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HomeMy WebLinkAboutStaff Comments MAYOR Tammy de Weerd j olferldi~ \ IDAHO /( t r r;'~ "T.E^"URf'.V~' "",. "... PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500' Fax (208)898-9551 CITY COUNCIL MEMBERS Keith Bird Christine Donnell Shaun Wardle Charles M. Rount.ee 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 Commission RECEIVED JUN 1 0 2005 From: Sonya Allen, Assistant City Planner ð" Michael Cole, Development Services Coordinator fY\ G Fulfer Subdivision No.7 City Of Meridian City Clerk Office Re: Final Plat approval of Forty-four (44) Single-Family Residential Building Lots and One (I) Common Lot on 10.39 Acres in an R-4 Zone, by Kevin Howell Construction (File No. FP-O5-035). 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, Kevin Howell Construction, has applied for Final Plat approval of 44 single- family residential building lots and 1 common lot on 10.39 acres ofland for Fulfer Subdivision No.7. The CUITent zoning designation for the proposed subdivision is R-4 (Low Density Residential). This subdivision will have a gross density of 4.2 d.u.lacre and a net density of 5.7 d.u.lacre. This phase was preliminalY platted unde¡ the name of Lochsa Falls Subdivision. Mr. Howell purchased the propeJty from the Lochs Falls develope¡ and intends to develop it in compliance with the approved preliminary plat. Fulfe¡ Subdivision No.7 is located approximately ~ mile east ofN. Ten Mile Road and ~ mile north ofW. McMillan Road in the SW ~ of Section 26, TAN., R.1W. The common alea within this subdivision consists of a short pedestrian pathway. The pressurized irrigation system within this development will be owned and maintained by Settler's Irrigation District. A Conditional Use PeITnitiPlanned Development was approved for the proposed subdivision which allowed for reductions to the minimum requirements for lot size (from 8,000 s.f. to 6,500 FP-O5-035 Fulfer Sub? FP.doc Mayor & City Council Healing Date: June 21,2005 Page 2 s.f.), lot frontage (from 80-ft. to 60-ft.), setbacks (side setback - 7-ft. for 2-story and IS-ft. for non-front entry galages), and house size. It also allowed for blocks within the subdivision to exceed the maximum block length of 1,000 feet. 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.7 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 conditional use peITnit (CUP-02-012), preliminary plat (PP-02-009) and Development Agreement (lnst. No's. 103012598 & 104022054). 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 yeal-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 aleas prior to signature on the final plat by the Meridian City Engineer. 3. Fencing must be in compliance with MCC 12-4-10. 4. Temporary construction fencing shall be installed along the eastern 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 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 DepaItment. Applicant shall execute City of Meridian standald foITns of easements, for any mains that ale 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 cove¡ 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 DepaItment's Standald Specifications. 6. Water service to this site is being proposed via an extension of water mains located in existing phases of this development. The applicant shall construct water mains to and through this proposed development. Applicant shall execute City of Meridian standald foITns of easements, for any mains tlIat ale required to provide service. Coordinate main size and routing with Public Works. FP-O5-035 Fulfer Sub? FP.doc 9. 13. 14. Mayor & City Council Hearing Date: June 21,2005 Page 3 7. Complete the Certificate of Owners and accompanying Acknowledgment prior to signature on the final plat. 8. Lots 6,17,18; Block 25 do not meet the minimum street frontage of60 feet, the applicant shall make the necessary adjustments to confoITn. Graphically depict an 8-foot wide Public Utilities, Drainage, and Irrigation easement on the north boundaIY of Lot 2, Block 25. The extra width is neceSSaIY to accommodate an irrigation main. 10. Graphically depict a 5-foot wide easement on the following lots. They will interior side lot lines to existing phases. a) West boundary of Lot 2, Block 26 b) West boundary of Lot 12, Block 15. c) East boundary of Lot 19, Block 15. d) East boundary of Lots 10, 11, Block 26. e) East boundaIY of Lot 18, Block 25. 11. Complete book and page number of adjacent recorded plat. 12. Revise or add the following notes on the face of the plat dated 5/17/05: (10.) "Lot 11. Block 25 shown hereon is a non-buildable common lot and shall be owned and maintained bv the homeowners association. Fencing adjacent to this lot shall be no greater than 4-ft. in height if constructed of a solid sight obscuring material or 5-ft. in height if constructed of a non-sight obscuring material." Please submit all updated groundwate¡/soils monitoring data to the Public Works DepaItment for review. The project engineer should pay close attention to the results of field studies deteITnining the groundwater, soil type & and chaIacteristics during the design and construction phases. The engineer shall be required to certify that the street cente¡line elevations are set a minimum of 3-feet above the highest established noITnal groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above. Staff's failure to cite specific ordinance provisions or teITnS of the approved preliminary plat, conditional use peITnit or development agreement does not relieve the Applicant of responsibility for compliance. FP-O5-035 Fulfer Sub7 FP.doc Mayor & City Council Hearing Date: June 21,2005 Page 4 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 DepaItment. 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 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 DepaItment. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or flTe hydrants. Final design locations and quantity are deteITnined after power designs are completed by IdailO Power Company. The street light contractor shall obtain design and permit from the Public Works DepaItment prior commencing installations. 4. 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. 5. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the AITnY Corps of Engineers. 6. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 7. 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 peITnits. 8. All development improvements, including sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 9. 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. FP-05-035 Fulfer Sub? FP.doc Mayor & City Council Hearing Date: June 21, 2005 Page 5 10. 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. 11. Developer shall coordinate mailbox locations with the Meridian Post Office. 12. 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. 13. Coordinate fire hydrant placement with the City of Meridian's Public Works DepaItment. 14. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. STAFF RECOMMENDATION Staff recommends approval of the final plat for Fulfer Subdivision No.7 with the above stated comments and conditions. FP-05-035 Fulfer Sub7 FP.doc