HomeMy WebLinkAboutStaff CommentsMAYOR
Tammy de Weard
CITY COUNCIL MEMBHRS
Keith Bird
William LM. Nary
Shaun Wardle
Charles M. Rountree
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11 IDAHO
crrY BALL.
(208) 888-0433 - Fex 887-0813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-3300 - Faz 887-1297
LEGAL DEPARTMENT
(208) 466-9272 _ FAX 466-4403
STAFF REPORT: Hearing Date: June 22, 2004
To: Mayor, City Council and Planning & Zoning Commission ~~~''`` ~~-,T
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From: Sonya Allen, Assistant City Planner ~~R e
John Boyd, Engineering Tech. II ~~~ I u 2004
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Re: Settlement Bridge Subdivision No. 1
Request for Final Plat Approval of 88 Single-family Residential Building Lots
and 25 Common Lots on 25.15 Acres in an R 8 Zone for Settlement Bridge
Subdivision No. 1, by Capita! Development, Inc. (File No. FP-04-034)
We have reviewed the above-referenced submittal and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Councr7:
APPLICATION SUMMARY & LOCATION
The applicant, Capital Development, Inc., has requested final plat approval for the first of six
phases of Settlement Bridge Subdivision. The subdivision is located on the east side of Locust
Grove Road and on the south side of McMillan Road, south and east of an Idaho Power
Company substation in the N'/z of the NW '/a of Section 32, T.4N., R.lE. Phase one consists of
88 single-family residential building lots and 25 common area lots on 25.15 acres in an R-8
zone. The gross density is approximately 3.50 dwelling units/acre. The net density is
approximately 4.59 dwelling units/acre.
A Conditional Use Permit/Planned Development was approved for this subdivision, which
allowed for reductions to the minimum requirements for lot frontages, lot sizes, a substandard
cul-de-sac length, and a sidewalk variance along McMillan Road.
The applicant has proposed chain link fencing with slats along the southern boundary of the
subdivision. Fence type was discussed at length with the Council at the preliminary plat hearing;
however, a resolution was not reached as to the type of fencing that would be allowed. The
following fencing types were discussed during the review process: ahedge-type fencing,
wrought iron fence, and chain link fencing (without slats). Chain link fencing with slats was not
discussed. Staff asks that the Council consider this matter.
Mayor & City Council
Hearing Date: June 22, 2004
Page 2 of 5
Staff finds that the submitted final plat substantially complies with the approved preliminary
plat. The final plat shows four lots less than was approved on the preliminary plat and the open
space increased on Lot 8, Block 13. Staff has no objection to these changes.
Staff recommends approval of Settlement Bridge Subdivision No. 1 with the comments and
conditions stated in this rep
SITE SPECIFIC REOUIREMENTS/FINAL PLAT
1. Applicant shall meet all terms of the approved Development Agreement (Inst. No.
104061807), Conditional Use Permit (CUP-03-065) and Preliminary Plat (PP-03-041).
2. The North Slough bisects the subject property and is a feature that will need to be
protected. The Developer's Engineer is to submit plans and a design approval letter from
Settlers Irrigation District to the City of Meridian Public Works Department prior to a
pre-construction conference being held. An executed license agreement for crossing the
North Slough with water and sewer mains must be submitted prior to signature on the
final plat by the Meridian City Engineer.
3. Sanitary sewer service to this site shall be via a main trunk extension to the existing
temporary sewage lift station in the Vienna Woods Subdivision. Applicant is responsible
for any upgrades to the Vienna Woods Lift Station required to serve the Settlement
Bridge project. Applicant will be responsible to construct the sewer mains within this
proposed development. Subdivision designer to coordinate main sizing and routing with
the Public Works Department.
4. The construction contract for providing additional water supply from the low-pressure
zone to the high-pressure zone has been awarded and will be under construction. Other
development projects in the high-pressure zone north of Ustick Road may benefit from
this project. If Capital Development reimburses the City for this expense in accordance
with the agreement approved by City Council at the meeting on June 7, 2004, Capital
Development will be eligible to receive a latecomer from those other benefited projects.
Capital Development must reimburse the City for development of this project prior to
signature on the final plat by the Meridian City Engineer.
Municipal water service to this site shall be via main line extensions from existing mains
in N. Locust Grove Road and E. McMillan Road. Applicant will be responsible to
construct the water mains within this proposed development. Subdivision designer to
coordinate main sizing and. routing with the Public Works Department.
6. 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.
FP-04-034 Settlement Budge Subl FP.doc
Mayor & City Council
Hearing Date: June 22, 2004
Page 3 of 5
The pressurized irrigation system within this development is to be owned and
maintained by the Homeowners Association. The development falls within the
boundaries of the Settler's Irrigation District. 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 requved. If a single-point connection is utilized, the developer shall be responsible for
the payment of assessments for the irrigable common areas prior to signature on the final
plat by the Meridian City Engineer. A draft copy of the pressurized irrigation system
O&M marnial must be submitted prior to development plan approval.
8. Street signs are to be in place, water system shall be approved and activated, pressurized
irrigation system approved and activated, drainage lots constructed, fencing installed,
off-site pathway constructed, and road base approved by the Ada County Highway
District prior to applying for building permits. Ail development improvements,
including fencing, micro-paths, off-site pathway, 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, sanitary sewer, water, etc., prior to signature on the final plat by
the Meridian City Engineer.
9. Complete the Certificate of Owners and its accompanying Acknowledgement.
10. Provide fencing along the southern boundary of the subdivision as determined by City
Council. Revise the landscape plan accordingly if fencing material is changed.
All fencing must be in compliance with MCC 12-4-10.
Temporary construction fencing to contain debris shall be installed along the boundaries
of this phase unless fencing already exists at the subdivision boundaries.
11. Add a note to the face of the plat (graphically or in the notes section) that Lot 5, Block 9,
shall have a blanket cross-access easement in favor of Lots 6, and 7.
12. Add a note to the face of the plat (graphically or in the notes section) that Lot 8, Block
10, shall have a blanket cross-access easement in favor of Lots 7, 9, 1Q & 11.
13. Please add or revise the following plat notes:
a. Several of the notes on Sheet 1 of 4, are numbered incorrectly. Please renumber the
notes so they read in the correct numeric order.
b. 12). Add the recorded instrument # for the Development Agreement (currently
shown as note #11).
14. Show the side lot line easements to be 5' at the east sides of Lot 16, Block 11 and Lot
17, Block 10 (these lot lines are against future phases of the subdivision).
FP-04-034 Settlement Budge Subl FP.doc
Mayor & City Council
Hearing Date: June 22, 2004
Page 4 of 5
15. Submit details of the playground equipment for the proposed tot lots to the Planning and
Zoning Department. Such tot lots shall be constructed or bonded for prior to signature on
the final plat.
16. Staff s failure to cite specific ordinance provisions or terms of the approved annexation
or preliminary plat does not relieve Applicant of responsibility for compliance.
GENERAL REOilIItEMENTS
1. Except for the North Slough (aka Settlers Canal) 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. Plans will need to
he approved by the appropriate irrigation/drainage district, or lateral users association,
with written confirmation of said approval submitted to the Public Works Department.
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.
Street signs are to be in place, water system shall be approved and activated, pressurized
irrigation system approved and activated, drainage lots constructed, fencing installed,
and road base approved by the Ada County Highway District prior to applying for
building permits. All development improvements, including fencing, micro-paths,
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, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
4. Two-Hundred-fifty watt (250w) and One-Hundred watt (100w), 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 are completed by Idaho Power Company. Street light contractor to
obtain design and permit from the Public Works Department prior commencing
installations.
5. Compaction test results must be submitted to the Meridian Building Departmern for all
building pads receiving engineered backfill, where footing would sit atop fill material.
6. Submit "Final" letter from the Ada County Street Name Committee, approving the
subdivision and street names. Make any corrections necessary to wnform.
7. 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.
FP-04-034 Settlement Budge Subl FP.doc
Mayor & City Council
Hearing Date: June 22, 2004
Page 5 of 5
8. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief
and the Public Works Department.
9. Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K.
Sidewalks are to provide a clear five-foot-wide (four feet if detached) walkway pathway
without encroachment of mailbox structures.
10. All developmern shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
11. No building permits shall be issued within the development until a final plat has been
recorded for this subdivision.
Staff recommends approval of the final plat for Settlement Bridge Subdivision No. 1 with the
above stated comments and conditions.
FP-04-034 Settlement Bridge Subl FP.doc