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Home My WebLink AboutStaff Comments MAYOR Tammy de Ween! PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500 Fax (208)898-9551 CITY COUNCIL MEMBERS Keith Bini Christine Donnell Shaon Wardle Charles M. Rountree PLANNING AND ZONING DEPARTMENT (208) 884-5533' FAX 888-6854 STAFF REPORT: Hearing Date: March 29, 2005 Mayo" City C=ol ~d PI'Mi", & """'"" C_i...M RE C E IVED Sonya Allen, Assistant City Planner JIf 2 8 20OS Michael Cole, DevelÓpment Services Coordinator fY\ c... MAR I CITY OF MERIDIAN Fulfer Subdivision No.5 CITY CLERK OFFICF Final Plat approval ff Forty-five (45) Single-Family Residential Building Lots and One (1) Commqn Lot on 13.56 Acres in an R-4 Zone, by Kevin Howell Construction (File Nd. FP-O5-018). I We have reviewed the above refetenced submittals and offer the following comments, as conditions of approval. These ¿onditions shall be considered in full, unless expressly modified or deleted by motion of t\Ie Meridian City Council: APPLICATION SUMMARY & LbCATION The applicant, Kevin Howell cons~ction, has applied for Final Plat approval of 45 single- family residential building lots and I common lot on 13.56 acres of land for Fulfer Subdivision No.5. The current zoning designktion for the proposed subdivision is R-4 (Low Density Residential). This subdivision will hkve a gross density of3.3 d.u.!acre and a net density of 4.52 d.u.!acre. I This phase was preliminary platted under the name of Lochsa Falls Subdivision. Mr. Howell purchased the property from the LOr' hs Falls developer and intends to develop it in compliance with the approved preliminary plat. Fulfer Subdivision No.5 is located approximately y. mile east ofN. Ten Mile Road, north ofW. McMillan Road in the SW Y. of Section 26, TAN., R.IW. I I The common area lot within this shbdivision consists of landscaping, open space, and storm drainage and will be owned and mJintained by the Homeowners Association. The pressurized irrigation system within this deve1o~ment will be owned and maintained by Settler's Irrigation District. I A Conditional Use Permit!Planned Development was approved for the proposed subdivision which allowed for reductions to the minimum requirements for lot size (ftom 8,000 s.f. to 6,500 FP-O5-0I8 I Fulfer Sub5 FP.doc To: From: Re: Mayor & City Council Hearing Date: March 29, 2005 Page 2 s.f.), lot fTontage (fTom 80-ft. to 6d-ft.), setbacks (side setback - 7-ft for 2-story and 15-ft. for non-ttont entry garages), and housb size. It also allowed for blocks within the subdivision to exceed the maximum block length or 1,000 feet. The submitted final plat substantiaIly complies with the approved preliminary plat for this subdivision. I Staff recommends approval of the final plat for Fulfer Subdivision No.5 with the comments and conditions stated in this report. I I SITE SPECIFIC COMMENTS I FINAL PLAT 1. Applicant is to meet all tedns of the approved conditional use permit (CUP-02-012), preliminary plat (PP-O2-009r: and Development Agreement (Inst. No's. 103012598 & 104022054). 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, ~ single-point connection to the municipal water system shall be required. If a single-point bonnection 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. I Fencing must be in complianJe with MCC 12-4-10. I Street signs are to be in Pla~e, 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 fJr this subdivision shall be recorded, prior to applying for building permits. I All development improvements, including sewer, fencing, micro-paths, pressurized irrigation and landscaping Shrill 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, pre~surized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. I Sanitary sewer service and llUniciPal water to this site shall be via extensions ttom I existing mains. Applicant will be responsible to construct the sewer and water mains to and through this proposed ~evelopment, 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 ~e required to provide service. I I I I i i 2. 3. 4. 5. 6. 7. FP-O5-018 Fulfer Sub5 FP.doc 16. 17. 18. 19. 20. 21. I I Mayor & City Council I Hearing Date: March 29, 2005 I Page 3 8. Graphically depict a 20-foqt wide easement centered over the proposed sewer main running through Lot II, Bloqk 16. Complete the Certificate o~ Owners and accompanying Acknowledgment prior to signature on the final plat. I I Applicant shall be require~ 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 pe~ Resolution 02-374. I Complete book and page number of adjacent recorded plat. I I The total width of each right-bf-way should be depicted on the face ofthe plat. I Stormwater drainage swales must be in compliance with MCC 12-13-14. Revise the landscape plan da~ed 1/28/05, prepared by Harvest Design, as follows: a. Sand is not allowed i~ drainage areas, show seed in these areas. Revise or add the following nbtes on the face of the plat: I (3.) ".. .right-of-way. rear lot lines. and the exterior boundary..." (4.) ".. .interior side lot linbs aaà illteFÌer rear let lilies, unless otherwise..." I Remove the graphically depibted 8-foot wide easement shown on back lot lines of Lots 11-19, Block 17. All rear loti lines shall have a standard 10 foot public utilities, drainage I easement as per note 3. I Remove the graphically depicted 8-foot wide easement shown on common rear lot lines of Lots 2-20, Block 16. All I rear lot lines shall have a standard 10 foot public utilities, drainage easement as per note 3. Remove the graphically depJted 8-foot wide easement shown on rear lot lines Lot 11, Block 15. All rear lot line~ shall have a standard 10 foot public utilities, drainage easement as per note 3. I Remove the graphically depiqted 8-foot wide easement shown on the rear lot lines of Lot I, Block 25; Lots 24, 23,22, :21, II, Block 16; Lots 6, 7, Block 23. All rear lot lines shall have a standared 10 foot public utilities, drainage easement as per note 3. i Graphically the depict an 8-f~ot wide public utilities, drainage irrigation easement on the no~ ~ropert.y line of Lot 231' Block 16. The extra width of the easement is due to an 1mgatIOn maIn. I I Developer shall coordinate mlilbox locations with the Meridian Post Office. i FP-O5-018 I Fulfer Sub5 FP.doc 9. 10. 11. 12. 13. 14. 15. 4. 5 Mayor & City Council Hearing Date: March 29, 2005 Page 4 22. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 23. Please submit all updated groundwater/soils monitoring data to the Public Works Department for review. Any drainage areas (detention/retention basins) 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 I-foot above. 24. Staff's failure to cite specific ordinance provisions or terms of the approved preliminary plat or conditional use permit does not relieve the Applicant of responsibility for compliance. GENERAL REOUIREMENTS 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 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 ITom 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. 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 ITom 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. Coordinate fire hydrant placement with the City of Meridian's Water Works Superintendent. FP-O5-018 Fulfer Sub5 FP.doc Mayor & City Council Hearing Date: March 29, 2005 Page 5 6 Any tree over 4" in caliper that is removed ITom 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. 7 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 8 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. STAFF RECOMMENDATION Staff recommends approval of the final plat for Fulfer Subdivision No.5 with the above stated comments and conditions. FP-O5-018 Fulfer Sub5 FP.doc