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HomeMy WebLinkAboutStaff Comments MAYOR olfe ;;d¡fjf4 PUBLJC WORKS BUILDING DEPARTMENT (208) 898-5500' Fax (208)898-9551 Tammy de Weerd CITY COUNCIL MEMBERS Keith Bird Christine Dolmell Shaun Wardle Charles M. Rountree PLANNING AND ZONING DEPARTMENT (208) 884-5533 . FAX 888-6854 STAFF REPORT: Hearing Date: July 12, 2005 Transmittal Date: July 1, 2005 To: Mayor, City Council and Planning & Zoning Commission Sonya Allen, Assistant City Planner (fll Michael Cole, Development Services Coordinator (y\ (" :RECEIVED JUL 0 1 2005 From: Re: Settlement Bridge Subdivision No.3 City Of Meridian City C.1erk Office Request for Final Plat Approval of 33 Single-Family Residential Lots and 4 Common Area Lots on 6.12 Acres in an R-8 Zone for Settlement Bridge Subdivision No.3, by Capital Development, Inc. (File No. FP-O5-042). We have reviewed the above-referenced submittal 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, Capital Development, Inc., has requested final plat approval of the third phase of Settlement Bridge Subdivision. This phase of the subdivision consists of 33 single-family residential lots and 4 common area lots on 6.12 acre in an R-8 zone. The gross density of this phase is 5.39 dwelling units per acre and the net density is 6.38 dwelling units per acre. Settlement Bridge Subdivision is located on the south side of E. McMillan Road and on the east side ofN. Locust Grove Road, in the NW 1,4 of Section 32, TAN., R.IE. A Conditional Use PennitlPlanned Development was approved for this subdivision which allowed for reductions to the minimum requirements for the following: lot size (from 6,500 s.f. to 5,250 s.f.---detached); lot frontage (from 65-ft. to 58-ft. for detached lots on straight-away streets, 30-ft. for comer/cul-de-sac lots, 40-ft. for attached lots on straight-away streets, and 28- ft. for lots on a comer/cul-de-sac); and a substandard cul-de-sac length (approx. 950-ft long). A multi-use pathway was allowed in lieu of a 5-ft. sidewalk where the pathway location coincides with the sidewalk on McMillan Road in this phase. Lots sharing common driveways were not required to have any street frontage. Staff finds that the proposed final plat substantially complies with the approved Preliminary Plat. Staff recommends approval of the third phase of Settlement Bridge Subdivision with the comments and conditions stated in this report. fP-O5-042 Settlement Bridge Sub3 FP.doc Mayor & City Council Hearing Date: July 12, 2005 Page 2 CONDITIONS OF APPROVAL 1. Applicant shall meet all tenns of the approved Preliminary Plat (PP-03-041), Planned Development (CUP-03-065), and Development Agreement (Inst. No. 104061807). 2. The pressurized irrigation system within this development is to be owned and maintained by the Home Owner's Association. 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. Plans and specifications for the irrigation system shall be reviewed by the Public Works Department as part of the development plan review process, and a draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval. 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. Sanitary sewer service and municipal water to this site shall be via extensions from existing mains. Applicant will be responsible to construct the sewer and water 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 fonns of easements, for any mains that are required to provide service. 4. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as detennined during the plan review process, prior to signature on the final plat per Resolution 02-374. 5. Graphically depict a ten-foot wide Public Utilities, Drainage and Irrigation centered on all interior lot lines that are not spanned by attached multi-family units. 6. Graphically depict a 5-foot wide Public Utilities, Drainage, and Irrigation easement in the following locations. They are interior lot lines to an existing phase. a) South property line Lot 24, Block 9 b) South property line Lot 20, Block 12 c) Southeast property line Lot 9 Block 12. d) Southeast property line Lot 45, block 9. 7. Add or revise the following notes on the plat dated 5/26/05, prepared by Engineering Northwest: (*.) Add note: "All lot lines common to a public right-of-way shall have an II Yz foot wide Public Utilities. Drainage. and Irrigation easement. unless other wise dimensioned." (The extra width is necessary to ensure a 10-ft. free & clear easement past the back of sidewalk.) "All lot lines common to a public right of way liRe, and the exterior subdivision boundary have a ten (10) foot wide permanent public utilities, property drainage and property irrigation easement, unless dimensioned otherwise." (1.) FP-O5-042 Settlement Bridge Sub3 FP.doc 12. 13. 14. 15. 16. Mayor & City Council Hearing Date: July 12, 2005 Page 3 (2.) "A ten (10) foot wide Public Utilities. Property Drainage, and Property Irrigation easement is hereby designated along the rear lot lines, unless dimensioned otherwise. " Include instrument number Add note: "Direct lot access to E. McMillan Road and N. Schumann Ave. is prohibited. " (10.) (12.) 8. Any existing domestic wells and/or septic systems within this project shall 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. 9. Street lights shall be installed in compliance with the approved streetlight agreement. One-Hundred watt (1O0w), 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. Street light contractor to obtain design and permit from the Public Works Department prior commencing installations. 10. 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. 11. Please 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 100-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. 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 ofthe crawl spaces of homes is at least I-foot above. All areas being counted toward the 10% open space amenity shall be free of "wet ponds" or other such nuisances. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. Coordinate fire hydrant placement with the City of Meridian's Public Works Department. Sidewalks within the proposed subdivision shall be built in accordance with MCC 12-13- 10-8. FP-O5-042 Settlement Bridge Sub3 FP.doc 20. 21. 22. 23. 24. 25. 26. 27. 28. Mayor & City Council Hearing Date: July 12, 2005 Page 4 17. Add a note to the face of the plat (graphically or in the notes section) that Lot 29, Block 9, shall have a blanket cross-access easement in favor of Lots 30, and 31. Address ownership & maintenance of Lot 29, Block 9. 18. The common drive located in Lot 29, Block 9 shall be constructed of a hard surface material, at lease 20-ft. wide, and be capable of supporting 70,000 Ibs. 19. Prior to the final plat being recorded for this phase, a permanent pedestrian easement in favor of the City of Meridian shall be recorded and graphically shown (& instrument number noted) for the North Slough pedestrian pathway. The Applicant is responsible for ensuring that all development shall comply with the Americans with Disabilities Act and the Fair Housing Act. Temporary construction fencing to contain debris shall be installed along the southern boundary of this phase where no pennanent fencing is proposed unless permanent fencing exists at the subdivision boundaries. 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 pennits. All development improvements, including sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 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. 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. Except for the North Slough (aka Settlers Canal), 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 Developer shall coordinate mailbox locations with the Meridian Post Office. Staffs failure to cite specific ordinance provisions or terms of the approved preliminary plat, conditional use permit or development agreement does not relieve Applicant of fP-O5.042 Settlement Bridge Sub3 FP.doc Mayor & City Council Hearing Date: July 12, 2005 Page 5 responsibility for compliance. RECOMMENDATION Staff recommends approval of the final plat, with the above stated comments and conditions. fP-O5-042 Settlement Bridge Sub3 FP.doc