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Home My WebLink AboutStaff Comments MAYOR Tammy de Weerd "'- g /' c~ w ". \JYt en di;:'lt '\ ~ IDAHO J ~!:'. " ~ d'>" "rA£W;"""V~ I fro! 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: June 21, 2005 Transmittal Date: June 10, 2005 To: Mayor and City Council Sonya Allen, Assistant City Planner J-f Michael Cole, Development Services Coordinator rv\ c. RECEIVED JUN 1 C 2005 From: Re: City Of Meridian City Clerk Office Request for Final Plat approval of Twelve (12) Single-family Residential Building Lots and Three (3) Common Lots on 4.56 Acres in an R-4 Zone by Randy & Linnea Worden (File No. FP-O5-037). Klamath Basin 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 applicants, Randy & Linnea Worden, have applied for final plat approval of 12 single-family residential building lots and 3 common lots on 4.56 acres ofland for Klamath Basin Subdivision. The zoning designation for the proposed subdivision is R-4 (Low Density Residential). The proposed gross density of the subdivision is 2.63 dwelling units per acre. The proposed net density is 3.39 dwelling units per acre. Klamath Basin Subdivision is located on the southeast comer of N. Black Cat Road and W. Ustick Road, in the NW \4 of Section 3, T.3N., R.IW. The submitted final plat substantially complies with the approved preliminary plat. Staff recommends approval of Klamath Basin Subdivision with the comments and conditions stated in this report. SITE SPECIFIC COMMENTS I FINAL PLAT I. Applicant is to meet all terms of the approved annexation (AZ-04-035) and preliminary plat (PP-04-045) for this subdivision. FP-O5-037 Klamath Basin Sub FP.doc Mayor & City Council Hearing Date: June 21, 2005 Page 2 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 dated 5/16/05: (3.) (9.) (*.) "...is prohibited UflIess s¡3eei:fieally alle'.yeà by the }.da Cø1llity Highwa-y Htstriet . " Delete note--no longer required to be shown on plat. Add a note stating, "The owner of each lot, across which passes an irrigation/drainage ditch or pipe, is responsible for the maintenance threofunless such responsibility has been assumed by an irrigation/drainage District. The easement notes on the face of the plat shall be renumbered so that the numbers are sequential and nonrepeating. Revise or add the following easement notes on the face of the plat dated 5/31/05: 4. (2.) (4.) (6.) (7.) (9.) "...is hereby granted to the owners of Lots 12. 13. 14. & 15. Block 1. ~ ',vitHia tHis sliààivisiea for ingress/egress and installation and maintenance of a driveway." Revise note to read: "Unless otherwise dimensioned. a IO-foot wide Public Utilities. Drainage. and Irrigation easement is herebv designated along all lot lines common to public ril!hts-of-wavs and the exterior boundarv of this subdivision." Revise note to read: "Unless otherwise dimensioned. a ten-foot wide Public Utilities. Drainage. and Irrigation easement is herebv designated to be centered on all interior side lot lines and along all rear lot lines." Delete this comment. Add a note explaining the 50-ft. wide access easement to the south. 5. The landscape plan shall be revised as follows: a. b. c. d. e. f. g. h. Show landscaping for any portion of the flag that is beyond the driveway surface of the common drive on Lots 13 & 14, Block 1. At a minimum, 1 deciduous tree per 8,000 s.f. of open space is required on Lot 10 per MCC 12-13-16-5. Show the proposed location of the existing trees on Lot 11 (Poplars are not allowed to be planted on any public rights-of-way). One tree per 35 lineal feet is required along W. Ustick Road per MCC 12-13-10-6 (718.84 ft. = min. 21 trees req.). Bushes (Globosa spruce) are not counted as trees. Include a plant list that shows the plant symbol, quantity, botanical name, common name, minimum planting size and container, and mature size. Sod is not allowed in the bottom of drainage areas. Revise sod to reflect seed in the bottom of the stOTI1lwater drainage swale on Lot 10. Remove note #5 under "General Notes", as no signage is shown on plan. Include date that the plan was drawn. Please submit three (3) copies of the revised landscape and an 8 Yz" x 11" reduction to the Planning & Zoning Department prior to signature on the final plat. FP-O5-037 Klamath Basin Sub FP.doc 9. 12. 13. Mayor & City Council Hearing Date: June 21, 2005 Page 3 6. The applicant has indicated that Nampa Meridian 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 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 irrigable common areas prior to signature on the final plat by the Meridian City Engineer. 7. All irrigation ditches, laterals or canals, exclusive of natural waterways and the Eight- Mile Lateral, 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, alternate plans will be reviewed and approved by the Meridian City Engineer prior to final plat signature. 8. If three or more lots are proposed to take access off of the common drive, the hard surface driveway shall be widened to a minimum of 24 feet per MCC 12-4-14. If only Lots 13 and 14 are taking access off of the common drive, a 20 foot wide driveway is sufficient as shown on the construction drawings; revise note #4 (2) above accordingly. Prior to signature on the final plat by the City Engineer, all existing structures on the site shall be removed. 10. 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. 11. All areas being counted toward the 5% open space requirement shall be free of "wet ponds" or other such nuisances. Sanitary sewer service to this site shall be via main line extensions from Staten Park Subdivision. 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 Deparbnent. 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 Deparbnent's Standard Specifications. Applicant shall execute City of Meridian standard foTI1ls of easements for any mains that are required to provide service. Water service to this site is being proposed via an extension of water mains located in Staten Park Subdivision. 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 foTI1ls of easements, for any mains that are required to provide service. FP-O5-037 Klamath Basin Sub FP.doc 8. 9. Mayor & City Council Hearing Date: June 21,2005 Page 4 14. Staff's failure to cite specific ordinance provisions, or terms of the approved annexation or preliminary plat 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. 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. 3. 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. 4. All development improvements, including sewer, fencing, micro-paths, pressurized irrigation 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 final plat per Resolution 02-374. 6. 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. 7. 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 fife hydrants. Final design locations and quantity are detennined 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. 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. 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 100-year stonn events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3: I. Any FP-O5-037 Klamath Basin Sub FP.doc Mayor & City Council Hearing Date: June 21, 2005 Page 5 10. 11. 12. 13. 14; 15. 16. 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 detennining the groundwater, soil type & and characteristics during the design and construction phases. 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 nonnal groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above. Applicant shall be responsible for application and compliance with any Section 404 Pennitting that may be required by the Anny Corps of Engineers. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 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. All grading of the site shall be perfonned in confonnance with MCC 11-12-3H. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 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-O5-037 Klamath Basin Sub FP.doc