HomeMy WebLinkAboutSparrowhawk Subdivision PPR,EGEIVEI~
FEB 2 6 2004
City Of Meridian
City Clerk Office
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Case No(s).:
Applicant:
Sparrowhawk Subdivision #2
PP-03-043, CUP-03-066
David Waldron
P&Z Commission Hearing Date: February 5, 2004
Recommendation: Approve with conditions.
Summary of Public Hearing:
• The Applicant, David Waldron, testified in favor of the application.
• Two members of the public testified, expressing concerns about the proposed
development.
• Key issues of discussion and questioning by Conunission included:
• Irrigation water and the future delivery of water to and through this
site
• Deferral of construction of the landscaping along Franklin Road
• Fencing
Key Commission Additions/Modifications to Staff Recommendation:
• The Commission made no key modifications to the staff recommendation. Aminor
modification was made to a preliminary plat condition regarding mitigation of the
trees that will be removed.
Outstanding Issues for City Council:
• None
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE )
REQUEST FOR PRELIMINARY )
''PLAT APPROVAL OF 11 )
BUILDABLE LOTS AND 1 )
COMMON/OTHER LOT ON 15.8 )
ACRES IN A C-G ZONE FOR )
SPARROWHAWK SUBDIVISION #2
Case No. PP-03-043
RECOMMENDATION TO CITY
COUNCIL
DAVID WALDRON,
Applicant
The property is approximately 15.8 acres in size and is located on the northeast
corner of Franklin Road and Nola Road, in Section 8, Township 3 North, Range 1
East.
2. Dee R. Lynn is the current property owner, who has provided notarized consent
for the subject application.
3. The Applicant is David Waldron.
4. The subject property is currently zoned C-G. The zoning of C-G is defined within
the City of Meridian Zoning and Development Ordinance Section 11-7-2.
5. The subject property is within the city limits 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 commercial subdivision with eleven (11) buildable lots and one (1)
common/other lot.
8. There are no significant or scenic features of major importance that affect the
consideration of this application.
9. .The Planning and Zoning Commission recognized the concerns of Rod Cullen
and Darrin Cook, expressed at the February 5, 2004, hearing and in the letters
from John Anderson dated January 26, 2004, and from the Nampa & Meridian
Irrigation District dated January 14, 2004.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 11
BUILDABLE LOTS AND 1 COMMON/OTHER LOT ON 15.8 ACRES IN A C-G ZONE FOR
SPARROWHAWK SUBDIVISION #2, BY DAVID WALDRON - PP-03-043 -Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the requested Preliminary Plat as
requested by the Applicant for the property described in the application, subject to the
following:
A. Adopt the Special Recommendafions of the Planning and Zoning Commission as
follows:
Add a sentence to the second bullet in Site Specific Condition #5 on page 7 that
says: "Refer to Meridian Parks and Recreation letter or February 3, 2004, written
by Elroy Huff, regarding mitigation of 62 caliper inches of trees."
B. Adopt the Comments and Recommendations of the Meridian Planning & Zoning
and Engineering Departments as follows:
SITE SPECIFIC CONDITIONS-PRELIMINARY PLAT
All conditions of the previously approved Annexation/Zoning (AZ-00-024),
Development Agreement, Sparrowhawk Subdivision #1, Conceptual Conditional
Use Permit (CUP-02-001), and the current Conditional Use Permit (CUP-03-066)
application shall also be considered conditions of the Preliminary Plat (PP-03-
043). Because this site consists of two legal lots of record, the Applicant shall be
allowed to pull one building permit for Lot 2 and one building permit for Lot 3,
Sparrowhawk Subdivision #1, prior to recordation of Spanowhawk Subdivision
#2, if separate CUP approval is obtained for the buildings.
2. Install landscape materials within the 25-foot wide platted landscape easement
adjacent to the existing single-family home in accordance with MCC 12-13-12.
Said landscaping shall be reflected on the landscape plan submitted with the fmal
plat.
3. Either road trust with ACHD for the required sidewalk on Franklin Road, or
construct a 5-foot wide concrete sidewalk on Franklin Road abutting the site.
Construct a 5-foot wide concrete sidewallc on Nola Road abutting the site. Prior to
signature of the final plat(s), all sidewalks shall be constructed or a financial
guarantee that said improvements will be completed shall be provided (MCC 12-
5-3).
4. Prior to the City Engineer's signature of the final plat, submit to the Planning and
Zoning D epartment, a recorded copy o f a c ross-parking/cross-access a greement
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 11
BUILDABLE LOTS AND 1 COMMON/OTHER LOT ON 15.8 ACRES IN A C-G ZONE FOR
SPARROWHAWK SUBDMSION #2, BY DAVID WALDRON - PP-03-043 -Page 2
for the lots within the subdivision to utilize the drive aisles and off-street pazking
stalls.
5. The submitted landscape plan prepared by The Land Group, Inc., and dated 11-
21-O1 is approved subject to the following:
• Street buffers along Franklin Road shall be constructed in accordance with
CUP-03-066.
• 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 are removed.
Refer to Meridian Parks and Recreation letter or February 3, 2004,
written b y E Troy H uff, r egarding mitigation o f 6 2 c aliper i nches o f
trees.
6. A detailed fencing plan shall be submitted upon application of the final plat
(MCC 12-4-10.F.3). A minimum 6-foot fence shall be required around the
perimeter of the subdivision unless the City agrees in writing that such a fence is
not required. All fencing shall be installed in accordance with MCC 12-4-10.
7. The Applicant has indicated that the pressurized irrigation system within this
development is to be owned and operated by Dee R. Lynn, however the developer
is David Waldron. Staff requests clarification of this arrangement at the hearing.
Underground yeaz-round pressurized irrigation must be provided to all lots within
this development (MCC 12-5-2.N). The City of Meridian requires that pressurized
irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3).
The Applicant shall be required to utilize any existing surface or well water for
the p rimary s ounce. If a s urface o r w ell s ounce i s n of a vailable, a s Ingle-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 fmal plat by the City
Engineer. A draft copy of the pressurized irrigation system O&M manual must be
submitted prior to development plan approval.
8. Sanitary sewer service to this subdivision shall be from a main being installed in
Franklin Road. The Applicant may be responsible to construct sewer 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.
9. Municipal water to this site shall be via extensions from mains being installed in
Franklin Road and Nola Road. Applicant will be responsible to construct a water
main through this proposed development to provide a looped system for domestic
and fire protection. Subdivision designer to coordinate main sizing and routing
with the Public Works Department. Applicant shall execute City of Meridian
RECOMMENDATION TO CITY COUNCII. FOR PRELIMINARY PLAT APPROVAL OF 11
BUILDABLE LOTS AND 1 COMMON/OTHER LOT ON 15.8 ACRES IN A C-G ZONE FOR
SPARROWHAWK SUBDIVISION #2, BY DAVID WALDRON - PP-03-043 -Page 3
standard forms of easements, for any mains that are required to provide service.
10. Maintenance of all common areas (e.g. -drive aisles, landscaping, etc.) shall be
the responsibility of the Sparrowhawk Business Owners Association.
11. Direct lot access to Franklin Road is prohibited unless approved by ACRD and
the City of Meridian. A note shall be placed on the final plat restricting access to
Franklin Road.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
1. Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
2. Prior to signature of the final plat(s) by the City Engineer, 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. that has not been completed.
3. A detailed landscape plan, in compliance with the Landscape Ordinance, shall be
submitted for the subdivision with the final plat(s) application.
4. All sidewalks shall be constructed in accordance with MCC 12-5-2.K.
5. 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. Final design locations
and quantity are determined after power designs are completed by Idaho Power
Company. The street light contractor shall obtain design and permit from the
Public Works Department prior commencing installations.
6. Please submit all updated groundwater/soils monitoring data to the Public Works
Department for review. 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 100-year storm events.
Side slopes within drainage areas shall not exceed 3:1. Any portion of a drainage
azea not improved with sod/grass seed (or other approved landscaping) shall not
count towards the required open space area. 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.
7. Developer shall coordinate mailbox locations with the Meridian Post Office.
RECOMMENDATION TO CITY COUNCII. FOR PRELIMINARY PLAT APPROVAL OF 11
BUILDABLE LOTS AND 1 COMMON/OTHER LOT ON 15.8 ACRES IN A C-G ZONE FOR
SPARROWHAWK SUBDIVISION #2, BY DAVID WALDRON - PP-03-043 -Page 4
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. 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.
10. Staffs failure to cite specific ordinance provisions or terms of the approved
annexation conditional use does not relieve the Applicant of responsibility for
compliance.
11. Preliminary plat approval shall be subject to the expiration provisions set forth in
MCC 12-2-4.
C. Adopt the Recommendations of ACHD as follows:
1. Comply with the conditions of Sparrowhawk Subdivision, as approved on
February 28, 2001 by the Ada County Highway District Commission.
D. Adopt the Meridian Fire Department Recommendations as follows:
1. That afire-flow as required by the International Fire Code is provided to service the
entire project. Fire hydrants shall be placed an average of 350' 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 150' in length that is
not provided with an outlet shall be required to have a tum around.
5. All entrances and internal roads shall have a turning radius of 28' inside and 48'
outside.
6. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
7. The proposed subdivision will have an unknown transient population and will
have an unknown impact on Meridian Fire Department call volumes. According
to a report complete 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 year 2010, this up from 2069 responses in the year 2000.
8. All building uses and processes to comply with the fire code in effect at the time
of construction.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 11
BUII.DABLE LOTS AND 1 COMMON/OTHER LOT ON 15.8 ACRES IN A C-G ZONE FOR
SPARROWHAWK SUBDIVISION #2, BY DAVID WALDRON - PP-03-043 -Page 5
9. No vertical obstructions or mature landscaping which obstructions the outlets of the
fire hydrant within 10'.
10. Vertical clearance for driveways shall be 13'6", this may affect tree placement in
landscaping areas.
11. All fire lanes shall have a clear driving surface which is 20' wide available at all
times.
E. Adopt the Recommendations of the Central 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 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.
F. Adopt the Recommendations of the Meridian Parks Department as follows:
1. I have looked at existing trees on the site and determined which qualify to be
mitigated. One 28" Oak tree, One 10" English Walnut, One 8" fruiting plumb,
Two 8" evergreens. The total caliper inches to be mitigated for is 62" inches.
G. Adopt the recommendations of the Sanitary Services Company (SSC) as follows:
1. Approaches to the trash enclosures shall allow SSC trucks to access the enclosure
without a vehicle parked in front of it.
2. Design the enclosures per the standard recommendations of SSC for access, gates,
floor/pad, container stops/bumpers, and dimensions. Coordinate the design with
SSC. Approval of the trash enclosure design will be required prior to submittal of
a Conditional Use Permit and issuance of a Certificate of Zoning Compliance.
RECOMMENDATION TO CITY COUNCII. FOR PRELIMINARY PLAT APPROVAL OF 11
BUILDABLE LOTS AND 1 COMMON/OTHER LOT ON 15.8 ACRES IN A C-G ZONE FOR
SPARROWHAWK SUBDIVISION #2, BY DAVID WALDRON - PP-03-043 -Page 6