HomeMy WebLinkAboutStaff CommentsMAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
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PUBLIC ~i'ORKS
BUILDING DEPARTMENT
(208) 898-5500 ~ Fax (208)898-9551
PLANNING .4ND ZONING
DEPARTMENT
(208) 884-5533 ~ FAX 888-6854
STAFF REPORT: Hearing Date: March 8, 2005
To: Mayor, City Council and Planning & Zoning Commission ~~ c~j I Y ~~
From: Sonya Allen, Assistant City Planner r~R ~ ~ r!'~ 0 4 2005
Bruce Freckleton, Development Services Manager ~ City Of iVIeridian
City Clerk Office
Re: Fulfer Subdivision No. 4
Final Plat approval of Fifty-two (52) Single-Family Residential Building Lots and
Six (6) Common Lots on 13.55 Acres in an R-8 Zone, by Kevin Howell (File No.
FP-OS-012).
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, Kevin Howell, has applied for Final Plat approval of 52 single-family residential
building lots and 6 common lots on 13.55 acres of land for Fulfer, Subdivision No: 4. This
subdivision was preliminary platted under the name of Kelly Creek Subdivision. The current
zoning designation for the proposed subdivision is R-8 (Medium Density Residential). This
subdivision will have a gross density of 3.84 d.u./acre and a net density of 5.22 d.u./acre.
Fulfer Subdivision No. 4 is located approximately'/~ mile east of N. Ten Mile Road on the north
side of W. McMillan Road in the SE '/a of Section 26, T.4N., R.1 W.
The common lots within the subdivision consist of landscape, open, space, and drainage lots and
will be owned and maintained by the Homeowners Association. The pressurized irrigation
system within this development will be owned and maintained by Settler's Irrigation District.
A Conditional Use Permit/Planned Development was approved for the proposed subdivision
which allowed for reductions to the minimum requirements for lot size and lot frontage. It also
allowed for blocks within the subdivision to exceed the maximum block length of 1,000 feet.
FP-OS-Ol2 Fulfer Sub4 FP.doc
Mayor & City Council
Hearing Date: March 8, 2005
Page 2
The submitted final plat substantially complies with the approved .preliminary plat for this
subdivision.
Staff recommends approval of the final plat for Fulfer Subdivision No. 4 with the comments and
conditions stated in this report.
SITE SPECIFIC COMMENTS /FINAL PLAT
1. Applicant is to meet all terms of the approved annexation (AZ-03-013), conditional use
permit (CUP-03-028), preliminary plat (PP-03-014) and Development 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 connection 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. 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.
4. Sanitary sewer service and municipal water to this site shall be via extensions from
existing mains. Applicant 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.
5. Complete the Certificate of Owners and accompanying Acknowledgment prior to
signature on the final plat.
6. 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.
7. All development improvements, including sewer, fencing, micro-paths, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates
of occupancy.
FP-OS-012 Fulfer Sub4 FP.doc
Mayor & City Council
Hearing Date: March 8, 2005
Page 3
8. A letter of credit or cash surety in the amount of 110% will be required for al] fencing,
landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
9. 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.
10. Applicant shall be required to pay Public Works development plan review, and
construcfion inspection fees, as determined during the plan review process, prior to
signature on the final plat per Resolution 02-374.
11. Complete book and page numbers of adjacent recorded plats.
12. Add the street name for the street branching off of W. Sage Springs Ct. to the south
shown on the preliminary plat as N. Summit Way.
13. The 97-ft. wide easement shown on Lot 29, Block 12 shall be reduced, to a maximum
width of 20-ft. per ACHD condition #14, Findings of Fact and Conclusions of Law, pg.
11.
14. Graphically depict an 8-foot wide public utilities, drainage and imgation easement along
the north side of Lot 7, Block 24. The extra width is required due to the location of an
irrigation main.
15. Correct the distance of the "Basis of Bearing" to match the distance shown in the legal
description of the Certificate of Owner's.
16. Applicant shall create a minimum 20-ft. wide ingress/egress easement across Lot 28,
Block 12 for future access to N. Summit Way for Lot 29, Block 12. (See preliminary plat
site specific condition #6).
17. Please submit all updated groundwater/soils monitoring data to the Public Works
Department for review. Any drainage areas (detention/retentionbasfns) must be designed
to ensure that water is retained only during 100-year storm events, and for a period of
time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1. Any
portion of a drainage area 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.
18. Revise the landscape plan as follows:
(1.) The minimum width of the parkway area between the curb and sidewalk along W.
McMillan Road is five feet, revise plan accordingly.
FP-OS-012 Fulfer Su64 FP.doc
Mayor & City Council
Hearing Date: March 8, 2005
Page 4
(2.) Include landscaping for Lot 8, Block 9 and Lot 7, Block 6 on the plan. Include
contours for all storm drainage swales.
(3.) Revise the plant size of the Kelsey Dogwood shown in the plant schedule to a
min. 2 gallon pot per MCC 12-13-7-3.
(4.) If cobble is used in the storm drainage area it must be designed as a dry creek bed
or other design feature.
(5.) .Include fencing details for the south-west perimeter of the subdivision that abuts
the future office lots.
19. Revise or add the following notes on the face of the plat dated 1 /24/05:
(1.) Add the following text to the end of note #1: "...Idaho, unless otherwise modified
by CUP-03-028."
(13.) "...Said easement shall terminate when the existine home is
torn down or converted to another use (anv use other than sin e-family
residential). Access will then be provided from the adjoining parcel to the west or
from N. Summit Wav."
(14.) Address ownership and maintenance of the private driveway on Lot 5, Block 12.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
20. Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
21. Staff' s failure to cite specific ordinance provisions or terms of the approved development
agreement, preliminary plat or conditional use permit does not relieve the Applicant of
responsibility for compliance.
GENERAL REQUIREMENTS
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
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.
FP-05-012 Fulfer Su64 FP.doc
Mayor & City Council
Hearing Date: March 8, 2005
Page 5
3. 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.
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 Water Works
Superintendent.
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
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be removed.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Fulfer Subdivision No. 4 with the above stated
comments and conditions.
FP-OS-Ol2 Fulfer Sub4 FP.doc