HomeMy WebLinkAboutSoda Springs Sub PP 03-027BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR Soda Springs Subdivision
JLJ Enterprises,
Applicant
Case No. PP-03-027
RECOMMENDATION TO CITY
~ COUNCIL RECEIVET.~
DEC 0 4 2003
) CiY,y Of Meridian
City Clerk Office
The property is approximately 11 acres in size and is generally located at 2310 E.
Victory Road.
2. The owner(s) of record of the subject property is Charles L. Creech and Clayton
Record.
Applicant is JLJ Enterprises.
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
i1-7-2.
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.
The Applicant proposes to develop the subject property in the following manner:
as a residential subdivision.
8. There are no significant or scenic features of major importance that affect the
consideration of this application.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINAR}' PLAT FOR Soda
Springs Subdivision PP-03-027 Page I
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. Include fence line along eastern property line on plat.
B. Adopt the Recommendations ofthe Planning and Zoning and Engineering staff as
follows:
SITE SPECLFIC COMMENTS (preliminazy plat)
Sanitary sewer service to this project is being proposed via a main line extension
down Victory Road. Currently the sewer trunk ends approximately 3,400 feet
west of the project site. The applicant shall be required to extend sewer mains to
and through the proposed development.
2. Domestic water service t o this site shall be via n ew main line extensions from
existing mains. Currently water mains exist on the east side of the Ridenbaugh
Canal, and at the southern edge of the Sherbrooke Hollows Subdivision in Locust
Grove road. The subdivision designer to coordinate main sizing and routing with
the Public Works Depaztment. The applicant shall be required to extend water
mains to and through the proposed development.
Applicant shall submit a site plan depicting how homes will 5t on the lots in
Block 2 of the proposed subdivision.
Applicant shall prohibit parking in the proposed alleys a~~d garage aprons located
in blocks 2, 3, 4, and 5. If the site plan is revised and 20' aprons are provided for
each gazage, parking will be permitted on the aprons for lots in blocks 2, 3, 4, and
5.
Fencing details shall be submitted with the Final Plat application. Fencing
adjacent to pathways or the common area lots shall not be over three feet in height
if constructed of a solid material, and shall not be more than 4 feet in height if it is
non-sight obscuring. A solid, 6-foot high perimeter fence shall be installed prior
to any building permits being issued, unless agreed to otherwise in writing by Che
Planning Director.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Soda
Springs Subdivision PP-03-027 Page 2
6. All adjacent agricultural uses shall be protected and a note added to the face of the
plat regarding the Right to Farm Act.
7. The required landscaping and irrigation system shall be installed prior to the
issuance of a Certificate of Occupancy for any building on any lot created by the
subdivision. Landscaping and fencing must be bonded for prior to applying for
building permits.
8. No phasing lines were shown on the preliminary plat. If phasing is planned,
applicant shall submit a revised plat prior at least 10 days prior to the next public
hearing showing the proposed phase lines.
9. Underground 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 owned and maintained by the Nampa & Meridian Irrigation
District.
10. The City of Meridian requires that pressurized imgation systems be supplied by a
year-round source of water. If a creek or well source is not available, asingle-
point connection to the culinary water system shall be required. If a single-poinC
connection is utilized, the developer shall be responsible for the payment of
assessments for the common areas prior to signature on the teal plat by the
Meridian City Engineer.
11. Please submit all updated groundwater monitoring data to the Public Works
Department for review. All drainage areas (detention/retention basins) must be
designed to ensure that water is retained only during 100-year stone 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 t he h ighest e stablished n ormal groundwater e levation. T his i s t o e nsure
that the bottom elevation of the crawl spaces of homes is at least 1-foot above
groundwater.
GENERAL COMMENTS (preliminarv plat)
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Soda
Springs Subdivision PP-03-027 Page 3
3. A letter of credit or cash surety in the amount of 110% will be required for all
fencing, 1 andscaping, p ressurized i rrigation, s anitary se wer, w ater, e tc., prior t o
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. 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 O rdinance 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.
6. 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-I-4 and
9-4-8. Wells maybe used for non-domestic purposes such as landscape irrigation.
7. Graphically depict any FEMA flood plain boundaries. Nate restrictions
associated with the flood zone on the face of the preliminary plat.
8. Performance specifications for the common azea pressurized irrigation system
shall be submitted with each Final Plat application.
C. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
The applicant shall do one of the following:
a. Dedicate by donation a total of 35-feet ofright-of--way from centerline 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Soda
Springs Subdivision PP-03-027 Page 4
2. Construct the main entrance to be located so that Gunnell Avenue intersects
Victory Road approximately 385-feet east of the west property line.
Construct Gunnell Avenue and Tigert Street as 36-foot street sections with curb,
gutter and 4-foot detached sidewalks that are separated by a 5-foot planter strip
within 50-feet ofright-of--way.
4. Construct Condo Avenue and McPherson Street as 29-foot street section with
curb, gutter and 4-foot detached sidewalks that are separated by a 5-foot planter
strip within 42-feet ofright-of--way.
5. Construct Hudspeth Avenue as one-half of a 29-foot street section. with curb,
gutter and 5-foot concrete sidewalk on the west side of the roadway and a 3-foot
gravel shoulder on the east side of the roadway with a minimum of 24-feet of
pavement within a minimum of 35-feet ofright-of--way, as proposed.
6. Construct two 16-foot wide alleys within the subdivision located perpendicular to
Tigert Street and McPherson between Condo Avenue and Gunnell Avenue AND
between Gunnell Avenue and Hudspeth Avenue. Construct the alleys to have a
baclo-of--curb radius of 15-feet at all intersections and pave the allays their entire
width of 16-fee[. Any driveways that are proposed to access an alley shall be
located a minimum of 25-feet from the nearest public street and the minimum
clear distance from the back of any parking stall to the opposite side of the alley
shall be 22-feet.
Construct one knuckle without a center island located in the northwest corner of
McPherson Street and Condo Avenue, as proposed.
g. Construct Hudspeth Avenue on the east property line to serve as a quasi stub
street for the property that is located directly to the east, as proposed.
Construct a temporary emergency access road that will intersect Victory Road
approximately 10-feet west of the east property line and extend to the north to
intersect Tigert Street, as proposed. Install traffic bollards within the emergency
access to minimize the connection.
0. Other than the access points that have specifically been approved with this
application, direct lot access to Victory Road is prohibited. Lot restrictions
prohibiting access to Victory Road shall be placed on the final plat.
l l . Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of--way.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Soda
Springs Subdivision PP-03-027 Page 5
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 sidewallc and any that maybe
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 aze not allowed unless
approved in writing by the District. Contact the District's Utility Coordinator aC
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 ACRD Ordinances unless
specifically waived herein. An engineer registered in the State of Idaho steal f
prepaze 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 ]mown 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
ACRD 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,
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Soda
Springs Subdivision PP-03-027 Page 6
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:
The following will be the requirements and/or concerns to provide minimum levels
of fire protection for the proposed project:
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.
All roads shall have a turning radius of 28' inside and 48' outside.
3. A minimum of two points of access will be required for any portion of the project,
which serves more than 50 homes. The emergency access road will be required to have a
20' wide swing gate. The location on Block 1 Lot 18 is approved.
4. Provide afire-flow per the International Fire Code Appendix D to service the
project. Fire hydrants shall be placed an average of 400' apart.
E. Adopt the Recommendation of Nampa & Meridian Irrigation District as follo~m~s:
1. Applicant shall apply for a land use change/site application.
F. Adopt the Recommendations of the Central District Health Department as
follows:
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Soda
Springs Subdivision PP-03-027 Page 7
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.
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Springs Subdivision PP-03-027 Page 8