HomeMy WebLinkAboutRedfeather Estates Sub No. 2 PP.~
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City Of Meridian
STAFF SUMMARY City Clerk Office
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Case No(s).:
Applicant:
Redfeather Estates Subdivision No. 2
AZ-03-021, PP-03-024, CUP-03-041
Packard Estates Development, LLC
P&Z Commission Hearing Date: December 4, 2003
Recommendation: Approve with conditions (all ayes)
Summary of Public Hearing:
• Becky McKay, representing the applicant, testified in favor of the application.
• Mr. Belcher, President of Perkins-Brown HOA, presented several concerns, including
the impacts of the development on Duane Drive and ditch maintenance.
• Mr. and Mrs. Tyvand, residents of Clover Meadows Subdivision, both testified with
concerns about ditch water and proposed a new pedestrian pathway on the south
boundary.
• Mr. Brown stated his disagreemem with the City requiring the applicant to force
annex the Smitchger pazcel.
• Mr. Reeves, resident ofPerkins-Brown, agreed with the concerns of Mr. Belcher.
• Mr. Groves, applicant/developer, provided some history to the subject pazcel
acquisitions and the Smitchger outpazcel.
• Other key points of discussion included the applicant's opposition to looping the
water main through from Eagle Road (requested by Public Works), timing of opening
the emergency gate on Duane Drive, proposed amenities for the project, and the
location of the South Slough pathway.
Key Commission Changes to Staff Recommendation:
• Do not require the applicant to include the one-acre Smitchger outpazcel in the
annexation or plat.
• Require applicant to work with Clover Meadows Subdivision regarding a potential
new pedestrian connection from E. Tahiti Street to Clover Meadows.
• Require applicant to clarify ACHD's condition regazding the future opening of Duane
Drive as a public street (vs. emergency access only).
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Outstanding Issues for City Council:
• The P&Z Commission required the applicant work with ACRD to clarify their
condition regarding the gate on Duane Drive and which parties have the authority to
remove the gate. To date, staff has not received any confirmation that this condition
was fulfilled. The City Council will need to address this issue with the applicant.
Since the P&Z Commission public hearing, the applicant and Joint School District
No. 2 have negotiated a new pedestrian connection to Ustick Elementary School in
the northeast corner of the subdivision. (Seethe attached blow-up of this area.) The
City Council will need to review this issue and reference this modification in any
motion for approval.
• City Council should be prepazed to hear comments and address the extension of the
domestic water main into the site. The Planning & Zoning Commission agreed with
Public Works Department staff and required the looping of the main from Eagle
Road. However, the applicant proposes to serve the development via the Ustick Road
water maitt only.
01/08/2004 15:58 FAS 2088886854
860 E. Waterlower Ln.
Suite 202
Meridian. ID 83642
Ptt; (208) 889-5533
Fr, (208) 888.6854
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70; Tara /Jessica
MERIDIAN P&Z DEPT. City Clerk @]OOi/002
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JAN 0 ; 2dO4
City Of Meridian
City Cierk Office
From: Brad Hawkins-Clark~~~
Fax: Pages: 2
Phonee Date: 1/8f2OO4
lte: RedfeatherEstates No. 2 Rocs cr,
Urgent ^ For ksvisw ^ Please Comment ^ Plea-sc Reply ^ Please RecyWe
Tara and Jessica,
Coukl you please attach this drawing to the P8Z Rocs for Redfeather No. 2 Pre Plat? I e~mailed the
Rees about an hour ago.
Thanks!
Brad
JAN 08 '04 16:13 2O8889695a aar,F a~
uliu8i2o04 15:59 FA$ 2088888854 MERIDIAN P&Z DEPT.
City Clerk
Jan 06 04 01:34p District llser
208-855-4175
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PRGE.02
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. PP-03-024
REQUEST FOR PRELIlVIINARY )
PLAT FOR REDFEATHER ) RECOMMENDATION TO CITY
ESTATES SUBDIVISION N0.2 ) COUNCII,
Packard Estates Development, LLC, )
Applicant )
The property is approximately 90 acres in size and is generally located on the
south side of Ustick Road, '/4 mile west of Cloverdale Road, and the east side of
Eagle Road/SH 55,'/: mile south of Ustick, Meridian. The property is designated
as Medium Density Residential on the Future Land Use Map of the
Comprehensive Plan.
2. The owners of record of the subject properties are Alan and Elaine Durkheimer,
Melvina and Will Grant, The Ustick 36, LLC and Archie Ralph Wood.
3. Applicant is Packard Estates Development, LLC.
4. The subject property is curremly zoned RUT (Ada Co.). 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 Area of City Impact 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:
302 single family residential lots and 28 common area lots (as a Planned
Development).
8. The Milk Lateral and the South Slough Drain are two scenic features that affect
the consideration of this application.
9. The Planning and Zoning Commission recognized the concerns of the following
individuals:
- Sherry and Harvey Hoff (letter dated 9/12/03)
- 7.P. Rolison (letter dated 9/1/03)
- Charles and Josephine Altman (letter dated 9/3/03)
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
REDFEATHER ESATES N0.2 BY PACKARD ESTATES DEVELOPMENT, LLC - PP-03-024 -Page
1
- Fitzroy A. and Virginia Belcher (letter dated 9/4/03)
- Hal and Michelle Broadhead (letter dated 9/3/03)
- Gerald J. and Cathy L. Reeves (letter dated 9/3/03)
- J.R. Nishioka (letter dated 9/1/03)
- Wilbur K. and Barbara A. Braddick (letter dated 9/8/03)
- Dan and Darlene Thompson (letter not dated)
- Robert C. Sanders (letter dated 9/10/03)
- Howard and Karen Jeffries (letter dated 9/11/03)
- Sue Piva (letter dated 12/4/03)
The Commission also recognized the concerns of Mr. Reeves expressed as verbal
testimony at the 12-4-03 public hearing.
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. Applicant has agreed and the Commission recommends the fence along the
west property line be a vinyl fence.
2. Applicant shall work with Clover Meadows Subdivision to include a pedestrian
pathway that would access E. Tahiti Street and Clover Meadows Subdivision, if the two
parties can provide a location for the pathway lot.
3. Prior to the City Council hearing, the Applicant shall work with ACHD to
clarify their condition regarding the Duane Drive gate. The Commission recommends it
be usable as a pedestrian access and emergency vehicle access and that the only people
able to ask for removal of the gate be the Perkins-Brown Homeowner's Association and
the City of Meridian, specifically the Meridian Fire Department.
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
SITE SPECIFIC CONDITIONS (PRELIl~IINARY PLAT)
1. All conditions of the accompanying Anriexation/Rezone and Conditional Use
Permit applications shall also be considered conditions of the Preliminary Plat.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIbIINARY PLAT FOR
REDFEATHER ESATES N0.2 BY PACKARD ESTATES DEVELOPMENT, LLC - PP-03-024 -Page
2
2. The applicant will be required to construct the South Slough Sanitary Sewer
Trunk line and lateral sewer mains to provide service to this development. No
service lines will be allowed in the off-site segments. Applicant will also be
requn•ed to construct a temporary all weather 14foot wide gravel access road over
any undeveloped segments within this project, until such time as the public street
is improved. At ultimate build-out, the sewer and water mains shall be located
within the improved public right-of--way.
3. The applicant shall be required to extend water mains to and through the proposed
development. Water service to the subdivision shall be from existing mains in
Ustick Road and from Eagle Road.
4. Dedicate Ustick Road right-of--way in accordance with ACHD's requiremerns and
provide a 25-foot wide landscape buffer along Ustick Road in accordance with
MCC and outside of the ultimate right-of--way. Any future right-of way shall be
located on a separate common lot. The required street buffers along Ustick Road
shall include 25' 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' wide to
provide a fu1125' of landscaping exclusive of the sidewalk width.
5. In accordance with MCC 12-13-10-8, the applicant shall construct detached
sidewalks adjacern to Ustick Road. The minimum width of the parkway area
between the future curb and sidewalk shall be five (5) feet. In any parkway areas
less than ten (10) feet wide, tree plantings within the parkways will be restricted
to either Class I or Class II trees.
6. Extend Granger Street and Palm Street irno the site as proposed.
A detailed fencing plan shall be submitted upon application of the final plat. A 6-
foot solid fence shall be required around the perimeter of the subdivision unless
the City agrees in writing that such a fence is not required. The fence along the
west boundary (adjacent to Perkins-Brown Subdivision) shall be vinyl. 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. The applicant should address
intended fencing design at the public hearings.
8. The preliminary landscape plan prepared by Harvest Design and dated 7-I I-03 is
approved as submitted, with the following modifications:
A. All fencing adjacent to the open space lot (Lot 3, Block 26) and
adjacent to the South Slough multi-use pathway shall be open vision
or, if sight obscuring, a maximum of four feet in height.
B. The micropath shown on Lot 1, Block 9 (Sheet LS-4) must be located
a minimum of five feet from any sight obscuring fencing.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
REDFEATHER ESATES N0.2 BY PACKARD ESTATES DEVELOPMENT, LLC - PP-03-024 -Page
3
C. The street trees shown on Sheet LS-2 and LS-3 (on N. Grenadier Way)
are proposed with attached sidewalks. However, the N. Grenadier Way
street section shown on Sheet 2 of the preliminary plat shows detached
sidewalks. The applicant must enswe the landscape plan and the plat
construction drawings reflect the same design and should clazify this at
the Commission hearing.
9. Submit a copy of the encroachment agreemem with the Nampa & Meridian
Imgation District (NMID) for the Milks Lateral prior to the pre-construction
meeting for those specific phases of the subdivision.
10. The applicant has indicated that the pressurized irrigation system within this
development is to be owned and operated by the Nampa & Meridian Irrigation
District. 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 sowce of water. Applicant shall be
required to utilize any existing surface or well water for the primary source. If a
surface or well sowce is not available, asingle-point connection to the culinary
water system shall be required. If a single-point connection is utilized, the
developer shall be responsible for the payment of assessments for the common
areas prior to signatwe on the final plat by the Meridian City Engineer.
11. Please submit all updated groundwater/soils monitoring data to the Public Works
Department for review. Any drainage areas (detention/reternion basins) must be
designed to enswe 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 atternion 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 aze 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.
12. As proposed, the micropath alignmern and construction on Lot 15, Block 12 shall
preserve the existing tree located at the terntimus of W. Briarwood Dr. All
pathways within the proposed subdivision shall be designed in accordance with
MCC 12-13-15 "Micropath Landscaping".
13. Upon any re-development of Lot 1, Block 12, the existing stub street within
Dawson Meadows Subdivision shall be extended to provide interconnectivity
between Red Feather Estates No. 2 and Dawson Meadows.
14. Prior to the final plat submittal of Phase 1 (or whichever future phase Lot 1,
Block 12 falls within), the applicant shall provide Planning & Zoning staff with
an approved sketch of how Lot 1, Block 12 may be re-developed in the futwe.
RECOMNffiNDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
RIDFEATHER ESATES N0.2 BY PACKARD ESTATES DEVELOPMENT, LLC -PP-03A24 -Page
4
Said sketch should include how the access to Lot 1, Block 12 will be provided
internally (off of the Dawson Meadows stub street extension) and not from
Crranger Street in the future.
15. The existing right-of--way adjacent to the west properly line within Block 9 must
be vacated and the vacation approved by the City of Meridian and ACRD prior to
the final plat being submitted for any lots impacted by the right-of--way easement.
16. A permanent pedestrian easement, in favor of the City of Meridian, shall be
recorded for the South Slough pedestrian pathway prior to the first building
permit being issued for the applicable phase (shown as Phase 6 on the preliminary
plat). The easement shall be sufficient width to cover the pathway, as required by
the Parks & Recreation Department. 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 this phase. 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 surface located within the
easement. The note shall also indicate who will be responsible for landscaping
maimenance within the easement.
17. Deter all construction traffic from Duane Drive, as no construction traffic should
utilize Duane Drive.
STANDARD CONDITIONS (PRF.I.IMINARY PLAT)
1. 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(s).
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. 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
RECOMMENDATION TO CITY COUNCII, OF APPROVAL OF PRELINIlNARY PLAT FOR
REDFEATHER ESATES N0.2 BY PACKARD ESTATES DEVELOPMENT, LLC - PP-03-024 -Page
5
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.
6. All irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall he tiled per MCC 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.
7. Any existing domestic wells and/or septic systems within this project will have to
be removed from their domestic service per MCC 9-1-4 and 9-4-8. Wells may be
used for non-domestic purposes such as landscape irrigation.
8. 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.
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.
C. Adopt the Recommendations of ACHD as follows:
1. The Board of Commissioners authorizes the expenditure of ausilable 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) an additiona123- feet of
right-of--way along Ustick Road, and construct a minimum 5-foot wide
concrete sidewalk along Ustick Road, located a minimum of 23-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 Ustick Road, located a minimum of 23-feet
from the centerline of the right-of--way, in an easement provided to the
District.
RECO)~IMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
RIDFEATHER ESATES N0.2 BY PACKARD ESTATES DEVELOPMENT, LLC - PP-03A24 -Page
6
c. 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. Accomplish all necessary adjustments to properly
accommodate existing drainage and utilities.
2. Construct the main entrance, North Grenadier Way, to intersect Ustick Road
approximately 370-feet east of the west property line, as proposed. This roadway
shall align with an existing roadway that is located on the north side of Ustick
Road.
3. Construct North Grenadier Way and East Granger Street as residential collectors,
but believes that these roadways should be constructed as 36-foot street sections
with vertical curb, gutter and 4-foot detached concrete sidewalk (or a 5-foot
attached concrete sidewalk).
4. Construct the remainder of the internal roadways as 36-foot street sections with
rolled curb, gutter and 5-foot attached concrete sidewalks, as proposed.
5. Extend Granger Street from the east property line approximately 640-feet north of
the south property line, as proposed.
6. Extend East Palm Street from the east property line approximately 440-feet north
of the south property line, as proposed.
7. Install swinging gate at the connection of Duane Drive and Palm Street for the
present time. construct apedestrian/bicycle pathway that connects the
improvements on Duane Drive (south of the gate) to the 24-feet of pavement that
exists (north of the gate).
****The sate will be removed when a formal request (bv anyone ie the City of
Meridian, a citizen, a the developer, a resident of the Perkins Brown
Subdivision, etc.l is received by the District to ones Duane Drive (public riaht-
of-wa (CC Note: This condition may need to be re-worded before Findings of
Fact and Conclusions of Law are prepared.)
8. Construct a stub street (East Palm Street) to the west property line approximately
500-feet north of the south property line, as proposed. Install a sign at the
terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE".
9. Construct a stub street tot eh south property line approximately 900-feet east of
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".
RECOIVIMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
REDFEATHER ESATES N0.2 BY PACKARD ESTATES DEVELOPMENT, LLC - PP-03-024 - Page
7
10. Construct a stub street to the 5-acre out parcel that is located at the south property
line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
11. Construct a stub street to the north property line approximately 100-feet west of
the east property line, as proposed. Install a sign at the terminus of the roadway
stating that, "THIS ROAD WILL BE EXTENDED IN THE FCl'I'[JRE".
12. Construct a pedestrian path (rather than a stub stmt) that will connect this
subdivision with Briarwood Subdivision, as proposed.
13. Before a building permit is issued for lot 242, install the center tum lane on
Cloverdale Road at the intersection of Cloverdale Road and Granger Street if the
warrants aze met prior to the District's reconstruction of Cloverdale Road.
14. Coordinate the timing and the design of the right-tum radii on Ustick Road into
the site at both Duane Drive and Grenadier Way with the District's Traffic
Services Staff.
15. Construct an island/median within the public right-of--way of North Grenadier
Way (near the intersection of Ustick Road), as proposed. Provide a minimum of a
21-foot street section on either side of any proposed cemer islands within the
turnarounds. Construct the island/median to be a minimum of 4-feet wide to total
a minimum of a 100-square foot azea. Any proposed landscape islands/medians
within the public right-of--way dedicated by this plat shall be owned and
maintained by a homeowners association.
16. Construct five cul-de-sac turnarounds without center islands within the
subdivision, as proposed. Provide a minimum turning radius of 45-feet.
17. Construct chokers on the north side of Palm Street at the intersection of Duane
Drive to provide for a reduced street section.
18. Vacate the existing right-of--way, exchange the existing right-of--way, or improve
the existing right-of--way within the proposed development (a portion of Granger
Street and a 20-foot strip that abuts the Perkins Brown Subdivision's east property
line).
19. Deter all construction traffic Duane Drive, as no construction traffic should utilize
Duane Drive.
20.Other than the access point that has been specifically approved with this
application, direct lot access to Ustick Road is prohibited.
21. Comply with all Standard Conditions of Approval.
RECOMl4ffiNDATION TO CITY COUNCII. OF APPROVAL OF PRELIMINARY PLAT FOR
RIDFEATHER ESATES N0.2 BY PACKARD ESTATES DEVELOPMENT, LLC -PP-03-024 - Page
8
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:
1. One and two family dwellings will require afire-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.
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
Departmem which will be submitted to the Public Works Departmern. All curbing
in front of fire hydrams 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 permanern street signs are required before
combustible constnaction begins.
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 tum azound.
7. The proposed 302-lot subdivision with an estimated 2.9 residerns per household would
have a total estimated population of 875 residerns 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 yeaz 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 safe
and efficient response by fire and emergency medical service vehicles. The cost of
this installation is to be borne by the developer.
9. It is requested that Duane Dr. be connected with full width street to provide
secondary access for the project.
E. Adopt the Recommendation of Nampa & Meridian Irrigation District as follows:
1. The pump station at Dawson Meadows, that this project will hook up to, needs
to be enlarged in order to meet the demand that will be put on it.
2. Applicant shall apply for a land use change/site application.
RECOMMENDATION TO CITY COUAICIL OF APPROVAL OF PRELIMINARY PLAT FOR
REDFEATHER ESATES N0.2 BY PACKARD ESTATES DEVELOPMENT, LLC - PP-03-024 - Page
9
F. Adopt the Recommendations of the Central District Health Department as
follows:
1. This proposal can be approved for central sewage 8t 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.
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.
RECOMfv1ENDATION TO CITY COUNCIL. OF APPROVAL OF PRELIlvIINARY PLAT FOR
REDFEATHER ESATES N0.2 BY PACKARD ESTATES DEVELOPMENT, LLC - PP-03-024 -Page
10