HomeMy WebLinkAboutStaff Comments
MAYOR
Tammy de Weerd
j
oU;rld;!M '\
IDAHO Y
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500 Fax (208)898-9551
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 . FAX 888-6854
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
STAFF REPORT:
Hearing Date: AprilS, 2005
To:
Mayor and City Council RoE C E lVE D
Sonya Allen, Assistant City Planner JII.
Michael Cole, Development Services Coordinator fY\ c
. u 12005
From:
Re:
Strada Bellissima Subdivision
City Of Meridian
City Clerk Office
Request for Final Plat approval of Seventy-nine (79) Single-family Residential
Building Lots and Eleven (11) Common Lots on 32.80 Acres in R-4 and L-O
Zones by Evans Construction Management (File No. FP-O5-022).
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, Evans Construction Management, has applied for Final Plat approval of 79 single-
family residential building lots and II common lots on 32.80 acres ofJand for Strada Bellissima
Subdivision. The zoning designations for the proposed subdivision are R-4 (Low Density
Residential) and L-O (Limited Office).
Strada Bellissima Subdivision is located on the north-west comer of Victory Road and S.
Meridian Road, in the SE ~ of Section 24, T.3N., R.I W.
A Conditional Use Permit/Planned Development was approved for this subdivision that included
a reduction to the minimum street frontage requirement in an R-4 zone from 80-ft. to 76-ft. The
Planned Development was approved with a 20% land use exception for the commercial portion
of the development. Proposed amenities include a micropath and bus stop, an open space plaza,
a tot lot, and detached sidewalks with street trees.
A common area lot was added in Block 6 and two building lots were reconfigured in the same
block; however, staff has no concerns with the proposed changes, and. the submitted final plat
still substantially complies with the approved Preliminary Plat.
Staff recommends approval of Strada Bellissima Subdivision with the comments and conditions
stated in this report.
FP-05-022
Strada Bellissima Sub FP.doc
Mayor & City Council
Hearing Date: AprilS, 2005
Page 2
SITE SPECIFIC COMMENTS I FINAL PLAT
1.
Applicant is to meet all terms of the approved Annexation (AZ-04-028), Preliminary Plat
(PP-04-038), and Conditional Use PeITnit (CUP-04-047) for this subdivision.
2.
Fencing must be in compliance with MCC 12-4-10 and 12-13-15-9.
3.
Revise or add the following notes on the face of the plat:
(3.) .. . exterior boundary lines and rear lot lines have a ...
Note #6 and #9 are duplications. Delete one or the other from the face of the plat.
(11.) All buildings and improvements upon all lots in this subdivision shall comply
with the Master Grading and Drainage Plan on file with the City of Meridian
Public Works and Building Departments.
4.
The landscape plan, dated 2/16/05, shall be revised as follows:
a.
b.
Include landscaping on the south side of the pathway on Lot 4, Block 2.'
Show a min. 5-ft. wide pathway with 5-ft. landscaping on each side on Lot 17,
Block 2.
Perimeter fencing shall consist of 6-ft. tall vinyl fencing to match Bear Creek's
fencing.
Show detail of proposed playground equipment on tot lot.
Show location of proposed bus stop.
c.
d.
e.
5.
The applicant has indicated that Nampa Meridian Irrigation District will own and
maintain the pressure imgation system within this development. The City of Meridian
requires that pressurized imgation systems be supplied by a year-round source of water.
If a creek or well source is not available, a single-point counection 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.
6.
All imgation 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
imgationldrainage 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.
7.
Provide adequate room for fire trucks to make a three-point turn on Lot 10, Block 7 and
depict this area with an easement on the plat.
8.
A master address identification plan must be worked out with the Fire Department prior
to signature on the final plat.
FP-OS-O22
Strada Bellissima Sub FP.doc
15.
16.
17.
18.
19.
20.
Mayor & City Council
Hearing Date: AprilS, 2005
Page 3
9.
All entrance and internal roads shall have a turning radius of 28-ft. inside and 48-ft.
outside radius.
10.
Please submit a signed 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.
11.
The proposed street buffers along Meridian Road and Victory Road shall be planted with
the initial subdivision improvements and shall not wait for development of the office lots.
The buffer between land uses shall be planted with the parking lot improvements. All
required buffers shall be maintained jointly by the business-owners and/or home-owners
associations per CUP Finding No.6, Exhibit F.
12.
A cross-access agreement shall be provided to the outparcel (SI224449600) from the
parking area on Lots 2 and 3, Block 2 per CUP Finding No.8, Exhibit F. Place a note on
the plat along with the recorded instrument number ofthe agreement.
13.
A cross-access agreement is required between the commercial lots within the subdivision.
Place a note on the plat along with the recorded instrument number of the agreement.
14.
The final plat must be dimensioned at 18" x 27" per Idaho State Code. All copies
submitted to the City of Meridian shall be in this foITnat.
All noted bearings and distances along the common boundary of Bear Creek don't match
the recorded plats. Please revise to match, or note any discrepancies as infoITnation of
record.
The sum of the rear lot dimensions doesn't equal the overall distance shown for Lots 11-
20, Block I. Please make the appropriate corrections.
Include the instrument number of the Utility Easement througl¡ Block 2.
A master Grading and Drainage plan is required as part of the development plans. The
Master Grading and Drainage plan shall include at a minimum the following:
a.
b.
Finish floor elevation for all houses in this development.
Finish grade elevation at each lot comer.
Drainage flow patterns on all lots.
If structural fill is to be placed on any lot, material specifications and compaction
requirements shall be detailed.
c.
d.
Lot 6, Block 7 does not meet frontage on S. Appia Place; adjust lots to meet the
minimum 76-foot frontage required by the Conditional Use Permit.
Lots 8, 18, and 28, Block 2 do not meetthe minimum 76-ft. street frontage requirement
on S. Alfani Way. Make the necessary adjustments to meet this requirement.
FP-OS-Oll
Strada Bellissima Sub FP.doc
24.
25.
26.
27.
28.
Mayor & City Council
Hearing Date: AprilS, 2005
Page 4
21.
Dimension the riglIt-of-way width for the dedication along the Meridian Road frontage.
22.
Please remove the graphically depicted rear lot easements since they are included in note
number 3.
23.
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 HiglIway
District and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
All development improvements, including sewer, fencing, micro-paths, pressurized
imgation 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 imgation, sanitary sewer, water, etc., prior to
signature on the final plat.
Sanitary sewer and water service to this site shall be via existing mains. The applicant
has shown sewer connecting to a 27" main in Meridian Road, this trunk line is not
available at this time. According to the preliminary plat, sewer mains must be extended
approximately ~ mile from Elk Run to the north. The preliminary plat also stated that the
applicant shall extend the water main along the east side of SH-69. Staff offers the
alternative of installing a PRV vault where the twelve inch main ties into the proposed
main in Victory. Applicant shall also be responsible to construct the sewer and water
mains to and througlI 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 foITns of
easements, as well as License Agreements with the appropriate jurisdiction for any mains
that are required to provide service.
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.
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 1O0-year stOITn 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 deteITnining 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 higlIest established noITnal groundwater elevation. This is to ensure that the
bottom elevation of the crawl spaces of homes is at least I-foot above.
FP-OS-Oll
Strada Bellissima Sub FP.doc
9.
Mayor & City Council
Hearing Date: AprilS, 2005
Page 5
29.
Staff's failure to cite specific ordinance provisions, or teITnS of the approved Annexation,
Preliminary Plat, or Conditional Use Permit does not relieve the Applicant of
responsibility for compliance.
GENERAL REOUIREMENTS
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.
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 imgation.
3.
Two-hundred-fifty and 100-watt, higlI-pressure sodium streetliglIts will be required at
locations designated by the Public Works Department. All streetliglIts shall be installed at
subdivider's expense. Typical locations are at street intersections and/or fire hydrants.
Final design locations and quantity are deteITnined after power designs are completed by
Idaho Power Company. The street liglIt 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
higlIest established noITnal groundwater elevation.
6.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the AITny Corps of Engineers.
7.
Applicant shall be responsible for application and compliance with and NPDES
PeITnitting that may be required by the Environmental Protection Agency.
8.
All development features shall comply with the Americans with Disabilities Act and the
Fair Housing Act.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
10.
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-OS-Oll Strada Bellissima Sub FP.doc