HomeMy WebLinkAboutStaff Comments
MAYOR
Tammy de Weerd
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IUAHO
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: May 24,2005
Transmittal Date: May 19, 2005
To:
Mayor and City Council .M RECEIVED
Sonya Allen, Assistant City Planner 0
Michael Cole, Development Services Coordinator Me MAY 1 9 2005
From:
Re:
City Of Meridian
City Clerk Office
Request for Final Plat approval of Ninety-six (96) Single-family Residential
Building Lots and Twenty-eight (28) Common Lots on 19.63 Acres in an R-8
Zone by Doug Jayo (File No. FP-O5-031).
Hacienda Subdivision
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, Doug Jayo, has applied for final plat approval of 96 single-family residential
building lots and 28 common lots on 19.63 acres ofland for Hacienda Subdivision. The zoning
designation for the proposed subdivision is R-8 (Medium Density Residential). The proposed
gross density of the subdivision is 6.31 dwelling units per acre. The proposed net density is 8.3
dwelling units per acre.
Hacienda Subdivision is located at 6000 N. Meridian Road (on the east side of N. Meridian
Road, approximately \4 mile south of Chin den Blvd.), in the NW \4 of Section 30, TAN., R.lE.
A conditional use pelTllit/planned development was approved for this subdivision which allowed
for reductions to the minimum requirements for the following: lot size (trom 6,500 s.f. to 2,850
s.f. for attached units only), lot trontage (trom 65-ft. to 30 ft.), and zero lot lines (trom 1 per lot
to 2 per lot). The following amenities were approved with the planned development: 14.5% open
space, a clubhouse with restrooms, and a swimming pool.
The submitted final plat substantially complies with the approved preliminary plat.
FP-OS-O3!
Hacienda Sub FP.doc
Mayor & City Council
Hearing Date: May 17, 2005
Page 2
Staff recommends approval of Hacienda Subdivision with the comments and conditions stated in
this report.
SITE SPECIFIC COMMENTS I FINAL PLAT
1.
Applicant is to meet all terms of the approved annexation (AZ-04-034), conditional use
permit (CUP-04-052), and preliminary plat (PP-O4-043) 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:
(1.) "to a public right-of-way. along subdivision boundarv lines. and along all rear"
(7.) Delete note. No longer required to be shown on plat.
(11.) ".. . æleßs sfJe6ÏH6ally allÐ'l/eà BY the ¡\tllI Celffify High-way Diotnet aRà City of
MeFiclitæ."
(13.) Complete recorded instrument number.
4.
The landscape plan, dated 5/17/05, prepared by The Land Group, Inc., shall be revised as
follows:
a.
b.
Revise lot and block numbering to match the fmal plat.
Revise parking space striping on Lot 26, Block 5 to be minimum 9'xI9' stalls
with a minimum 25-ft. drive aisle.
A six-foot vinyl perimeter fence is required around the boundaries of the
subdivision (per site specific condition #12, preliminary plat findings). Include
details ( drawing/picture) of all proposed fencing.
Fencing on the clubhouse lot (Lot 1, Block 5) shall be reduced to 4-ft. in height if
constructed of a solid material or 6- ft. wrought iron.
Revise the note section to reflect "Meridian Road" instead of "Linden".
Revise the note section to reflect "7" different species of trees rather than 23.
c.
d.
e.
f.
Please submit three (3) copies of the revised landscape plan to the Planning & Zoning
Department prior to signature on the final plat.
5.
The applicant has indicated that Settler's lITigation District will own and maintain the
pressure iITigation system within this development. 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 culinary water system shall
be required. If a single-point connection is used, the developer shall be responsible for the
payment of assessments for the iITigable common areas prior to signature on the final plat
by the Meridian City Engineer.
6.
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
FP-O5-031
Hacienda Sub FP.doc
Mayor & City Council
Hearing Date: May 17, 2005
Page 3
7.
9.
approval or non-approval submitted to the Public Works Department. If lateral users
association approval can't be obtained, altemate plans will be reviewed and approved by
the Meridian City Engineer prior to final plat signature.
A Certificate of Zoning Compliance must be obtained for the clubhouse and swimming
pool prior to applying for building permits.
8.
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.
The applicant shall obtain a license agreement with Settler's lITigation District (SID) for
all trees located within the North Slough Lateral easement. Ifunsuccessful, the applicant
shall mitigate for the required number of trees within these common areas. At a
minimum, non-invasive root shrubs shall be provided within these areas, as permitted by
SID.
10.
Applicant shall obtain written approval trom the Planning & Zoning Department prior to
City Engineer signature on the final plat for color/building material scheme for all
townhouse structures in this development.
11.
Indicate all adjacent subdivision names on the plat.
12.
Complete the CP & F number for the section comer common to sections 24, 25, 30, and
19.
13.
Label and denote the CP & F number for the Southwest comer of Northwest \4 of Section
30.
14.
On the eastern boundary of this subdivision, the sum of the rear lot lines does not equal
the length of the external boundary. Lots 5, 7; Block 10 show their rear lot line length to
be 42 feet. Staff thinks this is a typo and the correct length should be 37 feet. The
applicant shall confilTll this and make the necessary corrections to rectify.
15.
Graphically depict an II-foot wide Public Utilities, Drainage, and lITigation easement in
the following locations. The extra width is necessary to accommodate two iITigation
mains being installed.
a) Northern lot lines of Lots l-16,Block2.
b) Eastern lot lines of Lots 7-11, 5; Block 6.
16.
Graphically depict an 8-foot wide Public Utilities, Drainage, and lITigation easement in
the following locations. The extra width is necessary to accommodate a pressurized
iITigation main.
a) Eastern lot line Lot 1, Block 2.
b) Along the eastern lot line Lot 11, Block 5, that is common to the rear lot line of
Lot 16, Block 5.
FP-O5-031
Hacienda Sub FP.doc
Mayor & City Council
Hearing Date: May 17, 2005
Page 4
20.
c) Along the northern lot line Lot 16, Block 5, that is common to the rear lot line of
Lot 12, Block 5.
d) Along the eastern lot line of Lot 12, Block 5, that is common to the rear lot line of
Lot 15, Block 5.
e) Along the northem lot line of Lot 15, Block 5, that is common to the rear lot line
of Lot 13, Block 5.
17.
All areas being counted toward the 14.5% open space requirement shall be tree of "wet
ponds" or other such nuisances.
18.
Sanitary sewer service to this site shall be via main line extensions trom the North Slough
Trunk which is currently under construction. The applicant shall be responsible to
construct the sewer 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. Cover over sanitary sewer mains shall be no
less than 3-feet trom finish grade to the top of the pipe. If cover is less than 3-feet trom
the sub-grade to the top of pipe, alternate pipe materials shall be used per the Meridian
Public Works Department's Standard Specifications. Applicant shall execute City of
Meridian standard folTlls of easements for any mains that are required to provide service.
19.
Water service to this site is being proposed via an extension of water mains located in
Meridian road. The applicant shall construct water mains to and through this proposed
development, thereby making them available to adjacent properties. Coordinate main size
and routing with Public Works. Applicant shall execute City of Meridian standard folTlls
of easements, for any mains that are required to provide service.
Staff's failure to cite specific ordinance provisions, or telTlls of the approved annexation,
conditional use pelTllit, or preliminary plat does not relieve the applicant of responsibility
for compliance.
GENERAL REOUIREMENTS
2.
3.
1.
Any tree over 4" in caliper that is removed trom 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.
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.
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.
FP-O5-031
Hacienda Sub FP.doc
Mayor & City Council
Hearing Date: May 17, 2005
Page 5
4.
All development improvements, including sewer, fencing, micro-paths, pressurized
iITigation and landscaping shall be installed and approved prior to obtaining certificates
of occupancy.
5.
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 fmal plat per Resolution 02-374.
6.
Any existing domestic wells and/or septic systems within this project will have to be
removed ftom 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.
7.
Two-hundred-fifty and 1O0-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 andlor fire hydrants.
Final design locations and quantity are detelTllined after power designs are completed by
IdallO Power Company. The street light contractor shall obtain design and pelTllit ftom
the Public Works Department prior commencing installations.
8.
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.
9.
Applicant shall submit all updated groundwaterlsoils 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 stOITll 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.
10.
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 nolTllal groundwater elevation. This is to ensure that the bottom
elevation ofthe crawl spaces of homes is at least I-foot above.
11.
Applicant shall be responsible for application and compliance with any Section 404
PelTllitting that may be required by the Army Corps of Engineers.
12.
Applicant shall be responsible for application and compliance with and NPDES
PelTllitting that may be required by the Environmental Protection Agency.
13.
It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
14.
All grading of the site shall be perfolTlled in confolTllance with MCC 11-12-3H.
FP-O5-031
Hacienda Sub FP.doc
Mayor & City Council
Hearing Date: May 17,2005
Page 6
15.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
16.
Developer shall coordinate mailbox locations with the Meridian Post Office.
STAFF RECOMMENDATION
Staff recommends approval ofthe final plat with the above stated comments and conditions.
FP-O5-031
Hacienda Sub FP.dnc