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HomeMy WebLinkAboutHighgate CUPRECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR HIGHGATE SUBDIVISION BY HARRIS HOMES LLC – CUP-03-039 - Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR A CONDITIONAL USE PERMIT FOR 74 SINGLE FAMILY RESIDENTIAL PLANNED DEVELOPMENT WITH A MIX OF ATTACHED AND DETACHED HOUSING ON 15.68 ACRES IN A PROPOSED R-8 ZONE FOR HIGHGATE SUBDIVISION Harris Homes LLC, Applicant ) ) ) ) ) ) ) Case No. CUP-03-039 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 15.68 acres in size and is generally located on the east side of Meridian Road, approximately ¼ mile south of Ustick Road, Meridian. 2. The Moyle Family Trust is the current property owner and they have submitted either notarized consent for the subject applications. 3. Applicant is Harris Homes, LLC. 4. The subject property is currently zoned RUT (Ada County) and consists of agricultural land and rural residences. There is, however, an application for annexation and zoning to R-8 zone 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 Area of Impact of the City of Meridian and contiguous with existing city limits. 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: 74 building lots & 10 other lots on 15.68 acres. 8. There are significant trees along the canal that affect the consideration of this application. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR HIGHGATE SUBDIVISION BY HARRIS HOMES LLC – CUP-03-039 - Page 2 RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the conditional use permit 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 P&Z Commission, as follows: 1. Applicant shall meet all of the requirements of the annexation and preliminary plat as a condition of the Conditional Use Permit. 2. The issue of waiving to the requirement to tile the Oneweiler Lateral will be addressed with the final plat for Highgate Subdivision. The South Slough is not required to be tiled. 3. A public easement shall be recorded across the lot containing the proposed pathway prior to signature on the final plat. 4. All stormwater detention facilities are subject to Ordinance 12-13-14 and shall be fully vegetated with grass and trees, as depicted on the submitted landscape plans. No such facilities shall be designed as “wet ponds” with a sealed base that does not allow water penetration. 5. All existing trees greater than 4” caliper shall be retained and protected, including all existing trees along the canals. Any such tree removed from the site shall be mitigated for per City ordinances, unless the City Arborist has made a written determination that such trees may be removed without mitigation. 6. Applicant shall submit a revised landscape plan that depicts all existing trees greater than 4” caliper to be removed and all stormwater facilities, including Lot 15, Block 3. The revised landscape plan shall also depict all required mitigation trees. 7. The modified development standards, including reduced lot sizes, reduced frontage requirements, reduced setbacks, reduced minimum house size and exceeding block length requirements, are approved as depicted on the approved site plan, except as follows: Street side setbacks shall at least 15 feet and front setbacks for garages shall be at least 20 feet. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR HIGHGATE SUBDIVISION BY HARRIS HOMES LLC – CUP-03-039 - Page 3 8. The following amenities are required as part of the planned development: a tot lot on Lot 4, Block 5, a pathway and landscaping along the Onwieler Lateral, and open spaces as depicted on the approved site plan. 9. All development shall comply with the Americans with Disabilities Act and the Fair Housing Act. 10. Applicant shall submit 15 copies of a revised preliminary plat/site plan and landscape plan in conformance with this report and the direction of the Planning & Zoning Commission at least 10 days prior to the next hearing on this application. B. Adopt the Recommendations of ACHD as follows: 1. Close the existing driveway with standard curb, gutter and sidewalk to match existing improvements. 2. Construct one public roadway into the site from Meridian Road, as proposed, in alignment with Claire Street on the west side of the roadway. 3. The submitted design proposes a 78-degree intersection angle. The applicant shall work with staff to increase the angle of the intersection. 4. All public street shall meet the 125-foot offset requirement. A modification of policy is approved for the Richter Avenue/Southgate Avenue offset of approximately 100-feet. 5. Construct all of the internal streets as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks within 50-feet of right-of-way, as proposed. 6. Extend Richter Avenue into the site at the north property line between Lot 5, Block 2 and Lot 1, Block 4, as proposed. 7. Extend Baldwin Street into the site at the east property line between Lo 1, Block 6 and Lot 36, Block 3, as proposed. 8. Construct a stub street to the 6-acre parcel north of the site, between Lot 1, Block 6 and Lot 29, Block 4, as proposed. Install a sign at the terminus of the roadway stating that “THIS ROAD WILL BE EXTENDED IN THE FUTURE”. 9. Center islands shall be designed with 21-foot street sections on either side of the center island. The applicant shall dedicate sufficient right-of-way on either side of an island. Coordinate the size and design of the center island with traffic services staff. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR HIGHGATE SUBDIVISION BY HARRIS HOMES LLC – CUP-03-039 - Page 4 10. Any proposed landscape islands/medians within the public right-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. 11. 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 Construction Services at 387-6280 (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. 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. 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 CONDITIONAL USE PERMIT FOR HIGHGATE SUBDIVISION BY HARRIS HOMES LLC – CUP-03-039 - Page 5 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: 1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400’ apart. 1997 UFC Appendix III-A 2. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department which will be submitted to the Public Works Department. All curbing in front of fire hydrants shall be painted red for 10’ on each side of the installation. 4. All roads shall have a turning radius of 28’ inside and 48’ outside. 5. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3 6. 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. 7. The proposed 74-lot subdivision with an estimated 2.9 residents per household would have a total estimated population of 214 residents at build out. The Meridian Fire Department has experienced 2069 responses in the year 2000 and 2251 calls for service in 2001. 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. 8. 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 RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR HIGHGATE SUBDIVISION BY HARRIS HOMES LLC – CUP-03-039 - Page 6 safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer. D. Adopt the Recommendation of Nampa & Meridian Irrigation District as follows: 1. Applicant shall file a Land Use Application prior to final platting. All laterals and waste ways must be protected. The District’s Finch Lateral courses along the south boundary. This easement must be protected and any encroachment without a signed License Agreement and approved plan, before any construction is started, is unacceptable. All municipal surface drainage must be retained on stie. If any surface drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. Please contact Donna Moore at 466-7861 for further information. 2. The developer must comply with Idaho Code 31-3805. It is recommended that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. 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. F. Adopt the Recommendations of the Meridian Parks Department as follows: 1. Construct pathway to recommended pathway standards.