HomeMy WebLinkAboutMayfair Commons Sub PP 03-031RECEIVED
JAP. 4: 3 ~"~~
City Of'Meridian
~,-~,~~,~~' ~ F' City Clerk Office
`sv1.~17(,~1Q~1 STAFF SUMMARY
16Ni0
T OF
- r~ PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name: Mayfair Subdivision
Case No(s).: PP-03-031 /CUP-03-057 / RZ-03-011
Applicant: Wildwood Development, LLC
P&Z Commission Hearing Date: December I8, 2003
Recommendation: Approve with conditions
Summary of Public Hearing:
• The applicant's representative testified in favor of the application.
• Four neighbors of the proposed development testified in opposition of the
development. Primary concerns were centered on the existing industrial uses
neighboring the property and the potential incompatibility of the proposed residential
subdivision with these existing industrial uses.
Key Commission Changes to Staff Recommendation:
Planning and Zoning Commission recommended disclosure in the CCR&R's concerning
the existence of neighboring industrial uses
Outstanding Issues for City Council:
None
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. PP-03-031
REQUEST FOR PRELDYIINARY )
PLAT FOR Mayfair Subdivision ) RECOMMENDATION TO CITY
COUNCIL
Wildwood Development, LLC, )
Applicant )
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:
1. The property is located at 1125 E. Pine Street, Meridian.
2. The owner of record of the subject property is Montague - Saurial, LLC.
3. Applicant is Wildwood Development, LLC.
4. The subject property is currently zoned I-L. The applicant is proposing a rezone
to R-15. The zoning district of R-15 is defined within the City of Meridian
Zoning and Development Ordinance, Section 11-7-2.
The Applicant requests the Conditional Use Permit for a Planned Development in
an I-L and proposed R-15 zone. The I-L and R-15 zoning designations within the
City of Meridian Zoning and Development Ordinance requires a Conditional Use
Permit be obtained for most uses including those requested by the Applicant.
(Meridian City Zoning and Development Ordinance, Section 11-8-1).
6. The Meridian Planning and Zoning Commission recognizes that the proposed
application is in compliance with the Meridian Comprehensive Plan.
The Planning and Zoning Commission recognized the concerns of neighbors
concerned with the project, expressed in their letters.
RECOMMENDATION TO CITY COUNCII, OF APPROVAL OF PRELA~IDVARY PLAT FOR Mayfair
Subdivision PP-03-031 Page 1
A. Adopt the Special Recommendations of the Planning and Zoning Commission as
follows:
1. Change the wording on the heading on the bottom of page 6 to read "Site-
specific conditions."
2. Change the phrase on page 7 which reads "prior to signature on the Final
Plat map" to read "in accordance with prior agreement."
3. Change Item 12 to read , "individual lots aze to be sodded and exception
areas can be seeded."
4. Change the heading on page 8 to read, "general conditions."
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
STI'E SPECIFIC COMMENTS (orelimioarv olatl
1. Sanitary sewer service to this site will be from an extension from the existing
main in E. Pine Avenue. 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 azeas. This development
shall be subject to latecomers' fees to reimburse those responsible for bringing
sewer service to the area. Payment ofthe latecomer's fee shall be required prior to
signature on the final plat map.
2. Water service to this site will be from an extension of existing water mains in E.
Pine Avenue and E. Commercial Avenue. The applicant will be responsible to
construct water mains to and through this proposed development. Subdivision
designer to wordinate main sizing and routing with the Public Works
Department.
The developer shall be required to install all trees within each phase ofthe
development prior to any Certificates of C+ccupancy being issued.
4. Fencing details shall be submitted with the Final Plat application. Fencing
adjacent to pathways or the common area lots shall not be over four feet in height
if constructed of a solid material, and shall not be more than four 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 the Planning Director.
RECOMfvffiNDATION TO CffY COUNCIL OF APPROVAL OF PRELA~IARY PLAT FOR Mayfair
Subdivision PP-03-031 Page 2
All pazking lot striping must be completed prior to occupancy.
6. All landscaping must be consistern with the approved landscaping plan.
7. All required amenities must be installed prior to occupancy.
8. Each storm drainage lot may have only one rock sump. The maximum
dimension of the rock sump maybe only 5'.
9. All landscaping must be maintained in accordance with ordinance 12-13-17.
10. All parking stalls and drive aisles must meet parking standards as outlined in
Section 11-13 of the Meridian City Code.
11. All access roads and micropaths on the subject property must be constructed of
dust-free materials. These materials may include: washed gravel, recycled
asphalt, asphalt or conaete.
12. Sod will be required for all azeas indicated as lawn on the landscaping plan.
13. Landscaping will require a separate bond from other items bonded for by the
applicant.
14. Slopes in drainage areas shall not be greater than 3 to 1.
15. All trash enclosures must be shown on the site plan.
16. 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.
17. No phasing lines were shown on the preliminary plat. ff 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.
18. The phasing schedule shall apply to the residential portions of the subdivision
only. If the applicantldeveloper determines that the oflice/commercial property
can or should be developed in an order that is not consistent with the phasing
schedule, they may request final plat approval of said phases in anon-sequential
manner without revising the preliminary plat. All development, however, must be
contiguous to a previously approved phase.
19. Underground pressurized irrigation must be provided to all landscape areas on
site. The applicant has indicated that the pressurized irrigation system within this
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRF.LIlvIINARY PLAT FOR Mayfair
Subdivision PP-03-031 Page 3
development is to be owned and maintained by the Nampa & Meridian Irrigation
District.
20. The City of Meridian requires that pressurized irrigation 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-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.
21. The initial soils/groundwater investigation report dated May 14, 2003, submitted
with the application indicates that groundwater levels are very shallow. Please
submit all updated groundwater/soils monitoring data to the Public Works
Department. All drainage areas (detention/retention basins) must be designed to
ensure that water is retained only during 104-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 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
GENERAL COMMENTS (oreliminarv olatl
The proposed development is located in the floodplain and a portion of the subject
property is located in the Five Mile floodway. The development must comply
with all provisions for flood hazard reduction as outlined in Section 10-6-5 of the
Meridian City Code.
2. 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.
3. Coordinate fire hydrairt placement with the City of Meridian Public Works
Department.
4. A letter of credit or cash surety in the amour of 110% will. be required for all
fencing, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat. A separate letter of credit or cash surety will be required for landscaping.
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR Mayfair
Subdivision PP-03-031 Page 4
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.
7. 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.
8. 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.
9. Graphically depict any FEMA flood plain boundaries. Note restrictions associated
with the flood zone on the face of the preliminary plat.
10. Performance specifications for the common area pressurized irrigation system
shall be submitted with each Final Plat application.
C. Adopt the Recommendations of the Meridian Fire Department as follows:
The following will be the requirements and/or concerns to provide minimum levels
of fire protection for the proposed project:
1. That afire-flow consistem with Appendix D of the International Fire Code be
provided to service the entire project.' Fire hydrants shall be placed an average of
350' apart.
2. Operational fire hydrants and temporary or permanem street signs are required
before combustible construction begins.
3. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
4. Final approval of the fire hydram locations shall be by the Meridian Fire Department
thru the Public Works Department.
5. All radii shall be 28' inside and 48' outside radius for all entrances and internal roads.
6. All fire lanes shall have an unobstructed width of 20'. No Parking will be allowed on
all imernal access roads which are less than 20' wide.
7. The proposed project will have an undetermined transient population. Based on
historical run analysis the Meridian Fire Departme~ will respond to one call for service
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIIvIINARY PLAT FOR Mayfair
Subdivision PP-03-031 Page 5
for every 24 people is the service area. This will generate an undetermined number of
calls for service at build out. According to a report completed by Fire & Emergency
Services Consulting Group in Febntary 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 yeaz 2000.
8. Any driveway over 150' long will require an approved turn-around.
9. Any building with more than 6 units or more than three stories will be required to be fire
sprinklered.
D. Adopt the Recommendations ofCentral 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 dischazge to
the subsurface to prevent impact to groundwater and surface water quality.
5. The Engineers and azchitects 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.
E. Adopt the recommendations of the Ada Courrty Highway District as follows:
A. Site Specific Conditions of Approval
The applicant shall do one of the following:
a. Dedicate by donation a total of 35-feet of right-of--way (from the centerline)
along Pine Avenue, and construct a minimum 5-foot wide concrete sidewalk
along Pine Averme, located a minimum of 28 feet from the cemerline of the right-
of-way.
b. Do not dedicate additional right-of--way, but construct a minimum 5-foot wide
concrete sidewalk along Pine Avenue, located a minimum of 28-feet from the
centerline of the right-of--way, in an easement provided to the District.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIIvIINARY PLAT FOR Mayfair
Subdivision PP-03-031 Page 6
c. Do not dedicate additional right-of--way, but construct a minimum 5-foot wide
concrete sidewalk along Pine Avenue, located at the back edge of the existing
right-of--way. Accomplish all necessary adjustments to properly accommodate
existing drainage and utilities.
2. Construct a (30-foot wide maximum) driveway that intersects Pine Avenue
approximately 150-feet east of the west property line and aligns with Stonehenge
Way, as proposed.
3. Constntct a 30-foot wide driveway that intersects Commercial Avenue
approximately 140-feet east of the west property line, as proposed.
4. Pave the driveways their full width and at least 30-feet into the site beyond the
edge of pavement of the roadway and install pavement tapers with 15-foot radii
abutting the existing roadway edge.
5. Extend Commercial Avenue from the east property line and extend it to the west
property line. Construct a temporary turnaround easement at the terminus of
Commercial Avenue or within the private road. Install a sign at the terminus of
Commercial Avenue stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
6. Construct Commercial Avenue as a 3b-foot street section with curb, gutter and
sidewalk within 50-feet of right-of--way. Taper Commercial Avenue from the
existing 40-foot street section to the proposed 36-foot street section.
7. Other than the access point that has specifically bee approved with this
application, direct lot access to Pine Avenue is prohibited. Notes of this shall be
noted on the plat.
8. Comply with all Standard Conditions of Approval.
B. Standard Conditions of Approval
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 home by the developer.
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.
RECOMMENDATION TO CTI'Y COUNCII. OF APPROVAL OF PRELIMINARY PLAT FOR Mayfair
Subdivision PP-03-031 Page 7
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 developmern shall be in conformance with all
applicable requirements of the Ada County Highway District prior to District
approval for occupancy.
8. Paymem 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 applicarn to verify alt existing utilities within the
right-of--way. The applicant at no cost to ACRD 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 (spaze 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 bwden shall be upon the applicant to obtain written confirmation of
any change from the Ada County Highway District.
11. Any change by the applicam 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 pwsuant to
the law in effect at the time the change in use is sought.
RECOMMENDATION TO CfI'Y COUNCIL OF APPROVAL OF PRELIMQ~IARY PLAT FOR Mayfair
Subdivision PP-03A31 Page 8