HomeMy WebLinkAboutBirchstone Creek PP 03-008ra~c i ~L t
Sharon Smith
From: Brad Hawkins-Clark [hawldnsb~merikiiancity.org]
Sent: Thursday, July 03, 2003 11:51 AM
To: 'Sharon Smith'; 'Jessica Johnson'; greent~ci.meridian.id.us
Cc: TAarlene St. George'; Shawn Nickel; bergw~c.meddian.id.us
Subject: Birthstone Creek Recs
Clerk's Office:
I~FC~IVE~
JUL-32003
City Of Meridian
City Clerk Office
Attached please find the P&Z Commission Recommendations to City Council for Birthstone Creek AZ and PP.
Also, please note that the P&Z Department is now preparing a 1-2 page summary of all PB~Z Commission
hearings which will accompany all formal Recommendations. The purpose of the summary/cover sheet is to
highlight ouistanding issues and help the councl understand what testimony was given in support of and/or in
opposition to the applications. Please make sure the attached 1-page summary is included with these Recs.
Thank you,
Brad H-C
7/3/2003
~./YIEYllr~latl ~ STAFF SUMMARY
~, ~~.,t~~ ~ OF
~~-y ,a PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name: Birchstone Creek Subdivision ~~ ~~ ~~~
Case No(s).: AZ-03-008 & PP-03-008 JiJL - ~ Zp03
Applicant: Centennial Development, LLC Cyity Of Meridian
City Clerk Office
P&Z Commission Hearing Date: June 5, 2003
Recommendation: Approve with conditions (both AZ and PP)
Summary of Public Hearing:
• 0 members of the public testified in opposition
• 0 members of the public testified in support of project
• Developer held a neighborhood meeting prior to P&Z hearing. Three property owners
attended and applicant stated they were in support of the applications.
• Applicant presented a revised plat at the hearing which complied with all of staff s
recommended changes.
Key Commission Changes to Staff Recommendation:
• Require Bain outpazcel on north boundazy to be platted as a lot within the subdivision
Outstanding Issues for City Council:
• Determine if the minimum 5% open space requirement can be met with a
combination of subdivision common lots (owned by the Homeowner's Association)
and a future school lot (owned by the school district).
The Staff and Commission recommended a Variance application be submitted,
requesting the private open space requirement be fulfilled with a combination of
private and public land. MCC 12-13-16 requires all open space be on a common lot
and accessible by all residents. However, the Planning Director recommends the
Applicant not use the variance method and, alternatively, address this issue with the
City Council during the public hearing.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. PP-03-008
REQUEST FOR PRELIMINARY )
PLAT FOR BIRCHSTONE CREEK ) RECOMMENDATION TO CITY
SUBDIVISION COUNCIL REC
j
EIVED
Centennial Development, LLC,
A
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pp
cant )
City Of Meridian
City Clerk Office
1. The property is approximately 34.52 acres in size and is generally located at the
northwest comer of Ustick Road and Black Cat Road.
2. The owner(s) of record of the subject property are Marcia A. Bain Trust and
Marcia A. Bain and Del L. Bain.
3. Applicant is Centennial Development, LLC.
4. The subject property is currently zoned RUT. There is, however, an application
for annexation and zoning 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:
901ot, single family detached, residential subdivision.
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
BIRCHSTONE CREEK SUBDIVISION BY CENTENNIAL DEVELOPMENT, LLC - Page 1
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. The outparcel on the north boundary (Ada County Parcel No. 50433449100) shall
be included as a lot within the Birthstone Creek Subdivision.
2. Lots 5-9, Block 5, adjacent to the Eight Mile Lateral, shall be required to provide
a consistent landscape treatment on or adjacent to the non-combustible Eight Mile
fence to provide a consistent appearance from Ustick Road.
3. Applicant shall revise the Preliminary Plat to correct the lot numbers in Block 6 to
eliminate the duplicate lot number 7.
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
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 the entire Black Cat Road frontage.) Applicant
shall coordinate main sizing and routing with the Public Works Department.
Provision for a water main loop will be required into the school site.
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 is proposed via the existing lift station within the Ashford Greens
Subdivision. This station pumps to an existing gravity sewer main located in
Ustick Road. The applicant shall be responsible for any and all costs associated
with any upgrades, to the City of Meridian's standards and specifications,
necessary for this project. The applicant will be responsible to construct lateral
sewer mains to and through this proposed development. The subdivision designer
to coordinate main sizing and routing with the Public Works Department. This
development shall be subject to the Ashford Greens ewer latecomers fees. In lieu
of installing the 42" dry line sewer in Black Cat Road, a Black Cat trunk
development fee of $1,500.00 per dwelling unit shall be assessed against this
development. Payment of the trunk development fees and latecomer fees are
required prior to signature on the final plat for each phase by the City Engineer.
Water service shall be from mains installed adjacent to the project site.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
BIRCHSTONE CREEK SUBDIVISION BY CENTENNIAL DEVELOPMENT, LLC - Page 2
3. The applicant has not indicated who will own and maintain the pressurized
irrigation system within this development, nor has the system been shown on the
preliminary plat. If the pressurized irrigation system within this development is to
remain a private Homeowners Association system, complete plans and
specificafions 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, asingle-
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. Show the pressurized irrigation system, including the
source facilities, on the preliminary plat map.
4. A detailed fencing plan shall be submitted upon application of the final plat.
Fencing adjacent to micropaths shall be constructed by the developer, in
accordance with the Landscape Ordinance (MCC12-13-15-9). A solid fence shall
be required along the north boundary of the subdivision, unless the City agrees in
writing that such a fence is not required. Fencing adjacent to the Eight Mile
Lateral on the west and south boundaries of the subdivision shall be open vision
and non- combustible, unless the City otherwise agrees in writing.
5. Anew paved micropath shall be extended through Block 6 in the general area of
lots 13 and 14 to accommodate sanitary sewer extension to the future school lot.
6. 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..
7. Add or revise the following preliminary plat notes:
(5.)All interior water mains shall be 8"GJ, and exterior mains shall be 12"O
unless otherwise shown or reauired during detailed plan review.
(6.)Pressurized irrigation system to be }>~e~ided owned and operated bv?
(10.) All fencine adjacent to microroath lots and internal omen-space/drainaee
lots shall be limited to four-feet (4') in height if constructed of a solid sight
obscurine material.
(11.) Direct lot access to Black Cat Road and Ustick Road shall be prohibited
unless specifically permitted by ACHD and the City of Meridian
L12.) Any re-subdivision of this plat shall be in compliance with the most
recently approved subdivision standards of the City of Meridian
(13.1 A note shall be added to the plat statine that this subdivision is subiect to
the terms of the Right to Farm Act ertainin tg o adjacent agricultural parcels
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
BIRCHSTONE CREEK SUBDIVISION BY CENTENNIAL DEVELOPMENT, LLC - Page 3
8. Any drainage azeas (detension/retension 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.
9. A detailed landscape plan, in compliance with the landscape ordinance, shall be
submitted with the Final Plat application(s).
10. Graphically depict any FEMA flood plain boundaries. Note restrictions
associated with the flood zone on the face of the preliminary plat.
11. In lieu of installing the 42" dry line sewer in Black Cat Road, a Black Cat trunk
development fee of $1,500.00 per dwelling unit shall be assessed against this
development.
12. Amend the western terminus of Alderstone Street to provide a public cul-de-sac,
designed to meet Fire Department and ACRD turnazound and access standards.
13. Lot 7, Block 2 does not meet the minimum street frontage requirement on the
Beechstone Street frontage. Either adjust the lot frontage to conform to the
minimum 65-foot frontage, or place an arrow on the lot to signify the front of the
lot/house towards Maplestone Avenue.
14. Revise the preliminary plat to show how the existing supply/drainage ditches that
are within the boundaries of the subdivision are to be treated (ie. piped,
abandoned, etc.) Show all existing and proposed easements for these ditches.
15. Please submit revised conceptual engineering sewer profiles to the Public Works
Department for the alignment as submitted on the 4/21/03 plans.
16. Applicant has indicated that surface storm water is to be managed by sub-surface
disposal facilities, however nothing has been shown graphically on the
preliminary plat map. Please revise the plat to show flow directions, and location
of proposed facilities.
17. The applicant has submitted a memorandum from Geo Engineers stating
groundwater was not encountered within 12 feet of the surface. All drainage
azeas (detention/retentionbasfns) must be designed to ensure that water is retained
only during 100-yeaz 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
BIRCHSTONE CREEK SUBDIVISION BY CENTENNIAL DEVELOPMENT, LLC - Page 4
GENERAL COMMENTS
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 imgation/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:
1. The applicant shall choose one of the following options:
i. Dedicate by donation an additiona123-feet ofright-of--way along Ustick
Road and Black Cat Road, and construct a minimum 5-foot wide concrete
sidewallc along Ustick Road and Black Cat Road, located a minimum of
41-feet from the centerline of the right-of--way.
ii. Do not dedicate additional right-of--way, but construct a minimum 5-foot
wide concrete sidewalk along Ustick Road and Black Cat Road, located a
minimum of 41-feet from the centerline of the right-of--way, in an
easement provided to the District.
iii. Do not dedicate additional right-of--way, but construct a minimum 5-foot
wide concrete sidewalk along Ustick Road and Black Cat Road, located at
the back edge of the existing right-of--way. Accomplish all necessary
adjustments to properly accommodate existing drainage and utilities.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
BIRCHSTONE CREEK SUBDIVISION BY CENTENNIAL DEVELOPMENT, LLC - Page 5
2. Construct Red Birch Avenue to intersect with Ustick Road and align or
offset Sweetwood Drive a minimum of 300-feet (measured centerline to
centerline).
3. Construct Birthstone Street (a residential collector roadway) to intersect
Black Cat Road approximately 660-feet north of Ustick Road, as
proposed.
4. Align the intersections of Willowstone Street/Red Birch Avenue and
Alderstone Street/Red Birch Avenue or provide a minimum offset of 125-
feet (measured centerline to centerline).
5. Align Red Birch Avenue and Oakstone Avenue (neaz Pinestone Street) or
provide a minimum offset of 125-feet (measured centerline to centerline).
6. Align Red Birch Avenue and Oakstone Avenue (near Aspen Street) or
provide a minimum offset of 125-feet (measured centerline to centerline).
Construct Red Birch Avenue (from Ustick Road to Pinestone Street) as a
residential collector roadway with a 36-foot street section with vertical
curb, gutter and 5-foot sidewalk within 50-feet of right,of--way, as
proposed. This roadway shall have no front-on housing and parking is
prohibited. Coordinate the signage Program with District staff.
8. Construct Birthstone Street from Black Cat Road to Elmstone Avenue as
a residential collector roadway with a 36-foot street section with vertical
curb, gutter and 5-foot sidewalk within 50-feet ofright-of--way, as
proposed. This roadway shall have no front-on housing and parking is
prohibited. Coordinate the signage Program with District staff.
9. Construct the remainder of the internal roadways as 36-foot street sections
with rolled curb, gutter and 5-foot concrete sidewalk within 50-feet of
right-of--way, as proposed.
10. Provide an easement through the common lot(s) on Alderstone Street or
Red Birch Avenue for the out parcel that is located on Ustick Road.
11. Construct Alderstone Street as a stub street to the west property line
approximately 170-feet north of Ustick Road, as proposed. Construct
Alderstone Street as a stub street to the west property line (ensuring that a
stub street will be available in the future if it is desired) with a permanent
cul-de-sac turnaround constructed at the terminus of the roadway with a
sign stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
BIRCHSTONE CREEK SUBDIVISION BY CENTENNIAL DEVELOPMENT, LLC - Page 6
12. Construct Ashston Avenue as a stub street to the north property line
approximately 340-feet west of Black Cat Road, as proposed. Install a
barricade or bollards at the terminus of the roadway with a sign stating
that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
13. Provide a minimum fuming radius of 45-feet for all cul-de-sac
tumazounds.
14. Construct four (4) knuckles within the subdivision, as proposed.
15. Other than the access points specifically approved with this application,
direct lot access to Ustick Road and Black Cat Road is prohibited.
16. Other than the access points specifically approved with this application,
direct lot access and parking will be prohibited on Red Birch Avenue
(from Ustick Road to Pinestone Street) and Birchstone Street (from Black
Cat Road to Elmstone Avenue).
17. Comply with all Standard Conditions of Approval.
D. Adopt the Meridian Fire Department Recommendations as follows:
1. That afire-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 amtingent 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 yeaz 2000.
6. Provide an approved turnaround for all streets greater than 150' in length that have no
outlet. It appeazs that the plan as submitted with a snoopy turnazound meets this
requirement.
E. Adopt the Recommendation of Nampa & Meridian Irrigation District as follows:
1. Applicant shall apply for a land use change/site application.
2. All storm drainage must be retained on site.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
BIRCHSTONE CREEK SUBDIVISION BY CENTENNIAL DEVELOPMENT, LLC - Page 7
3. All laterals and wasteways must be protected. The Developer must comply
with Idaho Code 31-3805.
4. NMID recommends that Irrigation be made available.
F. 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 subrnitted.
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
BIRCHSTONE CREEK SUBDIVISION BY CENTENNIAL DEVELOPMENT, LLC - Page 8