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HomeMy WebLinkAboutStaff CommentsMAYOR Tammy de Weerd GTY COUNCIL MEMBERS Keith BIM Wi9iam LM. Nary Shaun Werdle Charles M. Rountree cm of C~ri~i~n . ll IDAHO LEGAL DEPARTMENT (208) 488-97/2 Fax 466.4405 PUBLIC WORKS BUILDING DEPARTMENT (208) 8985500 ~ Fa%896-9551 PLANNING AND ZONING DEPARTMENT (208) 8645533 • FAX 880-8654 STAFF REPORT: Hearing Date: April 13, 2004 To: Mayor, City Council and Planning & Zoning Commission RECEIVED From: Steve Siddoway, Principal City Planner q+.ttrr-~- APR 0 92004 Bruce Freckleton, Senior Engineering Tech City Of Meridian City Clerk Office Re: Fulfer Subdivision No. 2 Final Plat approval of Forty-Seven (47) Single-Family Residential Building Lots and Two (2) Common Lots on 14.32 Acres in an R-4 Zone, by Kevin Howell Construction (File No. FP-04-020). We have reviewed the above referenced submittals and offer the following comments, as conditions of approval These conditions shall be considered in full, unless expressly modit5ed or deleted by motion of the Meridian City Council: APPLICATION SUMMARY The applicarn, Kevin Howell Construction, has applied for Final Plat approval of 47 single- family residential building lots and two common lots on 14.32 acres of land for Fulfer Subdivision No. 2. This is the second phase in what has been known in the past as Kelly Creek Subdivision. During the recording of the first phase, the name Kelly Creek was not allowed by the County Engineer, so the name was changed by the applicant to Fulfer Subdivision. The current zoning designation for the proposed subdivision is R-8 (Medium Density Residential). The application incorrectly states the zoning as R-4; staff has verified per annexation ordinance 03-1053 that the inning is R-8. This subdivision will have a gross density of 3.28 d.u./acre and a net density of 4.59 d.u./acre. The common lots within the subdivision consist of an open space/drainage lot (Lot 7, Block 9) and a micropath lot (I.ot 7, Block 3). Both lots will be owned and maintained by the Fulfer Neighborhood Association. The pressurized irrigation system within this developmem will be owned and maintained by Settler's Irrigation District. re-0a-mo ~ sbn srr Planning & Zoning CommissionlMayor & City Council Hearing Date: April 13, 2003 Page 2 The submitted final plat shows a reduction in open space when compared to the preliminary plat as follows: • The micropath lot (Lot 7, Block 3) has been narrowed from 20 feet to 15 feet. • The open spaceldrainage lot (Lot 7, Block 9) has been reduced by about 5 feet on the east side and by about 35 feet on the west side. This is equivalent to about 0.1 acres of open space less than the Preliminary Plat. The Preliminary Plat had 7.54 acres (4.51%) open space and the full acreage of open space was made a condition of the CUP. The applicant should demonstrate how the reduced open space will be made up in this phase or future phases prior to approval of the final plat. The following minor change is also proposed by the applicant and is recommended for approval by staff: • Along the west boundary, Lot 6, Block 8 was increased from 64 feet wide to 76 feet wide. Lots 2-8 were decreased from 80 feet to 72-76 feet wide. All lots still meet the minimum lot size and frontage approved with the Planned Development for Fulfer (Kelly Creek) Subdivision. A Conditional Use PermitlPlanned Development was approved for the proposed subdivision which allowed for a mix of residential and commercial uses in the R-8 zone, reduced lot sizes, reduced frontage requirements, and an allowance for blocks within the subdivision to exceed the maximum block length of 1,000 feet. Staff recommends approval of the final plat for Fulfer Subdivision No. 2, upon resolution of the reduced open space, with the comments and conditions stated in this report. LOCATION The proposed Fulfer Subdivision No. 2 is located on the NW comer of N. Linder Road and W. McMillan Road in the SE 1/a of Section 26, T.4N., R.1 W. SU ING PR PERTIE North: Recently approved Lochsa Falls Subdivision (single-family residential), zoned R-4. West: Recently approved Lochsa Falla Subdivision (single-family residential), zoned R-4. East: Phase 1 of Fulfer (Kelly Creek) Subdivision, zoned R-8. South: Future phase of Fulfer (Kelly Creek) Subdivision, zoned R-8 and L-O. [m~oaozo rww~sonzrr Planning & Zoning CommissionlMayot & City Council Hearing Date: April 13, 2003 Page 3 STTE SPECIFIC COMMENTS /FINAL PLAT 1. Applicant is to meet all teens of the approved conditional use permit (CUP-03-028), preliminary plat (PP-03-014) and Developmem Agreement (Inst. No. 103181095). 2. The applicant has indicated that the Settler's Irrigation District will own and maintain the pressure irrigation system within this development. 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 wnnection 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. 3. Micropath fencing shall comply with the requirements of MCC 12-13-15-9. All Fencing for the project shall be reduced to three feet in height within twenty feet of the right-of- way. 4. Street signs are to be in place, water system shall be approved and activated, pressurized irrigation system approved and activated, drainage lots conshucted, fencing installed, and road base approved by the Ada County Highway District prior to applying for building permits. All development improvements, including perimeter fencing, irrigation, and landscaping shall be installed and approved prior to obtaining certificates of occupancy. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, amenities, sanitary sewer, water, etc, prior to signature on the final plat. 5. Sanitary sewer service and municipal water to this site shall be via extensions from existing mains. Applicam will be responsible to construct the sewer and water mains to and through this proposed development, thereby making them available to adjacent properties. 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. 6. Complete the Certificate of Owners and accompanying Acknowledgment prior to signature on the final plat. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat per Resolution 02-374. 8. Revise or add the following notes to the Face of the plat: (11.) Complete recording information. (12.) Complete recording information. (13.) Revise last sentence to read: "The landscaping of said micropath shall conform to Meridian City Ordinance 12-13-15. Fencing adjacent to the micropath shall conform to Meridian City Ordinance 12-13-15-9." ra-oa-mo ~sun2.Fr Planning & Zoning Commission/Mayor & City Council Hearing Date: April 13, 2003 Page 4 9. Developer shall coordinate mailbox locations with the Meridian Post Office. 10. Graphically depict a 15-foot wide easement along the western boundary, this extra width is necessary due to the location of pressurized irrigation. 11. Please clarify the significance of the points that are referenced in the blow-up detail for the southeast comer of Lot 5, Block 6. 12, Stafl's failure to cite specific ordinance provisions or terms of the approved preliminary plat or conditional use permit does not relieve the Applicant of responsibility for compliance. 1. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and comiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, plans will be reviewed and approved by the meridian City Engineer prior to final plat signature 2. 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 may be used for non-domestic purposes such as landscape irrigation. 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. Final design locations and quantity are determined after power designs aze completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Departmern prior commencing installations. 4. 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. Applicant's engineer will be required to submit a signed, stamped statement certifying that all street finish centerline elevations are set a minimum of three feet above the highest established normal groundwater elevation. 6. Coordinate fire hydrant placement with the City of Meridian's Water Works Superintended. 7. 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 eroa-ozo wUmsunzFe Planning & Zoning Commission/Mayor & City Council Hearing Date: April 13, 2003 Page 5 were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. STAFF RECOMLVIENDATIOAT Staff recommends approval of the final plat for Fulfer Subdivision No. 2, upon resolution of the reduced open space, with the above stated comments and conditions. FP-04030 Tt~~S1b ~ ~