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HomeMy WebLinkAboutStaff CommentsMAYOR Tammy de Weerd CITY COUNCIL MEMBERS Keith Bird Christine Donnell Shaun Wardle Charles M. Rountree C%�CITY OF _ - - e 14M Il IDAHO PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500 Fax(208)898-9551 PLANNING AND ZONING DEPARTMENT (208)884-5533 Fax 888-6854 STAFF REPORT: Hearing Date: June 21, 2005 Transmittal Date': June 10, 2005 To: Mayor, City Council and Planning & Zoning CommissioRE CEIVED From: Sonya Allen, Assistant City Planner 94 JUN 10 2005 Michael Cole, Development Services Coordinator City Of Meridian Re: Fuller Subdivision No. 6 City Clerk Office Final Plat approval of Fifty-five (55) Single -Family Residential Building Lots and Ten (10) Common Lots on 14.91 Acres in an R-8 Zone, by Kevin Howell, Kelly Fulfer, and Brenda Fulfer (File No. FP -05-036). 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 applicants, Kevin Howell, Kelly Fulfer, and Brenda Fulfer, have applied for Final Plat approval of 55 single-family residential building lots and 10 common lots on 14.91 acres of land for the sixth phase of Fulfer Subdivision. The current zoning designation for the proposed subdivision is R-8 (Medium Density Residential). This subdivision will have a gross density of 3.69 d.u./acre and a net density of 4.9 d.u./acre. Fulfer Subdivision No. 6 is located on the north side of W. McMillan Road and the west side of N. Linder Road, in the SE '/< of Section 26, TAN., R.1 W. The common areas within this subdivision consist of landscaping, pedestrian pathways, and open space. 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 subdivision which allowed for reductions to the minimum requirements for lot size and street frontage as shown on the approved site plan. It also allowed for blocks within the subdivision to exceed the maximum block length of 1,000 feet. FP -05-036 Fulfer Sub6 FP.doc Mayor & City Council Hearing Date: June 21, 2005 Page 2 This subdivision was preliminary platted under the name of Kelly Creek Subdivision. 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. 6 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), development agreement (Inst. No. 103181095), conditional use permit (CUP -03-028), and preliminary plat (PP -03-014) for this development. 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, a single -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 and MCC 12-13-15-9. 4. Temporary construction fencing shall be installed along the northern and western boundaries of this phase unless permanent fencing already exists at the subdivision boundary. 5. Sanitary sewer service to this site shall be via extensions from existing mains. Applicant will 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. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. Cover over sanitary sewer mains shall be no less than 3 - feet from finish grade to the top of the pipe. If cover is less than 3 -feet from the sub - grade to the top of pipe, alternate pipe materials shall be used per the Meridian Public Works Department's Standard Specifications. 6. Water service to this site is being proposed via an extension of water mains located in previous phases of this development. The applicant shall construct water mains to and through this proposed development. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. Coordinate main size and routing with Public Works. 7. Complete the Certificate of Owners and accompanying Acknowledgment prior to signature on the final plat. FP -05-036 Fulfu Sub6 FP.doc Mayor & City Council Hearing Date: June 21, 2005 Page 3 8. Complete book and page number of adjacent recorded plat. 9. The private drive off of N. Chimney Peak Ave. must be paved its full width and at least 30 feet into the site beyond the edge of pavement of the abutting roadway per ACHD. 10. Lots 19, 26 of Block 24 do not meet the required street frontage of 40 feet as measured by the chord. The applicant shall make the necessary adjustments to conform. 11. The applicant shall move the graphically depicted easement on the south side of Lot 13, Block 24, to the north side of Lot 14, Block 24. The pressure irrigation main was designed in, and in direct conflict with, the corridor reserved for water services. 12. Revise the landscape plan dated 5/23/05 as follows: a. Revise calculation table to reflect 29 trees provided along the McMillan Road frontage instead of 20. b. Remove fencing along the western boundary that crosses the private drive to Lot 18, Block 24. 13. Revise or add the following notes on the face of the plat dated 5/13/05: (4.) "...centered on interior side lot lines, a_a irAerier -ea- let lifte, unless otherwise..." (7.) Include Lot 44, Block 24 as a common lot. 14. Please submit all updated groundwater/soils monitoring data to the Public Works Department for review. 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. 15. Staff's failure to cite specific ordinance provisions or terms of the approved annexation, 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. FP -05-036 Fulfer Sub6 FP.doc Mayor & City Council Hearing Date: June 21, 2005 Page 4 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. 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. Coordinate fire hydrant placement with the City of Meridian's Water Works Superintendent. 6. 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. 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. 9. 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. 10. All development improvements, including sewer, fencing, micro -paths, pressurized irrigation, and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 11. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 12. The applicant is responsible for ensuring that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 13. Developer shall coordinate mailbox locations with the Meridian Post Office. FP -05-036 Fulfer Sub6 FP.doe Mayor & City Council Hearing Date: June 21, 2005 Page 5 14. 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. 15. All grading of the site shall be performed in conformance with MCC 11-12-3H. STAFF RECOMMENDATION Staff recommends approval of the final plat for Fulfer Subdivision No. 6 with the above stated comments and conditions. FP -05-036 FulferSuM FP.doe