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HomeMy WebLinkAboutStaff Comments MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Keith Bird Christine Donnell Shaun Wardle Charles M. Rountree c:;;W;;;;; i ân LEGAL DEPARTMENT (208) 466-9272 'Fax 466-4405 PUBLIC WORKS BUILDING DEPARTMENT (208) 887-2211 Fax 887-1297 PLANNING AND ZONING DEPARTMENT (208) 884-5533. FAX 888-6854 STAFF REPORT: Hearing Date: November 23, 2004 To: Mayor and City Council Sonya Allen, Assistant City Planner J4 Bruce Freckleton, Development Services Manager~ Larkspur Subdivision From: Re: RECEIVED Nav 1 8 2004 City Of Meridian City Clerk Office Final Plat approval of Fifty-six (56) Building Lots and Six (6) Common Lots on 18.94 Acres in R-4, R-8, and L-O Zones by Larkspur, LLC (File No. FP-O4-067). 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 modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY & LOCATION The applicant, Larkspur, LLC, has applied for Final Plat approval Of 56 building lots and 6 common lots on 18.94 acres ofland for Larkspur Subdivision. The proposed subdivision is zoned R-4 (Low Density Residential), R-8 (Medium Density Residential), and L-O (Limited Office) and will include single-family residential, office, and assisted living uses. Larkspur Subdivision is located at 2090,2190, and 2240 S. Meridian Road and is in the NW \4 of Section 19, T.3N., R.IE. The common area lots within the subdivision consist of landscape, open space, and drainage lots. The pressurized irrigation system within this development is to be owned and maintained by Nampa Meridian Irrigation District. A Conditional Use Permit was approved for this subdivision that allowed for reductions to the minimum requirements for the R-8 and L-O zones for lot size (from 6,500 s.f. to 4,011 s.f. for detached homes in the R-8 zone and from 7,000 s.f. to 5,453 s.f. for the L-O zone), and street frontage (from 65-feet to 22.18-feet for detached homes). Staff has added a condition of approval that the applicant provides a 4O-foot wide landscape buffer along S. Meridian Road, including a 5-foot detached sidewalk. The approved preliminary plat did not show the correct buffer width of 35-feet along entryway corridor's or include a 5- foot detached sidewalk within the buffer as required along S. Meridian Road. Detached FP-04-067 Larkspur Sub FP.doc FP-04-067 Mayor & City Council Hearing Date: November 9, 2004 Page 2 sidewalks are required in MCC 12-13-10-8 and the Comprehensive Plan, Chapter IV, Figure VI- 4, along all arterial streets in new developments at the edge of existing city limits. The applicant, Ron Sargent, is in agreement with this condition. Staff recommends approval of Larkspur Subdivision with the comments and conditions stated in this report. SITE SPECIFIC COMMENTS I FINAL PLAT 1. Applicant is to meet all terms of the approved Rezone (RZ-04-009), Conditional Use Permit (CUP-04-025), and Preliminary Plat (PP-04-023). 2. All fencing shall be in compliance with MCC 12-4-10 and 12-13-15-9. 3. Complete the year of platting shown at the top of the plat. 4. Show the temporary emergency vehicle access easement across Lot 2 and Lot 20, Block 1. Show the temporary emergency vehicle turnaround easement on Lot 35 and Lot 36, Block 1. (See also Plat Note 14.) 5. A cross access agreement shall be recorded on Lot 5, Block 1 to facilitate re-development of Lot 1 and Lot 2, Block 1. The agreement shall allow for future access to Lot 12, Block 1. (See also Plat Note 14.) 6. Revise or add the following notes on the face of the plat: (3.) "All rear lot lines and lots lines abutting the exterior boundary of the subdivision, are hereby designated as having a ten (JO) foot wide permanent public utilities, property drainage, and irrigation easement" ever tlie tea (10) feet adjaBeHt te the BItteRer Beaaàæ-y." (4.) Address who will own and maintain the common lots within the subdivision. (5.) "...for Lot 1 and Lot 2 of Block h until such time that these lots are re-developed. At that time. direct lot access to S. Meridian Road will be prohibited." (6.) Delete note. Exterior easement lines are covered in note #3. (7.) Strike note (covered in note #14). (9.) Complete the recording information. (10.) "Buildinf! setbacks and dimensional standards in this subdivision shall be in compliance with Title 11 and Title 12 of the Meridian Otv Code unless otherwise modified bv Conditional Use Permit (CUP-O4-025) which allowed for reduced lot sizes and lot frontaf!es. .. (11.) "The Otv of Meridian is responsible for the maintenance of the ref!ional pathwav surface located on the west side of the Ten Mile Drain. The Homeowner's Association is responsible for maintenance of all landscapinf! adiacent to the pathwav. .. (12.) "Access for the future re-development of Lot 1 and Lot 2. Block 1 shall be provided throuf!h Lot 20. Block 1 or Lot 5. Block 1 as follows: If Lot 1 and Lot 2 redevelop as Larkspur FP.doc Mayor & City Council Hearing Date: November 9, 2004 Page 3 7. 8. h. i. 9. residential uses. access shall be taken across Lot 20 connectinf! to S. Blackspur Wav. Lot 5 shall no lonf!er be reauired to provide cross access. Lot 20 shall no lonf!er be considered a residential buildinf! lot. If Lot 1 and Lot 2 redevelop as commercial and/or offìce uses. access shall be taken across Lot 5. Lot 20 shall be considered a residential buildinf! lot. .. (13.) "Unless otherwise shown or desif!nated. all interior residential buildinf! lots have a five (51 foot wide side easement for permanent public utilities propertv drainaf!e. and irrif!ation easement." Landscape easements and all other easements shall be shown on the face of the plat. There is a 20-foot wide street buffer required along E. Calderwood Dr. and 40-foot wide street buffer, including a 5-foot sidewalk, along S. Meridian Road. The applicant is not required to construct the sidewalk and buffer along Lot 1 and Lot 2, Block 1 at this time. The buffer and sidewalk will be required upon redevelopment of those properties. The landscape plan prepared by Treasure Valley Engineers and dated 10/8/04, shall be revised as follows: a. b. Pedestrian pathway along the Ten Mile Drain must be shown as hard surfaced. Landscape street buffer along S. Meridian Road must be a minimum of 40-feet wide (including width of sidewalk) as it is an entryway corridor to the City. Buildings may not encroach within this buffer/easement. A minimum 5-foot wide detached sidewalk is required along S. Meridian Road (Lots 6 through 10, Block 1), reflect on plan. If the unimproved right-of-way is greater than 13-feet from edge of pavement to edge of sidewalk or property line, developer must maintain a ten-foot wide gravel shoulder and landscape the remainder with lawn or other vegetative groundcover, reflect on plan along S. Meridian Road. This will require a License Agreement between the property owner and ACHD. Fencing shown on the Landscape Plan along Calderwood Drive and S. Blackspur Way needs to be relocated outside of the street buffer. Fencing is required adjacent to the micropaths on Lot 8, Block 2 and Lot 31, Block 1 in accordance with MCC 12-13-15-9. If solid fencing is used, it shall not exceed 4-feet in height. A minimum 5-foot wide paved pathway is required on the micropaths leading to the open space areas on Lot 31, Block 1 and Lot 8, Block 2. A landscape strip a minimum of 5-feet wide shall be provided along both sides of the path and shall include one tree per 35-linear feet. Trees shown within the ROW appear to be new rather than existing. If new, a License Agreement w/ACHD will be required (symbols used for new & existing trees appear very similar and are hard to determine which is which). Correct the street buffer width calculations shown in the calculations table for S. Meridian Road and Calderwood Drive as they are shown incorrectly. c. d. e. f. g. Buildings, and/or sidewalks around buildings, may not encroach within the required street buffers. FP-04-067 Larkspur FP.doc Mayor & City Council Hearing Date: November 9, 2004 Page 4 11. 12. 13. 14. 15. 16. 17. 10. A permanent pedestrian easement, in favor of the City of Meridian, shall be recorded for the regional pathway located adjacent to the Ten Mile Drain. The public easement shall be recorded for the pathway prior to the first Certificate of Occupancy of any new structure within the subdivision. Submit a copy of the recorded easement to the Planning and Zoning and Parks and Recreation Departments. The easement shall be sufficient width to cover the 10-foot wide pathway. Buildings are precluded from constructing within this easement. The 10-foot wide hard surfaced pathway shall be constructed and fully improved prior to the issuance of the first Certificate of Occupancy for any building within the subdivision. Additionally, a note shall be added to the face of each final plat indicating the City of Meridian is responsible for the maintenance of the pathway surface located within the easement. Applicant shall coordinate with the Parks & Recreation Department for construction of the regional pathway. The Homeowner's Association is responsible for maintenance of all landscaping adjacent to the pathway." Please submit a copy of the Ada County Street Name Committee's "Final" letter for the street names and lot & block numbering. Make all corrections necessary to comply. Relocate the "L9" label from Lot 2, Block I, to Lot 17, Block 1 with a leader to the segment. Correct the distance shown on L5 in the Line Table. Include instrument number and easement width (must be a minimum of 20-ft. wide) for the permanent pedestrian easement adjacent to the Ten Mile Drain on the face of the plat. The 10-foot wide hard surfaced pathway shall be constructed and fully improved prior to the issuance of the first Certificate of Occupancy for any building within the subdivision. The applicant has indicated that Nampa Meridian 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, a single-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 irrigable common areas prior to signature on the final plat by the Meridian City Engineer. 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 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. 18. 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 FP-O4-067 Larkspur FP.doc 22. Mayor & City Council Hearing Date: November 9, 2004 Page 5 permits. All development improvements, including, but not limited too, 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. 19. Sanitary sewer and water service to this site shall be via the existing mains adjacent to the proposed subdivision. Applicant will be responsible to construct the 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. 20. 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. 21. 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 storm event. All storm drainage must be in compliance with MCC 12-13-14, Stormwater Integration. Staff's failure to cite specific ordinance provisions, or terms of the approved Rezone, Conditional Use Permit, or Preliminary Plat does not relieve the Applicant of responsibility for compliance. GENERAL REOUIREMENTS 2. 3. 4. FP-04-067 1. 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 have to be removed. 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. 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. 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. 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. Larkspur FP.doc Mayor & City Council Hearing Date: November 9, 2004 Page 6 5. 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 Public Works Department. 7. Developer shall coordinate mailbox locations with the Meridian Post Office. STAFF RECOMMENDATION Staff recommends approval of the final plat with the above stated comments and conditions. FP-04-067 Larkspur FP.doc