CREEK SUBDIVISION NO. 6 BY BEAR CREEK, LLC – PP-03-005 - Page 6 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 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. That a fire-flow of 1,000 gallons per minute be available to service the entire project. Fire hydrants shall be placed an average of 500’ 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 water supply for fire protection is contingent upon acceptance of the water system by the City of Meridian for water quality. 4. All radii shall be 28’ inside and 48’ outside radius. 5. 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR BEAR CREEK SUBDIVISION NO. 6 BY BEAR CREEK, LLC – PP-03-005 - Page 7 6. 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. 7. Any dead-end exceeding 150’ in length as the result of a phasing process will require an approved turn-around. D. Adopt the Recommendation of Nampa & Meridian Irrigation District as follows: 1. Applicant shall apply for a land use change/site application. 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 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.