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HomeMy WebLinkAboutBear Creek 7 ppRECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR BEAR CREEK SUBDIVISION NO. 7 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. 7 BEAR CREEK, LLC, Applicant ) ) ) ) ) ) ) Case No. PP-03-009 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 10.92 acres in size and is generally located at the northeast corner of the intersection of Stoddard and Victory 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). 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 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 12 building lots and 6 other lots on 10.92 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 April 21, 2003. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR BEAR CREEK SUBDIVISION NO. 7 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: 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. Silvertip Place, in compliance with the MCC. 5. At least 20 days prior to the City Council hearing, a variance application shall be submitted by the applicant to exceed the maximum 450’ cul-de-sac length allowed by MCC 12-4-2F. 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. Revise the preliminary plat to include an additional 5’ of landscaping to adjacent to the southern boundary of Lot 44. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR BEAR CREEK SUBDIVISION NO. 7 BY BEAR CREEK, LLC – PP-03-005 - Page 3 7. A revised landscaping plan, in accordance with the Landscaping Ordinance shall be submitted with the final plat application. The plan shall include landscaping for the drainage lot, the future right-of-way in accordance with the Landscape Ordinance and shall include an additional 5’ of landscaping along the southern boundary of Lot 44. 8. The small landscape island located at the entrance of the subdivision shall be relocated to the west to allow traffic to circle around the island rather than forcing vehicles to back out if they cannot enter the gated entrance. 9. The private street shall be constructed to meet or exceed ACHD public street standards. 10. All grading of the site shall be performed in conformance with MCC 11- 12-3H. 11. Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to MCC 12-13-10-8. 12. Applicant to provide a minimum five percent open space and revise the plat prior to City Council. 13. Add or revise the following preliminary plat notes: (1). Include Lot and Block number of the common lot island. 14. 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. 15. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 16. Two-hundred-fifty 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. 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. 17. 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR BEAR CREEK SUBDIVISION NO. 7 BY BEAR CREEK, LLC – PP-03-005 - Page 4 18. 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. 19. 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. 20. Due to the topographic relief across the proposed development, the applicant shall prepare a master grading and drainage plan. The plan shall set the finish floor elevations for each lot and indicate elevations for each lot corner with grading details around each building pad. 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. 21. Please submit updated groundwater/soils monitoring data to the Public Works Department for review. The project engineer should pay close attention to the results of field studies determining the groundwater, soil type & and characteristics during the design and construction phases. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established normal groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above groundwater. B. Adopt the Recommendations of ACHD as follows: Site Specific Conditions of Approval 1. Stoddard Road and Victory Road are not listed as proposed projects in the District’s currently adopted Five-Year Work Program or in the currently adopted 20-year Capital Improvements Plan. As such, the applicant cannot receive reimbursement for dedicated right-of-way from available collected impact fees. The applicant shall do one of the following on each roadway: a. Dedicate by donation an additional 10-feet of right-of-way along Stoddard Road and Victory Road, and construct a minimum 5-foot wide concrete sidewalk along Stoddard Road and Victory Road, located a minimum of 28-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5- foot wide concrete sidewalk along Stoddard Road and Victory Road, located a minimum of 28-feet from the centerline of the right-of-way, in an easement provided to the District. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR BEAR CREEK SUBDIVISION NO. 7 BY BEAR CREEK, LLC – PP-03-005 - Page 5 c. Do not dedicate additional right-of-way, but construct a minimum 5- foot wide concrete sidewalk along Stoddard Road and Victory Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 2. Stoddard Road and Victory Road are not listed as proposed projects in the District’s currently adopted Five-Year Work Program or in the currently adopted 20-year Capital Improvements Plan. As such, the applicant cannot receive reimbursement for dedicated right-of-way from available collected impact fees. The applicant shall do one of the following for each roadway: a. Dedicate by donation an additional 10-feet of right-of-way along Stoddard Road and Victory Road, and construct a minimum 5-foot wide concrete sidewalk along Stoddard Road and Victory Road, located a minimum of 28- feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5- foot wide concrete sidewalk along Stoddard Road and Victory Road, located a minimum of 28- feet from the centerline of the right-of-way, in an easement provided to the District. c. Do not dedicate additional right-of-way, but construct a minimum 5- foot wide concrete sidewalk along Stoddard Road and Victory Road located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 3. If the City of Meridian approves the private road, construct South Silver Tip Place intersecting with Stoddard Road approximately 500-feet north of Victory Road (measured from near edge of Victory Road to near edge of Silver Tip Place) as proposed. 4. Pave the private roadway a minimum of 20 to 24-feet wide and at least 30- feet into the site beyond the edge of pavement of Stoddard Road and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. The applicant should provide a plan showing how the private road grade meets the public road. District Policy requires a design approach speed of 20 MPH and a maximum intersection approach grade of 2% for at least 40-feet. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR BEAR CREEK SUBDIVISION NO. 7 BY BEAR CREEK, LLC – PP-03-005 - Page 6 ACHD does not make any assurances that the private road, which is a part of this application, will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD:  Dedicate a minimum of 50-feet of right-of-way for the road.  Construct the roadway to the minimum ACHD requirements. 5. Install the proposed gate to provide a minimum of 50-feet of storage distance. The storage area will be measured from the edge of pavement of Stoddard Road. 6. Other than the access points specifically approved with this application, direct lot or parcel access to Stoddard Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. 7. Direct lot or parcel access to Victory Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. 8. 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, RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR BEAR CREEK SUBDIVISION NO. 7 BY BEAR CREEK, LLC – PP-03-005 - Page 7 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. 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 RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR BEAR CREEK SUBDIVISION NO. 7 BY BEAR CREEK, LLC – PP-03-005 - Page 8 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. 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. D. Adopt the Recommendation of Nampa & Meridian Irrigation District as follows: 1. Applicant shall apply for a land use change/site application.