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Home My WebLink AboutStaff Comments MAYOR Tammy de Weerd .'-rl cM'e~;:dl~ñ ~-;\ ~ IDAHO ~ .A Þ- ~, /; 'Q ~. fi:~€F¡ -. ->i ~_J RE.c\SU~ , $'"G' : ,1903 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: July 12, 2005 Transmittal Date: July 7,2005 Re: Mayor and City Council RE CE Sonya Allen, Assistant City Planner J'II - - .1:"¡ lVE D Michael Cole, Development Services Coordinator (Y\ C JUL 0 7 2005 City Of Meridian City Clerk Office Alexandria Subdivision To: From: Request for Final Plat approval of 34 Single-family Residential Building Lots and 5 Common Area Lots on 9.8 Acres in an R-8 Zone by Lonnie Johnson (File No. FP-O5-039). 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, Lonnie Johnson, has applied for final plat approval of 34 single-family residential building lots and 5 common area lots on 9,8 acres of land for Alexandria Subdivision. The zoning designation for the proposed subdivision is R-8 (Medium Density Residential). The proposed gross density of the subdivision is 3 047 dwelling units per acre. The proposed net density is 4.33 dwelling units per acre. Alexandria Subdivision is located at 4205 N. Locust Grove Road (on the west side ofN. Locust Grove Road, approximately 1,700 ft. south of McMillan Road), in the NE ~ of Section 31, TAN., R.1E. This subdivision is a re-subdivision of Lot 11, Crestwood Subdivision No.1. A conditional use permit/planned development was approved for this subdivision which allowed for reductions to the minimum requirements for the following: lot size (from 6,500 s.t. to 5,300 s.f.), lot frontage (from 65-ft. to 42-ft.), and setbacks (I8-ft. alley rear setback (garage) for the ten alley-loaded lots and from 20-ft. to l2-ft. for street side). The following amenities were approved with the planned development: over 10% open space, a tot lot, and two gazebos (at least 16-ft. diameter). FP-05-039 Alexandria Sub FP .doc Mayor & City Council Hearing Date: July 12, 2005 Page 2 The submitted final plat substantially complies with the approved preliminary plat. Staff recommends approval of Alexandria Subdivision 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-04-011), conditional use permit (CUP-04-0l5), and preliminary plat (PP-04-017) for this subdivision, 2. Fencing must be in compliance with MCC 12-4-10 and 12-13-15-9. 3. The preliminary plat graphically depicted common parking easements, if common driveways are still being proposed, graphically depict those easements. Water meters located in common driveways shall consist of upgraded materials per Meridian specification 7.08(w) note 3. 4, Label on the face of the plat the "Real Point of Beginning". 5. The western boundary of this property abuts Cobre Basin #3. Please include this on the face of the plat. 6, The bearing, of the western boundary line of this subdivision, differs significantly from the bearing of record. Please include the bearing of record, in parenthesis, on the face of the plat. 7. The sum of the lot dimensions does not equal the exterior boundary distance on the northern property line of this development. It appears that Lot 2 Block 3 should be 140.94 feet instead of the depicted 158.86 feet. Applicant shall confirm this and make the necessary corrections to conform. 8. On the face of the plat in the southwest corner there seems to be a distance of IS-feet called out to a non-existent pin. It appears that the measurement of the interior distance of Lot 7, Block 1; is incorrectly labeled as 290.85 feet and should be labeled as 305.85 feet. Applicant shall confirm this and make the necessary corrections to conform. 9. The 15- foot section, located to the south of the proposed development, labeled as "R -O- W dedicated to the public" shall either include the instrument number, or be included in the area to be platted. This shall include a legal description in the Certificate of Owners, and signature of the owner ofthe land. 10. Revise or add the following easement notes on the face of the plat dated 6/3/05: FP-05-039 Alexandria Sub FP,doc Mayor & City Council Hearing Date: July 12, 2005 Page 3 (8.)"A lO-foot wide Public Utilities, Drainage, and Irrigation easement is hereby designated adjoining all public rights-of-ways and the exterior boundary of this subdivision." (9.) "A 10- foot wide Public Utilities, Drainage, and Irrigation easement is hereby designated centered on interior lot lines, and along caoll of tho side and rear lot lines, that are common to t'NO or moro lots." 11. Revise or add the following notes on the face of the plat dated 6/3/05: (4.) (8.) (10.) (14.) (15.) (16.) (17.) "Direct lot access to North Locust Grove Road is prohibited lIDless specifically allo\ved by the .^..da County Highway District and the City of Moridian." ".. .zoning regulations of the City of Meridian and CUP-04-0I5." Strike note. No longer required on plat. Add note: "Lot 2, Block 4 contains a common drive easement for the benefit of Lots 1 & 2, Block 4. Lots 3 & 4 are prohibited from having direct access to the common driveway located on Lot 2, Block 4." Add note: "Fencing adiacent to pathways or common area lots shall not be over four feet in height if constructed of a solid material." Add note: "If fencing is constructed on any lot affected by the common open area easement, said fencing shall be placed on the easement line and not the property line." Add note: "The owner of each lot, across which passes an irrigation/drainage ditch or pipe, is responsible for the maintenance thereof, unless such responsibility is assumed by an irrigation/drainage district." 12. The landscape plan, dated 6/2/05, shall be revised as follows: a, b. c. d. e. f. Show contours for all drainage swales. Sod is not allowed in storm drainage swales, replace with seed in these areas. Include fencing plan and detail on the landscape plan. Show cross section of a min. 3-ft. high berm or other feature to screen westbound automobile headlights form the residence on Lot 2, Block 3. Show contours for all berms indicated on the plan. Street trees are required along the south side of E. Star Drive (1 per 35' lineal feet). Minimum 5-ft. wide parkway (measured from back of curb to sidewalk) is required in this area. Please submit three (3) copies of the revised landscape plan to the Planning & Zoning Department prior to signature on the final plat. 13. The applicant has indicated that 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 culinary water system shall be required. If a single-point connection is used, the deyeloper 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. FP-OS-O39 Alexandria Sub FP .doc Mayor & City Council Hearing Date: July 12, 2005 Page 4 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 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, alternate plans will be reviewed and approved by the Meridian City Engineer prior to final plat signature. 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. If a common drive is proposed for Lots 2 & 3, Block 3, graphically show this easement. Reconfigure Lots 2-6, Block 1 to reflect the requirement for a 5-ft. wide parkway on the south side of E. Star Drive. Perimeter fencing (6-ft. taU solid material) is required around the boundary of the subdivision. Include fencing for the southern boundary adjacent to the existing residence if none is in existence and along the eastern boundary adjacent to N. Locust Grove Road. If fencing is in existence, show as such on the landscape plan. A sign permit is required for the subdivision identification sign that will be located on Lot 1, Block 3. Reduce the common drive shown on Lot 2, Block 4 to l49-ft. in length or submit details for an approved fire truck turnaround on Lot 2, Block 4 prior to signature on the final plat by the City Engineer. The common drive on Lot 2, Block 4 shall consist of a 20-ft. wide improved hard surface capable of sustaining 70,000 Ibs. All areas being counted toward the 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 the adjacent Razzberry Crossing 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 Department. 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. Applicant shall execute City of Meridian standard forms of easements for any mains that are required to provide service, 24. Water service to this site shall be via main line extensions from the adjacent Razzberry Crossing Subdivision. The applicant shall be responsible to construct water mains to and FP-O5-039 Alexandria Sub FP,doc Mayor & City Council Hearing Date: July 12, 2005 Page 5 25. 26. 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 forms of easements, for any mains that are required to provide service. All sewer and water mains, not located in ACHD right-of-way shall be centered in 20- foot wide easements. The applicant shall be responsible for payment of and the actual physical sanitary sewer and domestic water connection for the existing house on Lot 4, Block 4. 27, Staffs failure to cite specific ordinance provisions, or terms of the approved annexation, conditional use permit, or preliminary plat does not relieve the applicant of responsibility for compliance. GENERAL REO UIREMENTS 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. Two-hundred-fifty and lOO-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. FP-O5-039 Alexandria Sub FP,doc Mayor & City Council Hearing Date: July 12, 2005 Page 6 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. 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 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 IOO-year storm 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 normal 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 Permitting that may be required by the Army Corps of Engineers. 12. Applicant shall be responsible for application and compliance with and NPDES Permitting 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 ofthe site shall be performed in conformance with MCC ll-l2-3H. 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 of the final plat with the above stated comments and conditions. FP-O5-039 Alexandria Sub FP,doc