HomeMy WebLinkAboutCobblefield Crossing No. 2 PP~, ~ CEI~II
FEB 2 " 2004
City Of Meridian
~i City Clerk OfGcc
';,
Li~~-ll~~I tlI ~ ~°t STAFF SUMMARY
l ,~,~~. r
`~<<, ~ OF
~~~`"~="~ ~~t~ PLANNING AND ZOMNG CONIVIISSION
RECOMMENDATION TO CITY COUNCIL
Project Name: Cobblefield Subdivision No. 2
CaseNo(s).: AZ-03-028 /CUP-03-059 / PP-03-033
Applicant: Initial Point, LLC
P&Z Commission Hearing Date: January 15, 2004
Recommendation: Approve with conditions
Summar}' of Public Hearing:
• Rod Ralphs of Initial Point, LLC, testified in favor of the application.
Two neighbors spoke in opposition to the project, expressing concerns about how Che
proposed subdivision would impacttheir irrigation water.
Key Commission Changes to Staff Recommendation: N/A
Outstanding Issues for City Council:
• The applicant has met with City staff concerning the replatting of the open space lot
in Cobblefield No. 1 and the open space and amenities requirements for Cobblefield
No. 1 and Cobblefield No. 2. The applicant has submitted a proposal which has been
approved by staff. The applicant and staff will detail this proposal for Council.
• Minor modifications have been made to the plat which was approved by the Planning
and Zoning Conunission.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLA"I' FOR Cobblel'ield Subdivision
N o. 2
Case No. PP-03-033
RECOMMENDAT[ON TO CITY
COUNCIL
lnitial Point, 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 th,e
applicant for the property described in the application, subject to the following:
l . The property is located at 1295 W. McMillan Road.
~. The owner of record of the subject property is Initial Point, LLC.
4. Applicant is Initial Point, LLC.
5. The subject property is currently zoned RUT. The zoning district of R-8 is
defined within the City of Meridian Zoning and Development Ordinance, Section
ll-7-2.
6. The Applicant requests the Conditional Use Permit for a Planned Development in
a proposed R-8 zone. The R-8 zoning designation within the City of vleridian
Zoning and Development Ordinance requires a Conditional Use Permit be
obtained for most uses including those requested by the Applicant (_Nleridian
City Zoning and Development Ordinance, Section 11-8-1).
7. The Meridian Planning and Zoning Commission recognizes that the proposed
application is in compliance with the Meridian Comprehensive Plan.
8. The use proposed which is the subject of this will, in fact, constitute a conditional
use as determined by City policy.
9. The P Tanning a nd Z oning C ommission r ecognized t he c oncerns o f,io int school
District No. 2, expressed in their letter dated October 21, 2003.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELINIINr1Rl' PL:1T FOR
Cobblefield No. 2 Subdivision CUP-03-059 Page 1
A. Adopt the Special Recommendations of the Planning and Zoning Commission as
follows:
l . Add a paragraph 11 on page 7 stating that the applicant and their neighbors, the
Englishes and the Converserves, shall provide a letter of agreement regarding
water delivery prior to submittal of the Final Plat.
2. Add a paragraph 12 on page 7 stating that any change to Copbtlefield
Subdivision No. 1 is not a part of this application.
B. Adopt the Recommendations of the Planning and Zoning aid Engineering staff as
follows:
S1TE SPECIFIC COMMENTS (preliminary plat)
The applicant must construct the approved amenities on Lot 1, Block 5
Cobblefield Crossing No. 1 and as modified by this proposal.
2. Fencing details shall be submitted with the Fina] 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 iu height if it is
non-sight obscuring. A solid, 6-foot high perimeter fence shall be installed prior
Co any building permits being issued, unless agreed to otherwise in writing by the
Platming Director.
3. All adjacent agricultural uses shall be protected and a note added to the face of the
plat regarding the Right to Fann Act.
4. The required landscaping and irrigation system shall be installed prior Co the
issuance of a Certificate oC Occupancy For any building on any lot created by the
subdivision. If not installed, landscaping and fencing must be bonded for prior to
applying for building permits.
5. No phasing lines were shown on the preliminary plat. if phasing is planned,
applicant shall subnut a revised plat prior at least 10 days prior to the next public
hearing showing the proposed phase lines.
6. 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 Settlers Irrigation District.
7. 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 Che culinary water system shall be required. If a single-point
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Cobblefield No. 2 Subdivision CUP-03-059 Page 2
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.
8. Please submit final groundwater/soils monitoring data as prepared by a soils
scientist with the 5nal plat. 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 stone
event. 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 Che street centerline
elevations are set a minimum of 3-feet above the highest established normal
groundwater elevation. This i s t o help ensure that the b ottom e levaticn o f t he
crawl spaces of homes is at least 1-foot above groundwater.
9. Add Lot 7, Block 16 to the list of lots in note 7.
10. The applicantideveloper shall be required to pay sewer atld water assessment fees
for and physically connect the existing home on Lot 1, Block 16 to city sewer and
water services.
GENF,RAI. CONIMENTS (preliminary 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. Mal<e any
corrections necessary to conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
;. A letter of credit or cash surety in the amount of 110% will be required for all
fencii~tg, I andscaping, p ressurized i rrigation, s anitary se wer, w ater, e tc., prior t o
signahre 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. AJI irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecting, crossing or lying adjacent and contiguous to the area beinv
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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT 1=0R
Cobblefield Vo. 2 Subdivision CUP-03-059 Page 3
appropriate in-igation/drainage district, or lateral users association, with written
confirmation of said approval submitted to the Public Works Depaml~ent.
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 9-1-4 and.
9-4-8. Wells may be used for non-domestic purposes such as landscape u-rigation.
7. Performance specifications for the common area pressurized inigation system
shall be submitted with each Final Plat application.
C. Adopt the Recommendations of the Meridian Fire Department as follows
One and two family dwellings will require afire-flow of LOGO gallons per minute
available for a 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
Department.
4. The phasing plan may require that any roadway greater than 1~0' in length
that is not provided with an outlet shall be required to have a turn around.
5. All roads shall have a turning radius o'f 28' inside and 48' outside.
6. The court on the end of W. Adams Place shall have the curbs painted red from Lot
lOtoLotl6.
7. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
8. The roadways shall be built to Ada County Highway Standards and shall have a
clear ch-iving surface, available at all times, which is 20' wide. The lots adjacent
to the knuckles on Blocks 14 Lots 3,4,5,25,26,27 shall be posted "No Parking Pi,re
Lane" and shall have the curbs painted red.
D. Adopt the Recommendations ofACHD as follows:
1. The applicant shall construct a 5-foot detached concrete sidewalk south of the Lamp
Canal within an easement provided to the District.
2. Construct the main entrance, North Zachary Way, to intersect McMillan Road
approximately 130-feet (to the centerline) east of the west property line, as proposed.
RECOMMENDA7lON TO CITY COUNCIL OF APPROVAL OF PRELLYItNARY PLAT POR
Cobblefield No. 2 Subdivision CUP-03-059 Page 4
3. Construct all of the internal roadways as 36-foot street section with curb, gutter and
5-foot concrete sidewalk within 50-feet of right-of-way, as proposed.
4. Constrict a stub street (W. Adams Place) to extend to the west property line
approximately X75-feet (measured centerline to centerline) south of McMillan Road,
as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD
WILL BE EXTENDED IN THE FUTURE".
5. Construct a stub street to extend to the east property line. Install a sign at the
terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
6. Any proposed landscape islands/medians within the public right-of--way dedicated by
this plat shall be owned and maintained by a homeowners association. Notes of this
are required on the final plat.
7. Provide a minimum of 21-feet measured fiom back of curb to back of curb on either
side of a proposed island or median.
Other than the accesses that have been approved with this application, direct lot
access to McMillan Road is prohibited and shall be noted on the final plat.
9. Comply with all Standard Conditions of Approval.
Stai:dai^d Corzditioixs of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. A11 utility relocation costs associated with improving street fi'ontages abutting the
site shall be borne by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that maybe
damaged during the construction of the proposed development. Contact
Construction Services at 387-6280 (with file number) for details.
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 a~~d 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 uF Idaho shall
prepare and certify all improvement plans.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARI' PLAT FOR
Cobblefield No. 2 Subdivision CUP-03-059 Page 5
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.
Construction, use and property development shall be in conformance with all
applicable requirements of the Ada County Highway District prior to District
approval Cor 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 Diso~icl
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 DIGLfNE (1-
800-342-1585) at leasC two full business days prior to breaking ground within
ACHD right-of--way. The applicant shall contact ACHD Traffic Operations 387-
6190 in the even.[ 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.
I 1 . Anychange by the applicant in the planned use of the property which is the
subject of this application, shall require the applicant to comply with alt rules,
regulations, ordinances, plans, or otherregulatory and legal restrictions in force at
the time the applicant or its successors in interest advises the Highway Dishict 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.
E. Adopt the Reconunendations of 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.
Run-off is not to create a mosquito breeding problem.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Cobblefield No. 2 Subdivision CUP-03-059 Page 6
4. Stormwater 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.
Adopt the Recommendations of Settlers' Irrigation District as follows:
All irrigation/drainage facilities along with their easements must be protected and
continue to function. The faci]ity involved is the Coleman Lateral. The requested
easement is 30' (lY on either side from the center line of the lateral)
A Land Use Change Application must be on file prior to any approvals.
A license agreement MUST be signed and recorded prior to consll action o F any
S.LD. facilities.
Any changes to the existing irrigation system such as relocation, tiling, and
landscaping must be approved by Settlers Irrigation District.
All storm drainage must be retained on-site.
The development must supply irrigation access to all lots within the above-
mentioned subdivision. If the developer wishes to have Settler's Irrigation
District own, operate, and maintain the pressure irrigation system an agreement
needs to be in place prior to the pre-construction meeting.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Cobbletleld No. 2 Subdivision CUP-03-059 Page 7