HomeMy WebLinkAboutTrailway Park CUP 03-021r agc i va i
Sharon Smith
From: Wendy Kirkpatrick [Idrkpatw~meridiancity.org]
Sent: Thursday, July 03, 2003 1:46 PM
To: Sharon Smith; J. Johnson; Tara Green; Will Berg
Cc: es-beckym~gwest.net
Subject: Trailway Park Recs
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JUL - 3 2003
City Of Meridian
City Clerk OtTice
Sorry about the confusion over the deadline. Please give Council paper copies of the Trailway recs.
Call me with any questions.
Wendy
7/3/2003
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Project Name:
Case No(s).:
Applicant:
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Trailway Park Subdivision
PP-03-011/ AZ-03-010 /CUP-03-021 ~~ ~-° ~~~~
Hillvew Development Corporation, LLC
P&Z Commission Hearing Date: June 5, 2003
Recommendation: Approve with conditions
Summary of Public Hearing:
.IUL - 3 2003
City O£Meridian
City Clerk Office
4 members of the public either testified in opposition or expressed concerns about the
project
• 0 members of the public testified in support of project
Key Commission Changes to Staff Recommendation:
• Recommended exempting applicant from required 3S landscape buffer between the
existing meat packing plant (and lagoons) and the proposed attached family homes
located at the western edge of the proposed subdivision.
• Recommended exempting applicant from dimensional standards (10' pathway with 5'
of gravel on each side of pathway) for the regional pathway recommended by the
Park Department Require Bain
Outstanding Issues for City Council:
• Determine whether applicant should be required to provide a 35' buffer between the
proposed subdivision and existing meat packing plant.
• Determine whether applicant must construct regional pathway to dimensional --
standards recommended by Meridian's Parks Department.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
U5E PERMIT FOR A Planned
Development IN A R-8 ZONE
Trailway Park Subdivision,
Applicant
Case No. CUP- 03-021
RECOMMENDATION TO CITY
COUNCIL
~ RECEIVED
JUL - 3 2003
City Of Meridian
City Clerk Office
1. The property is located on E. Blue Heron Road, north of Fairview Road and E, of North
Meridian Road.
2. The owner of record of the subject property is Raleigh and Dieuw Hawe and Hillview
Development Corporation.
Applicant is Hillview Development Corporation.
4. The subject property is currently zoned RUT. The zoning district of R-8 is defined
within the City of Meridian Zoning and Development Ordinance, Section 11-7-2.
5. The Applicant requests the Conditional Use Permit for Planned Development in an R-8
zone.
6. The Meridian Planning and Zoning Commission recognizes that the proposed application
is in compliance with the Meridian Comprehensive Plan.
The use proposed which is the subject of this will, in fact, constitute a conditional use as
determined by City policy.
8. The Planning and Zoning Commission recognized the concerns of Joint School District
No. 2 ,expressed in his letter dated Apri124, 2003.
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:
Delete items 5 and 6 from of staff's Site Specific Comments for the Preliminary Plat.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR Trailway
Park Subdivision BY Hillview Development Corporation -CUP-03-021 -Page 1
Strike the last sentence from staff comment item 9 from staff s Site Specific Comments
for the Preliminary Plat.
Add the following comments:
Require applicant to work with Mr. Feathergill and the Nampa-Meridian Irrigation
Association to remove the headgate on Mr. Feathergill's property.
Require applicant to put a jungle gym and a slide on tot lot.
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows (changes recommended by the Planning and Zoning Commission are not reflected in
staff recommendations listed below):
SITE SPECIFIC COMMENTS /PRELIMINARY PLAT
Sanitary sewer and water service to this site shall be via main line extensions from the
existing mains adjacent to the property. Applicant will be responsible for constructing the
sewer and water mains to and through this proposed development. Subdivision designer
to coordinate main sizing and routing with the Public Works Department. Applicant shall
retain and protect, or restore the gravel access road over the existing sanitary sewer main
that traverses across the southern boundary of the development. The back lot lines of lots
25 and 27, block 6 need to be adjusted to provide a minimum of 10-feet clearance to the
existing sanitary sewer main.
2. The preliminary plat map indicates that there are at least two ditches within the
boundaries of the development, however no details or notations have been provided to
indicate how they are going to be dealt with. Please provide information.
3. The applicant has indicated that the pressurized irrigation system within this
development, will be owned and maintained by the Nampa & Meridian Irrigation
District. The system is going to be served by an existing NMID pumping facility in the
Fothergill Point Subdivision. The applicant has indicated that they will be upgrading the
capacity of the existing pumping facility to handle the Trailway Park Subdivision.
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, 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.
4. A detailed fencing plan shall be submitted upon application of the final plat. A solid
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR Trailway
Pazk Subdivision BY Hillview Development Corporation- CUP-03-021 -Page 2
fence shall be required around the perimeter of the subdivision unless the City agrees in
writing that such a fence is not required. fencing adjacent to the proposed pazk shall be 4'
in height (to increase the visibility of the park) and depicted in the fencing plan. A note
restricting the fencing adjacent to the pazk shall be added to the Final Plat.
A detailed landscape plan shall be submitted with the final plat application. The detailed
landscape plan shall include a 35' landscape buffer between land uses adjacent to west
side of Block 9. The property located directly west of Block 9 of the proposed
subdivision is used as a manufacturing plant (meat packing), Meridian's City Code
requires that a 3S buffer be created between a manufacturing facility and residential
development.
6. Revise pathway to include 5' of gravel on each side of the pathway. The Meridian Pazks
Department's pathway standards recommend that pathways be constructed with 5' of
gravel on each side of the pathway. The Pazks Department is recommending that these
standards be applied to the pathway in the Trailway Subdivision. A significant reason for
the establishment of these pathway standards is pathway maintenance. The equipment
used to spray the gravel adjacent to the pathway is designed for a pathway with a 5'
gravel shoulder.
7. Add or revise the following preliminary plat notes:
•Add a note to the face of the plat that requires any re-subdivision of this plat to be in
compliance with the most recently approved subdivision standards of the City of Meridian.
•Add a note to the face of the plat that restricts fencing adjacent to the pathways within the
subdivision to being no greater than four feet in height if solid sight-obscuring material is
used for fence construcfion.
8. Ten (10) copies of a revised plat shall be submitted to the City Clerk's Office at least ten
days prior to the next public hearing for this plat.
9. Micro-paths in the following locations:
Extend the proposed pathway to connect with the southeast corner of Lot 2, Block 6 and
E. Willow Brook Dr. This connection will improve the access to the pathway for
residents of the eastern part of the subdivision And provide a micropath through lots 11
and 19 of Block 5 to improve access to the proposed pathway for residents.
10. Change ROW on James Court to 50' per the request of ACHD.
11. Add a Note stating that common lots owned and maintained by the homeowner's
association.
12. Remove existing gravel road from the proposed pazk (Block 9, Lot 3) or integrate gravel
road into the proposed pathway.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR Trailway
Pazk Subdivision BY Hillview Development Corporation -CUP-03-021 -Page 3
13. 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, particularly in the northwest corner of the development. Any drainage
areas (detention/retention basins) 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
chazacteristics 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.
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 wrrections 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. All micro-paths within the proposed subdivision shall be designed in accordance with
MCC 12-13-15 "Micropath Landscaping".
5. A detailed landscape plan, in compliance with the landscape ordinance shall be submitted
for the subdivision with the final plat application.
6. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-
10-8.
7. 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.
8. 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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR Trailway
Pazk Subdivision BY Hillview Development Corporation -CUP-03-021 -Page 4
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.
9. 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.
10. Developer shall coordinate mailbox locations with the Meridian Post Office.
11. 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
maybe used for non-domestic purposes such as landscape irrigation.
12: 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.
13. 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.
C. Adopt the Recommendations of ACHD as follows:
A. Site Specific Conditions of Approval
1. Dedicate 42-feet ofright-of--way on Blue Heron Lane and provide a public right's-of--way
road trust deposit for one-half of a 29-foot street section with curb, gutter and 5-foot
concrete sidewalk, provide 24-feet of pavement as well as the appropriate amount of fill
required to fill the Jackson Drain on Blue Heron Lane (from the west property line to
Eureka Avenue).
2. Construct East James Court (from the West property line to North Eureka Place) as a 40-
foot street section with vertical curb, gutter and 5-foot concrete sidewalk within 60-feet
ofright-of--way, as proposed.
3: Construct East James Court (from North Eureka Place to East Cougar Drive) as a
residential collector with a 36-foot street section with vertical curb, gutter and a detached
4-foot concrete sidewalk (within an easement) within 50-feet ofright-of--way, as
proposed. Front on housing and parking is prohibited on this roadway.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR Trailway
Park Subdivision BY Hillview Development Corporation -CUP-03-021 -Page 5
4. Construct the intemal roadways as 36-foot street sections with curb, gutter and sidewalk
within 50-feet ofright-of--way, as proposed. Construct a 5-foot attached on the majority
of the internal roadways, with the exception of a 4-foot detached sidewalk on East
Cougar Drive (from East Chateau Drive to East Blue Heron Street), James Court (from
North Eureka Avenue to East Cougar Drive) and East Chateau Drive (from East Cougar
Drive to North Grouse Avenue), as proposed.
5. Extend East James Court from the west property line approximately 430-feet north of the
south property line, as proposed.
6. Extend East Willow Brook Drive from the east property line approximately 100-feet
north of the south property line, as proposed.
Extend Blue Heron Street from the east property line approximately 100-feet south of the
north property line, as proposed.
8. Extend Cape cod Way from the north property line approximately 370-feet west of the
east property line, as proposed.
9. Extend North Eureka Avenue from the North property line approximately 100-feet east of
the west property line, as proposed.
10. Extend Blue Heron Lane from the west and north property lines, as proposed.
11. Constmct one cul-de-sac turnazound at the north end of Eureka Place, as proposed.
Provide a minimum turning radius of 45-feet.
12. Construct a cul-de-sac turnaround with a center island located in the southeast comer of
Elbridge Street and Arrow Wood Way, as proposed. Provide a minimum turning radius
of 45-feet and provide a minimum of a 29-foot street section on either side of the
proposed center island. Construct the island a minimum of 4-feet wide to total a
minimum of a 100-square foot area.
13. Construct two knuckles within the subdivision, as proposed. The design shall be
reviewed and approved by ACHD's Development staff.
14. Any proposed landscape islands/medians within the publicright-of--way dedicated by this
plat shall be owned and maintained by a homeowners association. Notes of this shall be
required on the final plat.
15. Direct lot access to this segment of James Court (from the west property line to Cougar
Drive) is prohibited.
16. Comply with all Standard Conditions of Approval.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR Trailway
Pazk Subdivision BY Hillview Development Corporation -CUP-03-021 -Page 6
8. 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 home by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that maybe 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.
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 terrns and condifions of this approval sha116e 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR Trailway
Pazk Subdivision BY Hillview Development Corporation- CUP-03-021 -Page 7
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 awaiver/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.
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. The location of the fire hydrants shall be approved by the Meridian Fire Department and
shall be submitted thru the Public Works Departments.
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 yeaz 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.
This may be an issue during the phasing of the project.
E. Adopt the Recommendation of Nampa & Meridian Irrigation District as follows:
1. Nampa & Meridian Irrigation District requires aland-use change application. All
storm drainage must be retained on site. All lateral and waste ways must be
protected. The Developer must comply with Idaho Code #31-3905.
2. Nampa & Meridian's Jackson Drain courses through the center of the proposed
project. The easement of the Jackson Drain must be protected and any
encroachment without approved plans and a signed license agreement is
unacceptable.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR Trailway
Park Subdivision BY Hillview Development Corporation -CUP-03-021 -Page 8