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HomeMy WebLinkAboutStaff Comments MAYOR Tammy de Weerd I cM'e;;di~ IDAHO PUBLIC WORKS BU ILDING DEPARTMENT (208) 898-5500 ' Fax (208)898-9551 CITY COUNCIL MEMBERS Keith Bird Christine Donnell Shaull Wardle Charles M, Rountree 't", '{, '" \' V .1 ß PLANNING AND ZONING DEPARTMENT (208) 884-5533 - Fax 888-6854 STAFF REPORT: Hearing Date: July 19,2005 Transmittal Date: July., 2005 To: Mayor and City Council Sonya Allen, Assistant City Planner (JI1. l~J~~ l~\ 11:: I\l}~D I3 Michael Cole, Development Services Coordinator fY\ G JUL;~ C, 2005 Lyndhurst Grove Subdivision Cit.; Of ivleridia:rJ C>:f5' Cl",::'lr Offi.cE: Request for Final Plat approval of 36 Single-family Residential Building Lots and 5 Common Lots on 6.26 Acres in an R-8 Zone by Land Pro Development, LLC (File No. FP-O5-045). From: Re: 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, Land Pro Development, LLC, has applied for Final Plat approval of 36 single- family residential building lots and 5 common lots on 6.26 acres of land for Lyndhurst Grove Subdivision. The zoning designation for the proposed subdivision is R-8 (Medium Density Residential). The proposed gross density of the subdivision is 5.75 dwelling units per acre. The proposed net density is 7.86 dwelling units per acre. Lyndhurst Grove Subdivision is located at 2820 W. Pine Street, in the NW ~ of Section 11, T.3N., R.lW. A Conditional Use Permit/Planned Development was approved for this subdivision that allowed for reductions to the minimum frontage allowed for attached lots (50-ft. for non cul-de-sac lots) and minimum lots size for attached lots (3,600 s.f.) and detached lots (4,500 s.f.). The submitted Final Plat substantially complies with the approved Preliminary Plat. Staff recommends approval of Lyndhurst Grove Subdivision with the comments and conditions stated in this report. FP-O5-045 Lyndhurst Grove Sub FP .doc Mayor & City Council Hearing Date: July 19, 2005 Page 2 SITE SPECIFIC COMMENTS / FINAL PLAT 1. Applicant is to meet all terms of the approved Annexation (AZ-05-0ll), Conditional Use Permit (CUP-05-015), and Preliminary Plat (PP-05-013) for this subdivision. 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 ofthe plan dated 5/24/05: (9.)"Direct lot access to W. Pine Street is prohibited unless spceifically allo'Ned by tho }..da Coælty Highway District and City of Meridian." (10.) Strike this note, no sewer lift station is being proposed on this lot. 4. The landscape plan, dated 5/23/05, shall be revised as follows: a. Reduce the height of the fencing along the micropath on Lot 1, Block 2 from 5-ft. to 4-ft. if constructed of a solid material. Include fencing on the landscape plan as shown on the reduced (8.5" x 11") fencing plan submitted with the final plat application. Provide a detail of the proposed playground equipment for the tot lot. b. c. 5. The applicant has indicated that the Home Owners' Association or Nampa Meridian Irrigation District will own and maintain the pressure irrigation system within this development. If the system is to remain private, plans and specifications shall be reviewed by the Public Works Department, and a draft copy of the pressurized irrigation system Operations and Maintenance Manual shall be submitted prior to signature on the final plat by the City of Meridian Engineer. If the system is to be owned and maintained by N amp a and Meridian Irrigation District, evidence of a license agreement with NMID shall be provided to Public Works prior to scheduling of a pre-construction meeting. 6. 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 utilized, 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. Move the graphically depicted Public Utilities, Drainage and Irrigation easement from the north side, of the boundary between Lots 10, 11, Block 2, to the south side. The construction plans show the irrigation main in this location. 8. Indicate all adjacent platted subdivision on the face of the plat; in particular the northeast property line of this project abuts Have Cove #8. 9. Correct the domestic water service origin statement in the Certificate of Owners to reference City of Meridian instead of United Water of Idaho. FP-O5-045 Lyndhurst Grove Sub FP.doc 14. 15. 16. 17. 18. Mayor & City Council Hearing Date: July 19, 2005 Page 3 10. Indicate in the Certificate of Owners "The Real Point of Beginning". 11. The bearing on the face of the plat, from the Southeast comer of the Northwest quarter, does not match the bearing in the Certificate of Owners. Please make the necessary corrections. 12. Except for the Eight Mile Lateral, 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. 13. The applicant shall work with the City Parks Department to acquire the necessary approvals through the City's Master Pathway Agreement with the Nampa Meridian Irrigation District (NMID) for the multi-use pathway and bridge crossing of the Eight Mile Lateral. The applicant shall conform to the Parks Department's standards for construction of the pathway and NMID's requirements for the pedestrian bridge crossing. The Home Owners' Association shall be responsible for maintenance of all landscaping adjacent to the pathway. A Certificate of Zoning Compliance is required to be obtained from the City prior to construction of any permanent structures on the proposed park lot. Prior to signature on the final plat by the City Engineer, relocate the existing single- family home to Lot 14, Block 2, and remove all other structures on this site, as proposed. Any existing domestic wells and/or septic systems and appurtenances relating to the existing residence 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. The applicant shall be responsible for payment of sewer and water assessments, as well as the actual physical connection to the municipal services for the existing home on Lot 14, Block 2. The applicant is proposing to sewer this proposed development to the private lift station at The Courtyards at Ten Mile, however there is currently a City sewer project being designed that will abandon this lift station as well as the lift station at Merrywood Subdivision. The applicant shall install mains to and through, and coordinate with the City of Meridian Public Works Department, main size and routing, to be in conformance with the City's Master Sewer Plan. The applicant shall execute standard forms of easements for any mains that are required to provide service. FP-O5-045 Lyndhurst Grove Sub FP.doc 23. Mayor & City Council Hearing Date: July 19, 2005 Page 4 19. Water service to this proposed development is being proposed via extensions of an existing main in West Pine Street. The applicant shall install water mains to and through this proposed development, and coordinate main size and routing with the Public Works Department. The applicant shall execute City of Meridian standard forms of easements for any mains that are required to provide service. 20. 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. 21. All areas being counted toward the 5% open space requirement shall be free of "wet ponds" or other such nuisances. All stormwater detention facilities incorporated into the required open space are subject to Ordinance 12-13-14 and shall be fully vegetated with grass and trees, as depicted on the submitted landscape plans. 22. Any drainage areas (detention/retention basins) must be designed to ensure that water will percolate or discharge within a period of time not to exceed 24 hours for all storms up to and including a 100-year storm event. All storm drainage must be in compliance with MCC 12-13-14, Stormwater Integration. Staff's failure to cite specific ordinance provisions, or terms ofthe approved Annexation, Conditional Use PermitIPlanned Development, or Preliminary Plat does not relieve the Applicant of responsibility for compliance. GENERAL REQUIREMENTS 2. 3. 4. 1. Any tree over 4" in caliper that is removed ITom 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. 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. 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. All development improvements, including sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. FP-O5-045 Lyndhurst Grove Sub FP.doc Mayor & City Council Hearing Date: July 19, 2005 Page 5 5. 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. 6. 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. 7. 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. 8. 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. 9. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 10. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 11. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 12. 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-O5-045 Lyndhurst Grove Sub FP.doc