HomeMy WebLinkAboutSouthern Springs Sub No. 2 PPSTAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Case No(s).:
Applicant:
Southern Springs No. 2
AZ-03-030, PP-03-016
The Land Group, Inc.
RECEIVED
P&Z Commission Hearing Date: December 4, 2003
Recommendation: Approve both applications with conditions (unanimous)
Summary of Public Hearing:
JAN ~ 5 2004
City Of Meridian
City Clerk Office
• The applicant's representative, David Koga, testified in favor of the application.
• The current property owner, Pat Thacker, testified in favor of the application. He
noted the existing house is a rental property and that long-term residential use is not
feasible.
• A "no objection" letter was submitted by A. John and Neta E. Gaige, dated 11-22-03.
they aze
• Key issue of discussion and questioning by Commission included:
1. The proposed private street vs. a public street.
2. Appropriateness of a Development Agreement being required on the C-G lots
that don't have proposed uses at this time.
3. Appropriateness of the commercial rezone with a Medium Density Residential
designation in the Comprehensive Plan.
Key Commission Additions to Staff Recommendation:
• The Commission added a requirement for a vehiculazcross-access easement between
Lots 2 and 3 and between Lots 4 and 5.
Outstanding Issues for City Council:
• None
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. PP-03-036
REQUEST FOR PRELIMINARY )
PLAT FOR SOUTHERN SPRINGS ) RECOMMENDATION TO CITY
N0.2 ) COUNCIL
THE LAND GROUP, INC., )
Applicant )
1. The property is approximately 2.80 acres in size and is located east of the
southeast corner of Overland Road and Highway 69.
2. The owner(s) of record of the subject property are Patrick and Judi Thacker of
Eagle, Idaho.
Applicant is David Koga, The Land Group, Inc., 128 S. Eagle Road, Eagle, Idaho
83616.
4. The subject property is currently zoned R-6 (Ada County). However, there is a
pending annexation and rezone application before the City Council proposing to
annex and rezone the property to C-G (General Commercial) and L-O (Limited
Office).
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.
7. The Applicant proposes to develop the subject property in the following manner:
A five (5) lot commercial subdivision.
8. The Ten Mile Drain is a scenic feature of major importance that affects the
consideration of this application.
.RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
SOUTHERN SPRINGS NO. 2 BY THE LAND GROUP - PP-03-036 -Page 1
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 Recommendations of the Planning and Zoning and Engineering staff as
amended by the Commission as follows:
PRELIMINARY PLAT SITE SPECIFIC COMMENTS
Sanitary sewer service to this site will be from main line extensions from the Ten
Mile Trunk adjacent to the west of the project. The applicant will be responsible
to construct lateral sewer mains to and through this proposed development.
Subdivision designer to coordinate main sizing and routing with the Public Works
Department. Sewer mains will not be allowed within landscape areas, beneath
landscape islands, and manholes will not be allowed in parking and loading areas.
Applicant shall execute City of Meridian standard forms of easements, for any
mains that are required to provide service.
2. Water service to this site will be from main line extensions from existing water
mains in E. Overland Road, and from Southern Springs No.l. The applicant will
be responsible to construct water mains to and through this proposed
development. Subdivision designer to coordinate main sizing and routing with the
Public Works Department. Applicant shall execute City of Meridian standard
forms of easements, for any mains that are required to provide service.
Construct a vehicular bridge across the Ten Mile Creek in the location shown on
the Preliminary Plat. The bridge shall be designed with a minimum 29-foot wide
street section and sidewalks. If an approved emergency vehicle turnaround or fire
apparatus road is not available on the west side of Ten Mile Creek at the time of
construction of Southern Springs Subdivision No. 2, a temporary turnaround shall
be constructed on either Lot 3 or 4 of Southern Springs No. 2. Said turnaround
shall be approved by the Meridian Fire Department prior to signature on the final
plat, if required.
(NOTE: The developer is hereby informed that cut-through traffic between
Overland Road and Meridian Road/SH 69 using the proposed bridge is a concern
of the City and ACHD. The City will review the future site layout of the northern
half of Southern Springs No. 1 with this concern in mind. For example, internal
driveways and building placements must discourage cut-through traffic between
Meridian Road/SH 69 and Overland Road.)
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
SOUIT-TERN SPRINGS NO.2 BY THE LAND GROUP - PP-03-036 -Page 2
4. Per MCC 12-13-10-4, construct a minimum 25-foot wide street buffer along
Overland Road and a minimum 20-foot wide buffer adjacent to the east and south
boundaries. All required street buffers shall be located beyond any future right-of-
way. The Southern Springs Business Association shall maintain the Overland
Road landscape easement.
All landscape buffers shall be constructed prior to the issuance of any Certificate
of Occupancy within the subdivision.
6. Per MCC 11-2-2, "Local Streets", a perpetual vehiculaz cross access easement
shall be provided to all lots within the subdivision and with. the parcel to the west
(approved as Southern Springs Subdivision No. 1) for use of the private street.
Said easement shall be shown as a note on the final plat for Southern Springs No.
2. An express, perpetual vehicular cross access easement shall be recorded in the
Ada County Recorder's Office with the parcel to the west prior to the City
Engineer's signature on the final plat.
7. If approved by City Council, construct the private street to the minimum ACHD
design standazds and comply with any ACHD requirements for Southern Springs
No. 2. The private street shall be signed as "No Parking" on both sides of the
road. No gates or other obstructions of the private street are permitted.
8. Construct alert-turning bay at the intersection of Overland Road and the private
street, designed to ITE (Institute of Transportafion Engineers) specifications. The
design of the bay shall factor in projected trip generation from Southern Springs
No. 1.
9. The Preliminary Plat (Sheet PP-1, dated 10-8-03, by The Land Group) shall be
revised as follows:
a. Label the private street with an approved street name;
b. Clarify if the two large trees located on Lot 1 are to be retained or
removed.
c. Label "Ten Mile Creek."
10. A detailed fencing and landscape plan, in compliance with MCC 12-13, shall be
submitted with the final plat application.
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 removed.
12. A drainage plan designed by a State of Idaho licensed architect or engineer is
required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
SOUTHERN SPRINGS NO. 2 BY THE LAND GROUP - PP-03-036 -Page 3
off-street parking areas. Storm water treatment and disposal must be designed in
accordance with Department of Environmental Quality 1997 publication Catalog
of Storm Water Best Management Practices for Idaho Cities and Counties and
City of Meridian standards and policies. Off-site disposal into a surface water is
prohibited unless the jurisdicfion which has authority over the receiving stream
provides written authorization prior to development plan approval. The applicant
is responsible for filing all necessary applications with the Idaho Department of
Water Resources regazding Shallow Injection Wells.
13. 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.
14. The applicant has indicated that Nampa & Meridian Irrigation District will own
and maintain the pressure irrigation system within this development. The City of
Meridian requires that pressurized irrigafion systems be supplied by a yeaz-round
source of water. If a creek or well source is not available, a single-point
connection to the municipal 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 signature on the final plat by the
Meridian City Engineer.
15. A vehicular cross-access easement shall be required between Lots 2 and 3 and
between Lots 4 and 5, Block 1. Said easement shall be noted on the final plat.
PRELIMINARY PLAT GENERAL REQUIREMENTS
Submit letter from the Ada County Street Name Committee, approving the
subdivision and street names. Make any corrections necessary to conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
Assessment fees for water and sewer service are determined during the building
plan review process.
4. Two-hundred-fifty-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. Underground, year-round pressurized irrigation must be provided to all landscape
areas on site. Please submit hook-up and design details based on the proposed
landscaping. Due to the size of landscaped azea, primary water supply connection
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
SOUTHERN SPRINGS N0.2 BY THE LAND GROUP - PP-03-036 -Page 4
to the City's mains will not be allowed. Applicant shall be required to utilize any
existing surface or well water for the primary source.
6. 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.
Show all existing and proposed easements for irrigation drainage facilities located
within the boundaries of this proposed development.
8. 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 maybe used for non-domestic purposes such as landscape irrigation.
9. Provide five-foot-wide sidewalks throughout development in accordance with
City Ordinance.
10. All construction shall conform to the requirements of the Americans with
Disabilities Act.
B. Adopt the Recommendations of ACHD as follows:
The applicant shall coordinate with ACHD (Traffic staff, Design staff and
Development staff) for the dedication of additional right-of--way if required for
the reconstruction of the intersection of Overland Road and Meridian Road. The
right-of--way purchase and sale agreement and deed must be completed and signed
by the applicant prior to scheduling the final plat for signature by the ACHD
Commission or prior to issuance of a building permit (or other required permits),
whichever occurs first. Allow up to 30 business days to process the right-of--way
dedication after receipt of all requested material. The owner will be paid the fair
market value oftheright-of--way dedicated which is an addition to existing ACHD
right-of--way if the owner submits a letter of application to the impact fee
administrator prior to breaking ground, in accordance with the ACHD Ordinance
in effect at that time (currently Ordinance #197), if funds are available.
2 If the City of Meridian approves the private road, the applicant shall construct the
private roadway intersecting Overland Road approximately 374-feet west of
Country Terrace (measured from centerline to centerline) and approximately 431-
feet east of Meridian Road (measured centerline to centerline) as proposed.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
SOUTHERN SPRINGS NO. 2 BY THE LAND GROUP - PP-03-036 -Page 5
The applicant shall be required to 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
Overland Road and install pavement tapers with 15-foot curb radii abutting the
existing roadway edge if not existing. The applicant should provide a plan
showing how the private road grade meets the public road. District Policy
requires a design approach speed of 20 MPH and a maximum intersection
approach grade of 2% for at least 40-feet.
Street name and stop signs are required for the private road. The signs may be
ordered through the District. Verification of the correct, approved name of the
road is required.
ACHD does not make any assurances that the private road, which is a part of this
application, will be accepted as a public road if such a request is made in the
future. Substantial redesign and reconstruction costs maybe necessary in order to
qualify this road for public ownership and maintenance.
The following requirements must be met if the applicant wishes to dedicate the
roadway to ACHD:
• Dedicate a minimum of 50-feet ofright-of--way for the road.
• Construct the roadway to the minimum ACHD requirements.
• Construct a stub street to the surrounding parcels.
3 The applicant shall be required to provide the District with a parking lot plan that
provides and includes measures to prevent cut through traffic from Meridian Road
to Overland Road if the northern driveway location is approved by the Idaho
Transportation Department and prior to the District signing the final plat.
4 In lieu of constructing improvements, the applicant shall be required to provide a
deposit to the Public Rights-of--Way Trust Fund for the cost of constructing a 5-
foot wide concrete sidewalk abutting the pazcel on Overland Road for any portion
of frontage that is not currently improved. ($20.00 per L.F.) Coordinate with
District Development staff for the footage and amount of the road trust deposit.
5 Other than the access point(s) specifically approved with this application, direct
lot or parcel access to Overland Road is prohibited. Lot access restrictions, as
required with this application, shall be stated on the final plat.
6 Comply with all Standard Conditions of Approval.
Standard Conditions of A pp royal
Any existing irrigation facilities shall be relocated outside of the right-of--way.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
SOUTHERN SPRINGS N0.2 BY THE LAND GROUP - PP-03-036 -Page 6
2. All utility relocafion 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.
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 teens 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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
SOUTHERN SPRINGS N0.2 BY THE LAND GROUP - PP-03-036 -Page 7
change the planned use of the subject property unless awaiver/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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
SOUTHERN SPRINGS NO. 2 BY THE LAND GROUP - PP-03-036 -Page 8