Loading...
HomeMy WebLinkAboutStaff Comments MAYOR Tammy de Weerd cAft/;dla:n ' IDAHO CITY HALL (208) 888-4433 - Fax 887-4813 CITY COUNCIL MEMBERS Keith Bird Christine Donnell Shaun Wardle Charles M, Rountree PUBLIC WORKS BUILDING DEPARTMENT (208) 887-2211 - Fax 898-9551 LEGAL DEPARTMENT (208) 888-4433 - Fax 887-4813 STAFF REPORT: Hearing Date: January 4,2005 To: Mayor, City Council and Planning & Zoning Commission RECEIVED DEC 2 9 2004 From: Sonya Allen, Assistant City Planner ¿If John Boyd, Engineering Tech. II 7¿6 City Of Meridian City Clerk Office Re: Vallin Courts Subdivision Request for Final Plat Approval of 81 Single-family Residential Building Lots and 10 Common Lots on 19.94 Acres in an R-8 Zone for Vallin Courts Subdivision, by Earl, Mason, & Stanfield (File No. FP-O4-079) 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 Council: APPLICATION SUMMARY & LOCATION The applicant, Earl, Mason, & Stanfield, has requested [mal plat approval for the first phase of Vallin Courts Subdivision (preliminary platted as Salisbury Subdivision No.2). This phase consists of 81 single-family residential building lots and 10 common area lots on 19.94 acres in an R-8 zone. The gross density is approximately 4.1 dwelling units/acre. The net density is approximately 5.5 dwelling units/acre. This phase is located approximately \4 mile south ofW. Ustick Road on the east side of Venable Lane, in the NE \4 of Section 1, T.3N., R.IW. The common area lots within the subdivision consist of landscape, open space, and drainage lots and will be owned and maintained by the Homeowner's Association. The pressurized irrigation system within this development will also be owned and maintained by Nampa Meridian Irrigation District. A Conditional Use PermitIPlanned Development was approved for this subdivision that allowed for reductions to the minimum requirements for lot frontage (from 65-ft. to 50-ft.), lot Mayor & City Council Hearing Date: January 4,2005 Page 2 of5 size (from 6,500 s.f. to 4,550 s.f.), and minimum block length (from 450-ft. to 300-ft.). Proposed amenities for the subdivision are a gazebo with a picnic area and a minimum lO-ft. wide pathway along the South Slough. Staff fmds that the submitted fmal plat substantially complies with the approved preliminary plat. SITE SPECIFIC REOUIREMENTS/FINAL PLAT 1. Applicant shall meet all terms of the approved Annexation and Zoning (AZ-03-036), Preliminary Plat (PP-03-042), and Conditional Use Permit (CUP-04-016). 2. The Construction Traffic Control Plan submitted to the Meridian Fire and P&Z Departments (dated 12/23/04 by Earl, Mason & Stanfield) is approved with the following conditions: a. Revise the last sentence of the instructions paragraph for the W. Sedgewick Drive sign as follows: "Sign§ to remain throughout construction of the subdivision innastructure and residential construction. or until otherwise approved bv the Meridian City Council. b. Relocate the sign proposed on W. Indian Rocks Street at the east property line of Vallin Courts (labeled "Construction Access") to the N. Meridian Road entrance. c. If the construction signs cannot be located within the ACHD right-of-way on N. Meridian Road, applicant shall attempt to obtain written consent nom the property owners for the temporary signs. d. The Venable Lane access should not be signed or used as an alternative construction entrance unless first approved by the Meridian Fire Department as a viable fire apparatus road. 3. The min. 10-ft. wide pedestrian pathway along the South Slough shall be completed to the Parks Department's standards prior to any occupancy within the subdivision and shall connect to the pathway in Clearbrook Estates Subdivision. 4. All fencing must be in compliance with MCC 12-4-10. Perimeter fencing for this phase must be installed prior to release of building permits. 5. Please revise the Landscape Plan dated 11-23-04, prepared by Earl, Mason, and Stanfield, as follows: a. Show the min. 14-ft. wide access road located over the sanitary sewer main on Lot 18, Block 2 and Lot 14, Block 6. Access road must be constructed to Public Works' standards. Vegetative groundcover (no trees) is required on each side of the FP-04-079 Vall in Courts Sub FP.doc Mayor & City Council Hearing Date: January 4,2005 Page 3 of5 b. c. d. maintenance road. Min. 5-ft. wide paved pathway is required on Lot 12, Block 6. Show vegetative groundcover on all common areas. Show min. 10- ft. wide pedestrian pathway along South Slough and also connect the pathway to W. Indian Rocks Street on the west side of Lot 15, Block 6. If trees are proposed within the street stormwater swale, please show tree locations on plan. Add one more species of trees per MCC 12-13-7-4. e. f. Three (3) copies of the revised landscape plan must be submitted to the Planning & Zoning Department prior to signature on the final plat. This development lies within the Nampa & Meridian Irrigation District and the District will own and maintain the pressurized irrigation system within this development. 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, a single-point connection to the domestic 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. Street signs are to be in place, water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 8. Prior to issuance of a building permit, or signature of a Final Plat on the subject properties, the Applicant shall submit evidence that the right-of-way requested for vacation, and any public utilities, has been approved by all required agencies and authorities. 9. All development improvements, including sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 10. 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. 11. Sanitary sewer service to this site shall be via mainline extension nom existing mains installed adjacent to the property. Applicant will be responsible to construct the sewer mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Any applicable latecomer fees shall be paid prior to signature on the final plat by the Meridian City Engineer. 12. Municipal water service to this site shall be via mainline extension nom existing mains FP-04-079 Vallin Courts Sub FP.doc Mayor & City Council Hearing Date: January 4,2005 Page 4 of 5 20. installed adjacent to the property. Applicant will be responsible to construct the sewer mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Any applicable latecomer fees shall be paid prior to signature on the final plat by the Meridian City Engineer. 13. 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. 14. 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. 15. Please add the following plat notes: (9) "Building setbacks and dimensional standards in this subdivision shall be in compliance with Title 11 and Title 12 of the Meridian City Code unless otherwise modified by Conditional Use Permit (CUP-04-016) which allowed for reduced lot sizes, lot nontages, and block length." (10) (11) Add Right to Farm Act note. "The bottom elevation of structural footings shall be set a minimum of 12" above the highest established normal ground water elevation." 16. The boundary information on the plat does not match the legal description in the Certificate of Owners. Please correct one or the other. 17. The legal description in the Certificate of Owner's states that a 5/8" Iron Pin was found to mark the North Quarter Corner of section I. On the plat, it is depicted (and described) to be a found Brass Cap. Please correct one or the other. 18. Please add the recorded boundary information nom surrounding plats and place note in the legend. 19. Graphically depict an eight-foot wide (8') public utility, drainage & irrigation easement along the northerly side of Lot 6, Block 6, Lot 13, Block 7 and the easterly side of Lot 18, Block 6. These extra widths are necessary due to the location of pressurized irrigation mains. StafPs failure to cite specific ordinance provisions or terms of the approved Annexation, Preliminary Plat, or Conditional Use Permit does not relieve Applicant ofresponsibility for compliance. GENERAL REOUIREMENTS FP-04-079 Vall in Courts Sub FP.doc Mayor & City Council Hearing Date: January 4, 2005 Page 5 of 5 1. 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 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 nom 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. 3. Two-Hundred-fifty watt (250w) and One-Hundred watt (1O0w), high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at the 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 nom the Public Works Department 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. 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's Deputy Fire Chief and Public Works Department. 7. 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. 8. All development shall comply with the Americans with Disabilities Act and the Fair Housing Act. RECOMMENDATION Staff recommends approval of the final plat for Vallin Courts Subdivision with the above stated comments and conditions. FP-04-079 Vallin Courts Sub FP.doc