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HomeMy WebLinkAboutDevon Park No. 2 RecsRECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Devon Park No. 2 BY Fairview lakes LLC - Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR Devon Park No. 2 Subdivision Fairview Lakes LLC., Applicant ) ) ) ) ) ) ) Case No. PP—03-006 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 10.17 acres in size and is generally located on the north side of Fairview Avenue, approximately ½ mile west of Locust Grove. 2. The owner(s) of record of the subject property is Fairview Lakes, LLC. 3. Applicant is Fairview Lakes, LLC. 4. The subject property is currently zoned C-N and R-4. The zoning of C-N and 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: 17 lot commercial subdivision. 8. There are no significant or scenic features of major importance that affect the consideration of this application. 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: RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Devon Park No. 2 BY Fairview lakes LLC - Page 2 A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows: 1. 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 not indicated who will own and maintain the pressurized irrigation system within this development. Please revise the plat to show how the system is going to be served (ie 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. Add or revise the following preliminary plat notes: (10.) Any re-subdivision of this plat shall be in compliance with the most recently approved subdivision standards of the City of Meridian. (11.) The common lots within the subdivision shall be maintained by the Business Owners Association. (12.) All development within this subdivision shall be in accordance with Conditional use Permit File No. CUP-03-014 (13.) Underground pressurized irrigation within this development shall be provided through a system to be owned and maintained by_---------------------- --. 4. Please submit all updated groundwater/soils monitoring data to the Public Works Department for review. The original study report indicates that shallow groundwater may be a factor. All 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. 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 RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Devon Park No. 2 BY Fairview lakes LLC - Page 3 normal groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above groundwater. 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 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). 7. A drainage plan designed by a State of Idaho 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 is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. 8. 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. 9. Coordinate fire hydrant placement with the City of Meridian Public Works Department and the City of Meridian Fire Department. 10. 250-watt and 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. B. Adopt the Recommendations of the Ada County Highway District as follows: C. Site Specific Conditions of Approval 1. The applicant shall do one of the following: Dedicate by donation an additional 5-feet of right-of-way along Fairview Avenue, and construct a minimum 5-foot wide concrete sidewalk along Fairview Avenue, located a minimum of 53-feet from the centerline of the right-of-way. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Devon Park No. 2 BY Fairview lakes LLC - Page 4 Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Fairview Avenue, located a minimum of 53-feet from the centerline of the right-of-way, in an easement provided to the District. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Fairview Avenue, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 2. Construct and install the signal and any related roadway improvements that are necessary for the proposed signal at the intersection of Fairview Avenue and the commercial/industrial roadway that extends north into the site. 3. Construct a commercial/industrial roadway that intersects with Fairview Avenue 310-feet east of the west property line, as proposed. 4. 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. 5. Construct a 30-foot wide driveway to intersect Fairview Avenue approximately 205-feet west of the east property line, as proposed. 6. Construct a 25-foot wide driveway to intersect the commercial/industrial roadway approximately 54-feet north of Fairview Avenue, as proposed. 7. Construct two 17-foot wide driveway to intersect the commercial/industrial roadway approximately 175-feet north of Fairview Avenue, as proposed. 8. Construct a 21-foot wide driveway to intersect the commercial/industrial roadway approximately 235-feet north of Fairview Avenue, as proposed. 9. 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. 10. Construct a driveway with a maximum width of 35-feet to extend directly north of the commercial/industrial roadway and proposed to intersect the northern portion of the cul-de-sac. 11. Construct a 27-foot wide driveway to intersect the commercial/industrial roadway that runs east and west and is proposed to be located approximately 50-feet east of the commercial/industrial roadway that extends from Fairview Avenue to the north, as proposed. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Devon Park No. 2 BY Fairview lakes LLC - Page 5 12. Construct a 20-foot wide driveway to intersect the commercial/industrial roadway that runs east and west and is proposed to be located approximately 255-feet east of the commercial/industrial roadway that extends from Fairview Avenue to the north, as proposed. 13. Construct a 25-foot driveway to intersect the commercial/industrial roadway that runs east and west and is proposed to be located approximately 430-feet east of the commercial/industrial roadway that extends from Fairview Avenue to the north, as proposed. 14. Construct a 30-foot wide driveway located on the east side of the commercial/industrial roadway just north of the proposed roundabout, as proposed. 15. Construct a 30-foot wide driveway located on the west side of the commercial/industrial roadway just north of the proposed roundabout, as proposed. 16. Construct a 30-foot wide driveway located on the east side of the commercial/industrial roadway approximately 160-feet north of the proposed roundabout, as proposed. 17. Construct a 30-foot wide driveway located on the west side of the commercial/industrial roadway approximately 160-feet north of the proposed roundabout, as proposed. 18. Pave the driveways their full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge. 19. 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. 20. Terminate Clarene Street at its current location and construct bollards for emergency access only, as proposed. 21. Enter into a license agreement for the maintenance of the hammerhead turnaround on Clarene Street due to the fact that the District will be unable to access the turnaround. 22. Provide a permanent “hammerhead” easement to the District at the terminus of the commercial/industrial roadway and provide documentation to the District showing that this configuration has been reviewed and approved by the Meridian Fire Department. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Devon Park No. 2 BY Fairview lakes LLC - Page 6 23. Construct a roundabout within the commercial/industrial roadway approximately 530-feet north of Fairview Avenue. Design the roundabout with a minimum of 21-foot street sections on either side of the center island. Dedicate sufficient right-of-way on either side of an island. Coordinate the size and design of the roundabout with traffic services staff. 24. Comply with all Standard Conditions of Approval. D. 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 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. 5. 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Devon Park No. 2 BY Fairview lakes LLC - Page 7 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 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. 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 III-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 of 20’ available at all times. The typical street width of 33’ will be allowed to have parking on both sides. The typical street with a minimum width of 29’ 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 RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Devon Park No. 2 BY Fairview lakes LLC - Page 8 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 17-lot subdivision will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volume. 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.