HomeMy WebLinkAboutRazzberry Crossing PP 03-039BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. PP-03-039
REQUEST FOR PRELIMINARY )
PLAT FOR Razzberry Crossing ) RECOMMENDATION TO CITY
Subdivision ) COUNCIL
Carl and Bonnie Reiterman, )
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 on the west side of Locust Grove Road, south of
McMillan Road.
2. The owner of record of the subject property is Carl and Bonnie Reiterman.
3. Applicant is Carl and Bonnie Reiterman.
4. The subject property is currently zoned RUT, the applicant is requesting a rezone
to R-8 and L-O. The zoning district of R-8 and L-O are defined within the City
of Meridian Zoning and Development Ordinance, Section 1 1-7-2.
~. The Applicant requests approval of a Preliminary Plat with 34 residential building
lots, four professional office lots, and six other lots.
6. The Meridian Planning and Zoning Commission recognizes that the proposed
application is in compliance with the Meridian Comprehensive Plan.
A. Adopt the Recommendations of the Planning and Zoning Commission as follows:
1. Delete first sentence at the top of page six.
2. Delete paragraph eight under site specific comments for preliminary plat on page
six.
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Razzberry Crossing Subdivisia~ PP-03-039 Page I
3. Add a paragraph eight on page eight noting that letter of approval fi om street
naming committee shall be required with a note that West Star Lane should eb
changed to East Star Lane.
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
SITE SPECIFIC COMMENTS (preliminary plat)
Sanitary sewer service to this site will be from an extension from the existing
main in Havasu Creek Subdivision. 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.
2. Water service to this site will be from an extension of existing water mains in
Havasu Creek Subdivision. The applicant will be responsible to construct water
mains Co and through this proposed development. Subdivision designer to
coordinate main sizing and routing with the Public Works Department.
3. The developer shall be required to install all trees within each phase of the
development prior to any Certificates of Occupancy 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.'The portion of the open space area that adjoins the open
space area for Havasu Creek does not need to be fenced.
~. All parking lot striping must be completed prior to occupancy.
6. All landscaping must be consistent with the approved landscaping plan.
7. All required amenities must be installed prior to occupancy.
8. Each stone drainage lot may have only one roc]< sump. The maximum
dimension of the rock sump maybe only 5'.
9. All landscaping must be maintained in accordance with ordinance 12-13-1.7.
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Razzberry Crossing Subdivision PP-03-039 'Page 2
] 0. All parking stalls and drive aisles must meet parking standards as outlined in
Section 11-13 of the Meridian City Code.
1 I. 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 concrete.
] Z. All trash enclosures must be shown on the site plan.
13. 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.
14. 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.
15. 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 Settler's Irrigation District.
16. 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, a singlc-
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.
17. All drainage areas (detentiol>/retention basins) must be designed to ensure that
water is retained only during ]00-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 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 (preliminarv alafl
1. Coordinate fire hydrant placemenC with the City of Meridian Public Works
Department.
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2. A letter of credit or cash surety in the amount 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.
3. Two-hundred-fifty and one-hundred-watt, high-pressure sodium streetlights will
be required at locations designated by the Public Works ,Department. Al]
streetlights shall be installed at subdivider's expense. Typical Locations are at
street intersections and/or fire hydrants.
4. 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 Ue approved by the
appropriate irrigation drainage district, or lateral users association, with written
confirmation of said approval submitted to the Public Work Department.
5. Any existing domestic wells and/or septic systems within this project will have to
be removed from their domestic sen~ice per City Ordinance Sections 9-1-4 and
9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation.
6. Any drainage areas (detention /retention basins) must be designed to cusure 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.
7. Performance specifications for the common area pressurized irrigation system
shall be submitted with each Final Plat application.
C. Adopt the recommendations ofthe Ada County Highway District as follows:
Special Recommendation to the City of Meridian
Because the l -acre parcel adjacent to the northeast comer of the site is an "out
parcel," the DistricC can not require the applicant to construct sidewalk abutting
that 1-acre parcel because it is not a part of the subdivision plat. The District does
however recognize that there are a number of schools in the area and that
pedestrian safety is a concern. Therefore the District is making a special
recommendation to the City of Meridian that the applicant be required to
construct a 5-foot wide concrete sidewalk along Locust Grove to connect to the
sidewalk that is required to be' constructed along Locust Grove with this
application. There is sufficient existing right-of--way for die construction of the
sidewalk on the out parcel; the face of the sidewalk would need to be located 28-
feet from the centerline in the existing 33-feet ofright-of--way. If this additional
sidewalk is constnucted, there will only remain approximately 170-feet of frontage
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on Locust Grove in need of sidewalk in order to connect to Havasu Creek
Subdivision.
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 along Locust Crove
Road, and construct a minimum 5-fool wide concrete sidewalJ< aloe; LOCUSP
Grove Road, located a 2-feet within the new right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide
concrete sidewalk along Locust Grove 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 miaa,imum 5-Foot wide
concrete sidewalk along Locust Grove 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 West Star Lane, west of Locust Grove approximately 470-feet west into
the site (or up to the westernmost commercial driveway on West Star Lane), as a
40-foot street section with curb, gutter, and 4-foot detached concrete sidewalk and
5-foot landscaping strip within 54-feet ofright-of--way in accordance evith district
policy for commercial roadways.
ConstnicC West Star Lane, west of the last commercial driveway as a 29-foot
street section with curb, gutter, and concrete sidewalk within 50-Feet ofright-o1=
way as proposed.
4. Construct North Heritage View Avenue, Reiterman Avenue, and North Heritage
Woods Avenue as 29-foot street sections with curb, gutter, and concrete sidewalk
within 50-feet ofright-of--way as proposed.
Construct 4-foot detached concrete sidewalks with 5-foot landscaping ships
abutting all of the internal roadways as proposed.
6. Install a sign at the terminus of the stub streets stating that, "THIS ROAD WILL
BE EXTENDED IN THE FUTiJRE."
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
Any existing irrigation facilities shall he relocated outside of the right-of-way.
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2. All utility relocation costs associated with improving street frontages abutting the
site shall be borne 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.
All design and construction shall be in accordance with the Ada County Highway
District Policy Manual, ISPV4'C Standards and approved supplements,
Constructiar Services procedures and al] applicable ACHD Ordinances unless
specifically waived herein. An engineer registered in the SCate ofldaho shall
prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of
building pemlit (or other required permits), which incorporates any required
design changes.
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.
Pa}nnent of applicable road impact fees are required prior to building construction
in accordance with Ordinance #198, also known as Ada County Highway District
Road Impact Fee Ordinance.
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 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 con6nnation of
any change from the Ada County Highway District.
l 1. 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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
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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 iu use is sought.
D. Adopt the recommendations of the Meridian Fire Department as follows:
1. Provide afire-flow per the International Fire Code Appendix D to service the
project. Fire hydrants shall be placed an average of 400' apart.
2. All roads internal fire lanes and entrances shall have a turning radius of 28'
inside and 48' outside.
3. All access roads within the project shall have a clear driving surface with a
minimum width of 20' available at all times.
4. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
~. All streets shall be posted "No Parking Fire Lane" and all curbs painted red..
E. Adopt the recommendations of the Settler's Irrigation District as follows:
1. All irrigation /drainage facilities along with their easements must be protected
and continue to function. The facilities involved are the Parkins-Nourse Lateral
and the Heritage Drain.
2. A Land Use Change Application must be on file prior to any approvals.
3. A license agreement MUST be signed and recorded prior to construction of any
S.LD. facilities.
4. Any changes to the existing irrigation system such as relocation, film;, and
landscaping must be approved by Settlers Irrigation District.
5. All stone drainage must be retained on-site.
6. The development must supply irrigation access to all lots within the above-
- mentioned subdivision. If the developer wishes to have Settlers ]krigation 'District
own, operate, and maintain the pressure irrigation system an agreement needs to
be in place prior to the pre-construction meeting.
7. According to the application, it is proposed that the subdivision will access a
pressure inrigation stub from the existing Havasu Creek Subdivision's pressure
irrigation system. SID has no objections to this proposal as long as the system is
installed to our standards and specifications, and the developer of Havasu Creelc is
agreeable allow connection since SID as not assumed ownership of the system to
date.
F. Adopt the Reconunendations of Central District Health Department as follows:
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Razzberry Crossing Subdivision PP-03-039 Pagel
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.
Run-off is not to create a mosquito breeding problem.
4. Stonmwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
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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