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HomeMy WebLinkAboutBear Ck 8 PPRECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR BEAR CREEK NO. 8 BY BEAR CREEK, LLC – PP-03-021 - Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR BEAR CREEK NO. 8 Bear Creek, LLC, Applicant ) ) ) ) ) ) ) Case No. PP-03-021 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 13.85 acres in size and is generally located north of West Victory Road and East of S. Stoddard Road. 2. The owner(s) of record of the subject property is Bear Creek, LLC. 3. Applicant is Bear Creek, LLC. 4. The subject property is currently zoned R-4 and 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: 46-lot, single family residential 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: A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows: 1. Sanitary sewer service to this site shall be via main line extensions from mains installed in the Bear Creek Subdivision. The applicant shall be required to extend RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR BEAR CREEK NO. 8 BY BEAR CREEK, LLC – PP-03-021 - Page 2 sewer mains to and through the proposed development, thereby making them available to the adjacent properties. Applicant shall coordinate main sizing and routing with the Public Works Department. 2. Domestic water service to this site shall be via main line extensions from mains installed 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. Applicant shall coordinate main sizing and routing with the Public Works Department. 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. The fencing plan shown on Sheet L-2, dated 6-12-03, appears to comply with MCC standards. Applicant shall submit a detailed plan for further review and approval with the final plat application. 5. A revised preliminary plat, complying with MCC 12-13-16-2 regarding open space, shall be submitted at least ten (10) days prior to the City Council hearing. 6. A detailed landscaping plan, in accordance with MCC 12-13 and with Condition #5 above, shall be submitted with the final plat application. 7. Applicant shall ensure that ACHD’s minimum street widths for through lanes and parking lanes are met on S. Bear Claw Way in front of Lot 8, Block 23 or Lot 29, Block 12. GENERAL CONDITIONS - PRELIMINARY PLAT 1. All grading of the site shall be performed in conformance with MCC 11-12-3H. 2. Sidewalks shall be installed within the subdivision pursuant to MCC 12-13-10-8. 3. 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR BEAR CREEK NO. 8 BY BEAR CREEK, LLC – PP-03-021 - Page 3 4. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 5. 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. 6. 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. 7. 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. 8. 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. 9. 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: Applicant shall comply with the Site Specific and Standard Conditions of Approval, as listed in the ACHD report dated July 22, 2003 by Joyce Newton. C. Adopt the Recommendation of Nampa & Meridian Irrigation District as follows: 1. Applicant shall apply for a land use change/site application. All laterals and waste ways must be protected. All municipal drainage must be retained on site. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR BEAR CREEK NO. 8 BY BEAR CREEK, LLC – PP-03-021 - Page 4 D. 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.