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HomeMy WebLinkAboutStokesberry 2 PPRECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR STOKESBERRY SUBDIVISON NO. 2 BY PROPERTIES WEST, INC. – PP-03-026 - Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR 15 BUILDING LOTS ON 4.15 ACRES IN AN L-O ZONE FOR STOKESBERRY SUBDIVISION NO. 2 Properties West, Inc., Applicant ) ) ) ) ) ) ) Case No. PP-03-026 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 4.15 acres in size and is generally located on the west side of Eagle Road, approximately ½ mile south of Ustick Road, Meridian. 2. The Properties West, Inc. is the current property owner and they have submitted notarized consent for the subject application. 3. Applicant is Properties West, Inc. 4. The subject property is currently zoned L-O and has been platted previously. The zoning of L-O 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: 15 building lots on 4.15 acres. 8. There are no significant natural features that affect the consideration of this application. 9. The Commission recognizes the concerns of Maureen Boyle and Lois Serino in their letter dated 9/26/03. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR STOKESBERRY SUBDIVISON NO. 2 BY PROPERTIES WEST, INC. – PP-03-026 - 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. The applicant shall address with the City Council whether or not the landscape buffer must be on a common lot. B. Adopt the Recommendations of the Planning and Zoning and Engineering staff, as follows: 1. The project is subject to all conditions of approval of the Development Agreement/Annexation (AZ-00-007), and Conditional Use Permit (CUP-00-020). 2. Any drainage areas (detention/retention basins) must be designed to ensure that water will percolate or discharge within a period of time not to exceed 24 hours for all storms up to and including a 100-year storm event. 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 is at least 1-foot above groundwater. 3. Sanitary sewer service to this site shall be via main line extensions from mains installed adjacent to the property. 4. Domestic water service to this site shall be via main line extensions from mains installed adjacent to the property. 5. The applicant has indicated that the pressurized irrigation system within this development is to be owned and operated by the Stokesberry business. 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 RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR STOKESBERRY SUBDIVISON NO. 2 BY PROPERTIES WEST, INC. – PP-03-026 - Page 3 shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the Meridian City Engineer. 6. All grading of the site shall be performed in conformance with MCC 11-12-3H. 7. Sidewalks shall be installed within the subdivision pursuant to MCC 12-13-10-8. 8. Please submit with the final plat application 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. 9. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 10. 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. 11. 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 mitigated. 12. 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. 13. The final plat must be recorded prior to issuance of building permits on the new lots in Stokesberry Subdivision. C. Adopt the Recommendations of ACHD as follows: 1. All of the site-specific conditions of approval of Stokesberry Subdivision (Carol Professional Center) apply to Stokesberry Subdivision Number 2. 2. Eagle Road is under the jurisdiction of Idaho Transportation Department (ITD). Application materials shall be submitted to ITD for review and requirements of that Department and the applicant shall submit to the District a letter from ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. The applicant may contact District III Traffic Engineer at 334-8341. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR STOKESBERRY SUBDIVISON NO. 2 BY PROPERTIES WEST, INC. – PP-03-026 - Page 4 3. No access points to Eagle Road have been proposed and none are approved with this application. 4. No access points to East River Valley Street have been proposed and none are approved with this application. 5. East River Valley Street was identified in the Eagle Road Access Control Study as a temporary full-access intersection. This intersection will be restricted to right- in/right-out operation as traffic volumes on Eagle Road increase. The Idaho Transportation Department (ITD) is currently in the process of conducting a study of State Highway 55 (Eagle Road) from the I-84 Interchange to the intersection of the State Highway 44 Bypass in the city of Eagle. The study will cover the operational characteristics of the roadway, which includes signal operation and spacing, and changes in access controls. The findings and conclusion of the study could have potential impacts on current and future access points to the Highway. 6. 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR STOKESBERRY SUBDIVISON NO. 2 BY PROPERTIES WEST, INC. – PP-03-026 - Page 5 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. Provide a fire-flow per the International Fire Code Appendix D to service the 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. All roads shall have a turning radius of 28’ inside and 48’ outside. 4. All access roads within the project shall have a clear driving surface with a minimum width of 20’ available at all times. All entrances to the subdivision shall be posted “No Parking Fire Lane” . RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR STOKESBERRY SUBDIVISON NO. 2 BY PROPERTIES WEST, INC. – PP-03-026 - Page 6 5. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3 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 Idaho Transportation Department as follows: 1. The applicant shall perform a Traffic Noise Screen in accordance with the Environmental Process Manual (EPM) Section 1350.02. a. The design year shall be the date of the proposed development plus 20 years. b. The traffic volume considered for 20 year future build-out shall be: 51,000 ADT (Average Daily Traffic). c. The highway configuration considered for 20 year future build-out shall be per the attached typical section. d. Use the existing highway centerline for the 20 year future build-out. 2. If the results of the Traffic Noise Screen so warrant, then the applicant shall perform a Traffic Noise Impact Analysis in accordance with EPM Section 1350.03. 3. The applicant shall submit a nose report to the Planning & Zoning authority with a copy to ITD. This report shall include: a. Results of the Traffic Noise Screen, including supporting assumptions, documentation, and conclusion as to whether a Traffic Noise Impact Analysis is warranted. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR STOKESBERRY SUBDIVISON NO. 2 BY PROPERTIES WEST, INC. – PP-03-026 - Page 7 b. Results of Traffic Noise Impact Analysis (if warranted), including supporting assumptions, documentation, and discussion of different types of abatement considered. c. A recommendation of the type of abatement to be used for the proposed development. 4. The Planning & Zoning authority will review the noise report, solicit and consider comments from ITD, and determine which (if any) abatement methods will be made as a condition of the proposed development.