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HomeMy WebLinkAboutStapleton Sub PPRECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR STAPLETON SUBDIVISION BY WARDLE & ASSOCIATES – PP-03-019 - Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR STAPLETON SUBDIVISION WARDLE & ASSOCIATES, Applicant ) ) ) ) ) ) ) Case No. PP-03-019 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 5.93 acres in size and is located at 3680 W. Ustick Road. 2. The owner(s) of record of the subject property is Betty Lou Britton, 3680 W. Ustick Road, Meridian, Idaho 83642. 3. Applicant is Jonathan Wardle, Wardle & Associates, 4940 E. Mill Station Drive, Boise, Idaho 83716. 4. The subject property is currently zoned C-N (Neighborhood Business District). There is, however, an application for rezone to R-8 (Medium Density Residential) 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: Forty residential lots, one existing residential lot, and seven common lots on 5.93 acres in an R-8 zone. 8. The Nine Mile Drain is a significant natural feature of major importance that affects the consideration of this application. 9. The Planning and Zoning Commission recognized the concerns of Wendel Bigham, Joint School District No. 2, in a letter dated July 9, 2003; and Ruth Wilkins, 3764 W. Ustick Road, in a letter dated September 15, 2003. The Commission also recognized the concerns of Charles Crane and Rhonda Leighton. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR STAPLETON SUBDIVISION BY WARDLE & ASSOCIATES – PP-03-019 - 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. An Odor, Noise, Dust and Lights Easement, as prepared by Hawley Troxell Ennis & Hawley, LLP, shall be recorded with all lots of the subdivision and shall be a note on the face of the plat. B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows: SITE SPECIFIC COMMENTS (preliminary plat) 1. Sanitary sewer service is proposed to drain to an existing main in Ustick Road. Staff discussed with the applicant the possibility of accessing the sewer trunk line that runs along the east side and parallel with the Nine Mile Drain. If this is not a viable alternative, staff requests that the applicant provide documentation proving this out. By accepting the proposed design, the City would be accepting pipes with less than minimum slopes. 2. Water service to the subdivision will be readily available to the south from Ustick Road. 3. All future right-of way for Ustick Road shall be located on a separate common lot. 4. ACHD has confirmed with the City that the proposed 40-foot right-of-way widths within the subdivision are acceptable. 5. The Applicant shall provide a common driveway easement to serve Lots 8 & 9 and Lots 10 & 11, Block 1 to have these lots conform with MCC 11-9-1. 6. In accordance with Ordinance 12-13-10-8, Applicant shall construct detached sidewalks adjacent to Ustick Road. The minimum width of the parkway area between the future curb and sidewalk is five (5) feet. In any parkway areas less than ten feet wide, tree plantings within the parkways will be restricted to either Class I or Class II trees. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR STAPLETON SUBDIVISION BY WARDLE & ASSOCIATES – PP-03-019 - Page 3 7. The street buffers along Ustick Road shall include 25 feet of landscaping and may be measured from the future back of curb, since detached sidewalks are required. If the right-of-way ends at the back of curb, the width of the landscape buffer common lot shall be at least 30 feet wide to provide a full 25 feet of landscaping exclusive of the sidewalk width. 8. Fencing details shall be submitted with the Final Plat application for perimeter fencing. The perimeter fencing on the east, west and along the Ustick Road landscape buffer will be 6-foot cedar. The fence along the Nine Mile Drain will be a black, powder-coated 6-foot chainlink fence. All fences shall taper down to 3 feet maximum within 20 feet of all right-of-way. Micropath fencing shall be shown per Ordinance 12-13-15-9. 9. Revise the preliminary plat to correct the lot numbering sequences within Block 1. Lot 30 is duplicated and Lot 7 is not contiguous with Lot 6. 10. The preliminary plat shall graphically depict all existing easements of record. If not currently shown, submit a revised plat at least ten days prior to the next public hearing. GENERAL COMMENTS (preliminary plat) 1. Please submit a copy of the Ada County Street Name Committee's final 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-fifty 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. Perimeter fencing shall be required, unless otherwise agreed upon in writing by the Planning Director. No fencing will be permitted within the required landscape buffers. The Applicant shall address the type of fencing planned at the P&Z Commission public hearing. Submit detailed fencing plans for review and approval with submittal of the Final Plat. All required fencing is to be in place prior to issuance of building permits. A letter of credit or cash will be required for these fences prior to signature on the final plat. Perimeter fencing shall be RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR STAPLETON SUBDIVISION BY WARDLE & ASSOCIATES – PP-03-019 - Page 4 installed prior to obtaining building permits. 6. A detailed landscape plan for the common areas, including pathways and types of construction, shall be submitted for review and approval with the submittal of the final plat applications. The plan must include sizes and species of trees, shrubs, berming/swale details, and all proposed ground cover/treatment. 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. 7. 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 irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 8. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Sections 9-1- 4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 9. 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. 10. 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. 11. 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. C. Adopt the Recommendations of ACHD as follows: Site Specific Conditions of Approval RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR STAPLETON SUBDIVISION BY WARDLE & ASSOCIATES – PP-03-019 - Page 5 1. This section of Ustick Road is not listed in the adopted Capital Improvements Plan; therefore, impact fees cannot be used to purchase the right- of-way abutting the site. Right-of-way dedication is not required with this application. If the applicant chooses to dedicate the right-of-way, ACHD will not provide compensation. The applicant shall do one of the following: i. Dedicate by donation an additional 23-feet of right-of-way along Ustick Road (48-feet total from centerline), and construct a minimum 5- foot wide concrete sidewalk along Ustick Road in its ultimate location (minimum 41-feet from centerline). Coordinate the location and elevation of the sidewalk with District staff. The applicant should provide the District with an easement for any portion of the sidewalk that is not located within the right-of-way. The applicant should also be required to obtain a license agreement for any landscaping located in the Ustick Road right-of-way. ii. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Ustick Road in its ultimate location. The sidewalk should be located no closer than 41-feet from the centerline of the right-of-way. Provide the District with an easement for any portion of the sidewalk that is not located within the right-of-way. iii. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Ustick Road, located at the back edge of the existing right-of-way (if feasible). Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 2. Construct the main entrance into the subdivision, Stapleton Avenue, in alignment with Turnberry Way on the south side of Ustick Road, OR offset a minimum of 300-feet (measured centerline to centerline). The street shall be constructed with as a 36-foot street section within 50-feet of right-of-way with curb, gutter and 5-foot wide concrete sidewalks between Ustick Road and Tourist Street as proposed. Stapleton Avenue shall be constructed with 21-foot street sections on either side of the proposed center median. 3. Construct Tourist Street, west of Stapleton Avenue, and Stapleton Avenue, south of Tourist Street, as 36-foot street sections with curb, gutter, and 5-foot wide concrete sidewalks within 50-feet of right-of-way. Provide the District with an easement for any portion of any sidewalk that is not located within the right- of-way. 4. Construct Stapleton Avenue, north of Tourist Street, Tourist Street, east of Stapleton Avenue, and Traveler Street as 29-foot street sections with curb, gutter and 5-foot wide concrete sidewalks, within 42-feet of right-of-way. Sign the streets for “NO PARKING” on one side. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR STAPLETON SUBDIVISION BY WARDLE & ASSOCIATES – PP-03-019 - Page 6 5. Construct District approved turnarounds for Tourist Street, Stapleton Avenue and Traveler Street. The applicant shall submit a design of any non- standard turnaround for review and approval by District Development Division staff. The turnarounds shall have a minimum 18-foot radius and a minimum right-of-way width of 42-feet. 6. Construct Tourist Street to the west property line, as proposed. Install a sign at the terminus of the roadway stating that, “THIS ROAD WILL BE EXTENDED IN THE FUTURE”. Coordinate the sign plan for the stub street with District staff. 7. Pave the existing driveways their full width and at least 30-feet into the site beyond the edge of pavement. 8. Any 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. 9. Other than the access points specifically approved with this application (Stapleton Avenue & existing driveways), direct lot or parcel access to Ustick Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat(s). The existing driveways are approved with the current use only. 10. 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 RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR STAPLETON SUBDIVISION BY WARDLE & ASSOCIATES – PP-03-019 - Page 7 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. 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. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for a duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400’ apart. 2. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR STAPLETON SUBDIVISION BY WARDLE & ASSOCIATES – PP-03-019 - Page 8 3. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 4. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. 5. All radii shall be 28’ inside and 48’ outside radius for all internal roads. 6. The roadways shall be built to Ada County Highway Standards with a minimum clear street width of 20’. All 29’ wide streets shall have restricted parking to one side. All 33’ wide street sections shall also be posted no parking on one side to prevent encroachment on the required clear width of 20’. UFC 902.2.1 7. The proposed 40-lot subdivision with an estimated 2.8 residents per household would have a total estimated population of 115 residents 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. 8. The Meridian Fire Department would support the strict application of the International Building Code for side yard setbacks with no variances. This would limit the potential fire spread from building to building in those blocks. 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR STAPLETON SUBDIVISION BY WARDLE & ASSOCIATES – PP-03-019 - Page 9 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. G. Adopt the Recommendations of the Meridian Water Department as follows: 1. Fire hydrants must not conflict with the driveways due to the smaller lot size’s.