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HomeMy WebLinkAboutSagelandPrelimPlat RecsRECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Sageland Subdivision BY Quasar Development PP-03-020 Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR Sageland Subdivision Quasar Development, Applicant ) ) ) ) ) ) ) Case No. PP-03-020 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately10.64 acres in size and is generally located at the northeast corner of Locust Grove Road and East Victory Road. 2. The owner(s) of record of the subject property are Charles H. and Vickie A. Richardson 3. Applicant is Quasar Development. 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: as a 39 lot residential subdivision. 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 Matt Schultz , in a letter dated August 15, 2003. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Sageland Subdivision BY Quasar Development PP-03-020 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 Special Recommendations of the Planning and Zoning Commission as follows: 1. Install a swing gate on proposed private street per the recommendation of the Meridian Fire Department. 2. Add 28’ feet of grass crete and subtract 28’ of asphalt from the proposed private street. 3. Add a third bullet on page 10, item 10, to add a note on the plat requiring a cross- access agreement for each set of shared driveways. 4. Add a second bullet on page 10, item 10, to add a note on the plat stating that no sight obscuring fence shall be taller than 4’ in height along the regional pathway, micropaths, or open areas. B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows: 1. Sanitary sewer and water service to this site shall be via main line extensions from existing mains in the area. 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 The developers of the Tuscany Village Subdivision, located at the southwest corner of Victory Road and Locust Grove Road, have proposed to extend the Ten Mile trunk line through their proposed subdivision, rather than following Meridian’s Public Works master plan which shows the Ten Mile Trunk route following Victory Road and Locust Grove. If the Meridian City Council approves this alternate route for the Ten Mile Trunk at their September 9th meeting, sewer will not be readily accessible to the developers of the Sageland Subdivision, and a substantial amount of off-site main would have to be installed by this developer. 2. A permanent pedestrian easement, in favor of the City of Meridian, shall be recorded for the pedestrian pathway prior to the final plat being recorded. The instrument number for the easement shall be referenced on the final plat. The easement shall be sufficient width to cover the 20-foot wide pathway shown. The 10-foot wide hard surfaced pathway shall be constructed and fully improved prior to the issuance of the first Certificate of Occupancy for any building within the subdivision. Additionally, a note shall be added to the face of the final plat indicating the City of Meridian is responsible for the maintenance of the pathway RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Sageland Subdivision BY Quasar Development PP-03-020 Page 3 surface located within the easement. The note shall also indicate who will be responsible for landscaping maintenance within the easement. 3. Underground year-round pressurized irrigation must be provided to all landscape areas on site. The applicant has indicated that the pressurized irrigation system within this development is to be connected to an existing Nampa & Meridian Irrigation District system. If a single-point backup 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 landscape plan shall be submitted with the final plat application. The detailed landscape plan shall include a 6’ wrought iron fence along the western and southern edges of the proposed neighborhood park to make it more difficult for children using the neighborhood park to come into contact with traffic on Locust Grove Road and Victory Road. 5. Revise the proposed Private Street to meet the Private Street standards of Meridian’s Planned Development ordinance. 6. All grading of the site shall be performed in conformance with MCC 11-12- 3H. 7. 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 in April. The initial study indicates that shallow groundwater may 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. 8. Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to MCC 12-13-10-8. 9. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 10. Add or revise the following preliminary plat notes: RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Sageland Subdivision BY Quasar Development PP-03-020 Page 4 •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 stating that no sight-obscuring fence shall be taller than four feet in height. 11. 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. 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 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, 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. 250 and 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. The subject property has a number of mature trees. 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Sageland Subdivision BY Quasar Development PP-03-020 Page 5 Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. 9. Developer shall coordinate mailbox locations with the Meridian Post Office. 10. 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. 11. 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. 12. 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: 1. The Board of Commissioners authorizes the expenditure of available collected impact fees for the purchase of right-of-way dedicated by the applicant, with the applicant constructing a sidewalk as described below. However, if funds cannot be secured, the applicant shall do one of the following: a. Dedicate by donation (or through a development offset agreement whereby the applicant is reimbursed from impact fees to be collected solely from the applicant’s specific development project) a total of 35-feet of right-of-way from centerline (an additional 10-feet of right-of- way) along Victory Road, and construct a minimum 5-foot wide concrete sidewalk along Victory Road, located a minimum of 28-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Victory Road, located a minimum of 28-feet from the centerline of the right- of-way, in an easement provided to the District. c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Victory Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 2. The applicant shall do one of the following: a. Dedicate by donation a total of 35-feet from centerline (an additional 10-feet) of right-of-way along Locust Grove Road, and construct a minimum 5-foot wide concrete sidewalk along Locust Grove Road, located a minimum of 28-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Locust Grove Road, located a minimum of 28-feet from the centerline of the right-of-way, in an easement provided to the District. c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Locust Grove Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 3. Construct West Sagemoor Street to intersect Victory Road approximately 185-feet west of the east property line, as proposed. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Sageland Subdivision BY Quasar Development PP-03-020 Page 6 4. Construct West Sagemoor Street to intersect Locust Grove Road approximately 350-feet north of Victory Road, as proposed. 5. Construct West Sagemoor Street as a 29-foot street section with curb, gutter and detached 5-foot concrete sidewalk with parking on one side of the roadway within 50-feet of right-of-way, as proposed. Parking will be restricted on one side of the roadway and adequate signage will be required. 6. Construct South Savia Place as a 29-foot street section with curb, gutter and sidewalk within 42- feet of right-of-way, a proposed. Parking will be restricted on one side of the roadway and adequate signage will be required. 7. Construct a private road, South Sagemoor Lane, to intesect West Sagemoor Drive approximately 215-feet west of West Sagemoor Street. Terminate the private road at the northern property line of the proposed landscape buffer and install traffic bollards to minimize the connection. 8. If the City of Meridian approves the private road, pave the private roadway a minimum of 20 to 24-feet wide and at least 30-feet into the site beyond the edge of pavement of West Sagemoor Drive and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. Provide a plan showing how the private road grade meets the public road. Street name and stop signs are required for the private road. Verification of the correct, approved name of the road is required. 9. Construct a cul-de-sac turnaround without a center island at the terminus of South Savia Place. Provide a minimum turning radius of 45-feet for the turnaround. 10. Victory Road and Locust Grove Road are classified roadways. Other than the access points that are specifically approved with this application, direct lot access to Locust Grove Road and Victory Road are prohibited. Notes of the lot access restrictions are 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 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Sageland Subdivision BY Quasar Development PP-03-020 Page 7 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. D. Adopt the Meridian Fire Department Recommendations as follows: 1. The project which comprised of single 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. The proposed fire hydrant locations will be submitted to the Public Works for plan review. 4. All roads and fire lanes 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 proposed 39-lot subdivision with an estimated 2.9 residents per household would have a total estimated population of 113residents at build out. 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. 7. The proposed project lies outside the five-minute response zone goal. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a request for Basic Life Support. The budget constraints are typically defined as capital outlay for RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Sageland Subdivision BY Quasar Development PP-03-020 Page 8 facilities that are located within 1.5 miles from a given location and sufficient operational funds to staff the facilities. E. Adopt the Recommendation of Nampa & Meridian Irrigation District as follows: 1. Applicant shall apply for a land use change/site application. 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 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.