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HomeMy WebLinkAboutStaff Comments MAYOR Tammy de Woord PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500. Fax (208)898-9551 CITY COUNCIL MEMBERS Keith Bird Christine Donnell Shaun Wardle Charles M. Rountree PLANNING AND ZONING DEPARTMENT (208) 884-5533 FAX 888-6854 STAFF REPORT: Hearing Date: March 29, 2005 To: Mayor, City Council and Planning & Zoning Commission Sonya Allen, Assistant City Planner ð-f Michael Cole, Development Services Coordinator M G RECEIVED From: MAR 2 4 2005 City Of Meridian City Clerk Office Re: Settlement Bridge Subdivision No.2 Request for Final Plat Approval of Forty-one (41) Single-Family Residential Lots and Three (3) Common Lots on 11.6 Acres in an R-8 Zone for Settlement Bridge Subdivision No.2, by Capital Development, Inc. (File No. FP-O5-021). 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, Capital Development, Inc., has requested final plat approval of the second phase of Settlement Bridge Subdivision. This phase of the subdivision consists of 41 single-family residential lots and 3 common lots on 11.6 acres. The gross density of this phase is 3.53 dwelling units per acre and the net density is 4.37 dwelling units per acre. Settlement Bridge Subdivision is located off the south-east comer ofN. Locust Grove Road and E. McMillan Road, in the NW \4 of Section 32, TAN., R.lE. . A Conditional Use Permit/Planned Development was approved for this subdivision. The City granted Settlement Bridge reductions to the minimum requirements for: lot size (from 6,500 s.f. to 5,250 s.f.-detached); lot frontage (from 65-ft. to 58-ft. for detached lots on straight-away streets, 30-ft. for comer/cul-de-sac lots, 40-ft. for attached lots on straight-away streets, and 28- ft. for comer/cul-de-sac lots); substandard cul-de-sac length (approx. 950-ft long), and; a sidewalk variance along McMillan Road (multi-use pathway instead of sidewalk). Staff finds that the proposed final plat substantially complies with the approved Preliminary Plat. The final plat shows two building lots less than was approved on the preliminary plat; however, staff has no objection to this change due to the increase in lot sizes. A small amount of open space was also eliminated at the rear of Lots 1-4 and Lots 6-8, Block 16. The Planning Director has approved this minor modification. FP-DS-D21 Settlement Bridge Sub2 FP.doc 7. 8. Mayor & City Council Hearing Date: March 29,2005 Page 2 Staff recommends approval of the second phase of Settlement Bridge Subdivision with the comments and conditions stated in this report. CONDITIONS OF APPROVAL 1. Applicant shall meet all terms of the approved Preliminary Plat (PP-03-041), Planned Development (CUP-03-065), and Development Agreement (Inst. No.1 04061807). 2. The pressurized iITigation system within this development is to be owned and maintained by the Home Owner's Association. The City of Meridian requires that pressurized iITigation 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 municipal water system shall be required. Plans and specifications for the iITigation system shall be reviewed by the Public Works DepartrDent as part of the development plan review process, and a draft copy of the pressurized iITigation system O&M manual must be submitted prior to plan approval. 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. 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. 4. 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. 5. Add or revise the following notes on the plat dated 3/1/05, prepared by Engineering Northwest: (10.) Include instrument number Any existing domestic wells and/or septic systems within this project shall 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 iITigation. Street lights shall be installed in compliance with the approved streetlight agreement. One-Hundred watt (IOOw), high-pressure sodium streetlights will be required at locations designated by the Public Works DepartrDent. 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. FP-DS-DZI Settlement Bridge SubZ FP.doc Mayor & City Council Hearing Date: March 29, 2005 Page 3 9. 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. 10. Please submit all updated groundwater/soils monitoring data to the Public Works DepartrDent for review. Any drainage areas (detention/retention basins) must be designed to ensure that water is retained only during IOO-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 I-foot above. (All areas being counted toward the 10% open space amenity shall be free of "wet ponds" or other such nuisances). 11. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 12. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 13. Coordinate fire hydrant placement with the CityofMeridian's Public Works DepartrDent. 14. Sidewalks within the proposed subdivision shall be built in accordance with MCC 12-13- 10-8. 15. Graphically depict extra width for the Public Utilities, Drainage and lITigation Easement along the Public Right-of-Ways where separated sidewalks encroach into the lots. Easement width shall be increased to provide for the sidewalk encroachment plus a minimumIO-foot. 16. All development shall comply with the Americans with Disabilities Act and the Fair Housing Act. 17. Temporary construction fencing to contain debris shall be installed at the boundaries of this phase where no permanent fencing is proposed unless permanent fencing exists at the subdivision boundaries. 18. 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. FpoDS-DZI Settlement Bridge Sub2 FP,doc Mayor & City Council Hearing Date: March 29,2005 Page 4 19. 20. 21. 22. 23. All development improvements, including sewer, fencing, microcpaths, pressurized iITigation 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, amenities, pressurized iITigation, sanitary sewer, water, etc., prior to signature on the final plat. All iITigation 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 iITigation/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 Developer shall coordinate mailbox locations with the Meridian Post Office. Stafi's failure to cite specific ordinance provisions or terms of the approved preliminary plat, conditional use permit or development agreement does not relieve Applicant of responsibility for compliance. RECOMMENDATION Staff recommends approval of the final plat, with the above stated comments and conditions. FP-OS-OZI Settlement Bridge Sub2 FP ,doc