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HomeMy WebLinkAboutClearbrook Estates PPRECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR CLEARBROOK ESTATES SUBDIVISION BY R. K. DEVELOPMENT, LLC – PP-03-007 - Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR CLEARBROOK ESTATES R. K. DEVELOPMENT, LLC, Applicant ) ) ) ) ) ) ) Case No. PP-03-007 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 11.65 acres in size and is generally located on the west side of N. Meridian Road, 1/3 mile south of W. Ustick Road. 2. The owner(s) of record of the subject property is Donald McCord, 120 Vanderbilt Drive, Lexington, KY. 3. Applicant is R. K. Development, LLC, P.O. Box 6290, Boise, Idaho 83707. 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 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 36 building lots on 11.65 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 Christopher Broer, in a letter received by the City on June 5, 2003. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR CLEARBROOK ESTATES SUBDIVISION BY R. K. DEVELOPMENT, LLC – PP-03-007 - Page 2 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 modified by the Planning & Zoning Commission, as follows: CONDITIONS OF APPROVAL (PRELIMINARY PLAT) 1. The pathway is approved as a 10-foot wide asphalt pathway. Pathway shall be constructed prior to any occupancy in the subdivision. Applicant should work with the City Parks Dept. to acquire the necessary approvals through the City’s Master Pathway Agreement with the Nampa Meridian Irrigation District (NMID). Applicant shall conform to the Park’s Dept. standards for construction of the pathway. The Homeowner’s Association is responsible for maintenance of all landscaping adjacent to the pathway. 2. Add a note to the plat granting an easement in favor of the City of Meridian on the lot that contains the pathway. Said lot is not numbered on the original preliminary plat, but should be made lot 22. 3. Revise the plat to correctly show the NMID easement along the South Slough. Applicant shall verify the location of the easement in relation to the proposed lots. Revise the lot lines if necessary or submit an encroachment agreement for any area of encroachment. Back lot lines shall be at the easement or encroachment line. 4. Ordinance 12-13-15-3 requires a landscape strip of at least five feet wide on both sides of the proposed micropaths. Applicant shall modify the micropaths to allow at least 5 feet between the path surface and any adjacent fence. 5. Ordinance 12-13-15-4 requires at least 1 tree per 35 lineal feet adjacent to all micropaths. Revise the landscape plan to meet this requirement. 6. Four-foot solid wood fencing is approved as proposed adjacent to the South Slough Pathway. Similar fencing is required adjacent to all micropaths in the subdivision and is the responsibility of the developer per Ordinance 12-13-15- 9. Add a note to the plat detailing the fence height restrictions for all affected lots. Submit a revised fencing plan with the final plat. 7. All areas being counted toward the 5% open space requirement shall be free of “wet ponds” or other such nuisances. All stormwater detention facilities RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR CLEARBROOK ESTATES SUBDIVISION BY R. K. DEVELOPMENT, LLC – PP-03-007 - Page 3 incorporated into the required open space are subject to Ordinance 12-13-14 and shall be fully vegetated with grass and trees, as depicted on the submitted landscape plans. 8. Please submit up-to-date groundwater monitoring report to the Public Works Department for review. The report submitted with the application only identifies the groundwater elevation on the day the test holes were dug. No monitoring ports were installed for on going monitoring of the groundwater elevation. The initial study indicates that shallow groundwater will 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 normal groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above groundwater. 9. Revise note #1 to name all common lots in the subdivision to be owned and maintained by the homeowners association, including Lots 1, 6, 13, 21, and 22, Block 1; Lot 1, Block 3; and Lot 1, Block 4. 10. Sanitary sewer service to this site shall be via main line extensions from mains installed adjacent to the property. 11. Domestic water service to this site shall be via main line extensions from mains installed adjacent to the property. 12.The applicant has indicated that the pressurized irrigation system within this development is to be 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. 13. All grading of the site shall be performed in conformance with MCC 11-12- 3H. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR CLEARBROOK ESTATES SUBDIVISION BY R. K. DEVELOPMENT, LLC – PP-03-007 - Page 4 14. Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to MCC 12-13-10-8. 15. Please submit with the final plat application 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. 16. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 17. 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. 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 mitigated. 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. All stormwater retention ponds shall either drain to the South Slough or have signage stating: Danger, play at your own risk—or words to that effect. 21. This development shall be subject to sanitary sewer latecomers fees to reimburse those responsible for bringing sanitary sewer service to this area. The latecomers fees shall be due and payable prior to City of Meridian endorsement on the final plat map. The current fee is $283.15 per dwelling unit. This fee is adjusted annually on October 1st, at a rate of 4.0% per annum. 22. Applicant shall submit 10 copies of revised plat and landscape/fencing plans prior to the next public hearing on this application. B. Adopt the Recommendations of ACHD as follows: Site Specific Conditions of Approval RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR CLEARBROOK ESTATES SUBDIVISION BY R. K. DEVELOPMENT, LLC – PP-03-007 - Page 5 1. Construct Clearbrook Court intersecting Meridian Road approximately 310-feet north of the intersection of West Claire Lane. This location meets District policy to align or offset a minimum of 300-feet and shall be approved with this application. 2. Construct Clearbrook Court as a 36-feet street section with curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way as proposed. This street section meets District policy and shall be approved with this application. 3. Construct an ACHD approved turnaround at the terminus of Clearbrook Court and provide a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Submit a design of the turnaround for review and approval by District staff. 4. Construct Northwest 3rd Avenue as a 29-feet street section with curb, gutter and 5-foot concrete sidewalk within 42-feet of right-of-way. Policy restricts parking on reduced street sections and shall be signed accordingly. 5. Replace unused curb cuts on Meridian Road with standard curb, gutter and concrete sidewalk to match existing improvements. 6. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. 7. Other than the access point specifically approved with this application, direct lot or parcel access to Meridian 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR CLEARBROOK ESTATES SUBDIVISION BY R. K. DEVELOPMENT, LLC – PP-03-007 - Page 6 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. 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: RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR CLEARBROOK ESTATES SUBDIVISION BY R. K. DEVELOPMENT, LLC – PP-03-007 - Page 7 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. 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. 6. Provide an approved turnaround for all streets greater than 150’ in length that have no outlet. It appears that the plan as submitted with a snoopy turnaround meets this requirement. 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.