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HomeMy WebLinkAboutStaff Comments ¡ MAYOR Tammy de Weerd ~ "-rt clfe;;dl~n -' ; ~ ID¡\HO 'Y", "q. "~Ii)¡ -..¡ ~~ SINcr . " 1903 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500 . Fax (208)898-9551 CITY COUNCIL MEMBERS Keith Bird Christine Dom1ell Shaull Wardle Charles M. Rountree "'" '" "t. '" " V l I PLANNING AND ZONING DEPARTMENT (208) 884-5533 . Fax 888-6854 STAFF REPORT: Hearing Date: August 16, 2005 Transmittal Date: August 11, 2005 To: Mayor and City Council nt, ~~~ ~r'; "F' l'VlT~, """-, _.!,_A "",-,-' ,_c_.:.J..,." " ,..Ii-' From: Craig Hood, Associate City Planner (IN Michael Cole, Development Services Coordinator me ^ ,-':'" I "1 "'¡qnr. "Ii", I dIU'; Re: Chesterfield Subdivision No.1 C),::"l\I::o:cÜiia.r:. Cl?3: ;Y-'t}~ê- Request for Final Plat approval of 72 Single-family Residential Building Lots and 14 Common Lots on 17,88 Acres in an R-8 Zone by Centennial Development, LLC (File No. FP-O5-050). 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, Centennial Development, LLC, has applied for Final Plat approval of 72 single- family residential building lots and 14 common lots on 17.88 acres of land for Chesterfield Subdivision No.1. The existing zoning designation for the proposed subdivision is R-8 (Medium Density Residential), The proposed gross density of the subdivision is 4.81 dwelling units per acre. The proposed net density is 6,30 dwelling units per acre. Chesterfield Subdivision No, 1 is located on the south side ofW, Pine Avenue, east ofN, Black Cat Road, in the SW ~ of Section 10, T.3N., R,lW. A Conditional Use PennitlPlanned Development was approved for this subdivision that allowed for reductions to the minimum frontage allowed for lots (35-ft, for non cul-de-sac lots), minimum lot size (3,100 sq, ft.), reduced front setbacks for townhouse lots (8-feet to common driveway) and a block length that exceeds 1,000 feet. The submitted Final Plat substantially complies with the approved Preliminary Plat. Staff recommends approval of Chesterfield Subdivision No,l with the comments and conditions stated in this report. FP-O5-050 Chesterfield Sub No 1 FP.doc Mayor & City Council Hearing Date: August 16, 2005 Page 2 SITE SPECIFIC COMMENTS / FINAL PLAT 1. Applicant is to meet all tenus of the approved Annexation (AZ-03-037), Conditional Use Pennit (CUP-03-070), and Preliminary Plat (PP-03-046) for this subdivision. 2. Fencing for the north side yards of Lots 11 and 14, Block 6, shall be a maximum of 4' in height and made of a semi-sight obscuring material. Interior fencing adjacent to Lot 20, Block 1, and Lot 1, Block 3, shall be limited to 4' open vision type materials. All 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 6/17/05: (8,) (9,) (10.) (11.) (13.) (14.) 4. "Twenty (20) f.oot common driveway easements as shown shall provide perpetual Ingress and Egress to Lots 18 and 19, Block 1, and Lots 11, 12, 13, 14, Block 6.. ..," Complete the Survey number. "Direct lot access to W. Pine &tfeet Avenue is prohibited unless specifically allmvod by the Ada County Highway District and City of Meridian," "Fencing on the common lot line of Lot 20, Block 1, and Lot 1, Block 3, shall be restricted to four-foot open vision fence per City of Meridian requirements. Fencing on the north side of Lots 11 and 14, Block 6 shall be a maximum of four-feet in height and made of a semi-sight obscuring material." Add a note stating that: "All lots within Block 5 shall take access to the adjacent alley and not Carisbrooke Avenue," Add a note stating that: "Building setbacks and dimensional standards in this subdivision shall be in compliance with Title 11 of Meridian City Code unless otherwise modified by Conditional Use Permit (CUP-O3-070)." Depict at least a 24-foot wide common driveway easement for Lots 11 - 14, Block 6, The common drive serving Lots 11 - 14, Block 6, shall be constructed a minimum of 24-feet wide, The common driveway serving Lots 18 and 19, Block 1, shall be constructed a minimum of 20-feet wide. All common drives should be constructed in accordance with MCC 12-4-14, and be capable of supporting 70,000 lbs. Revise the lot lines for Lots 11, 12, 13 and 14, Block 6, so that each lot has at least 5-feet of frontage on W. Newland Street. Revise the lot lines for Lots 19 and 20, Block 1, so that Lot 19 has at least IS-feet of frontage on W. Newland Street. The common driveway for Lots 18 and 19, Block 1, shall be contained within the buildable lots and not within the common Lot 20, Block 1. 5. 6. Front building setbacks for Lots 1 - 14, Block 6, may be reduced down to 8-feet (measured to common driveway). Rear setbacks for the alley loaded lots in Block 5, shall be a minimum of 20 feet (measured to alley). FP-O5-050 Chesterfield Sub No.1 FP.doc 13. 14, 15. Mayor & City Council Hearing Date: August 16, 2005 Page 3 7. . With the preliminary plat application, ACHD required the alleys within the subdivision to be paved 20-feet wide. Revise the plat to include all of the alley right-of-way adjacent to Block 5 (16-feet currently shown). 8. The landscape plan, dated 7/5/05, shall be revised as follows: a. Reduce the height of the fencing adjacent to Lot 1, Block 3, to be 4' not 6' tall and shall be open vision, not vinyl. Provide a detail ofthe proposed playground equipment for the tot lot. b. 9, The applicant has indicated that the Nampa Meridian Irrigation District will own and maintain the pressure irrigation system within this development. If the system is to be owned and maintained by Nampa 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, 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. 10. Except for the Kennedy 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, 11. A Certificate of Zoning Compliance is required to be obtained ITom the City prior to construction of any pennanent structures on the proposed park lot. 12. Lots 6 and 7, Block 6 and Lot 1, Block 5, do not include the lengths and bearings for every boundary, The applicant shall make the necessary adjustments to ensure the lengths and boundaries for every lot line are included. Lot 7, Block 2 is subject to a City of Meridian sanitary sewer easement and shall be fÌee of any large, mature landscaping and other fixed vertical objects. The southern two lots in Block 5 are both labeled 15. The applicant shall make the necessary adjustments to ensure consecutive numbering of lots in each block per ACSNC. Graphically depict an 8-foot wide Public Utilities, Drainage and Irrigation easement in the following locations, The extra width is necessary to accommodate an irrigation main, a,) Eastern boundary of Lot 5, Block 6, FP-O5-050 Chesterfield Sub No. I FP.doc 20. 21. 22. Mayor & City Council Hearing Date: August 16, 2005 Page 4 b,) Western boundary of Lot 8, Block 6, 16. 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. 17, Sewer service for this proposed development is being proposed via extension of mains adjacent to the property, The applicant shall install mains to and through this development. The applicant shall coordinate with the City of Meridian Public Works Department, main size and routing, to be in confonnance with the City's Master Sewer Plan. The applicant shall execute standard fonns of easements for any mains that are required to provide service. 18, 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 fonns of easements for any mains that are required to provide service, 19, Add "N. Casa Loma Avenue" to Sheets 1 and 2 of the final plat. Change "Pine Street" to "W. Pine Avenue" on Sheets 1, 2 and 3, 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. Amend Sheets 1 - 4 by correctly describing the location of the property to be in the NE 'l;í of the SW 'l;í of Section 10, not the SE 'l;í of the NW 'l;í of Section 10. Amend the label on Sheet 5 to be "Sheet 5 of 5" not "Sheet 4 of 5". All areas approved as open space shall be free of wet ponds or other such nuisances, All stonnwater detention facilities incorporated into the approved open space are subject to MCC 12-13-14 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated surface materials shall not be used in open space lots, except as pennitted under MCC 12-13-14. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by staff, If the stonnwater detention facility cannot be incorporated into the approved open space and still meet the standards ofMCC 12-13-14, then the applicant shall relocate the facility, This may require losing a developable lot or developable area, It is the responsibility of the developer to comply with ACHD, City of Meridian and all other regulatory requirements at the time of final construction, 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 stonns up to and including a 100-year stonn event. All stonn drainage must be in compliance with MCC 12-13-14, Stonnwater Integration. FP-O5-050 Chesterfield Sub No. I FP.doc 9. Mayor & City Council Hearing Date: August 16, 2005 Page 5 23, Staffs failure to cite specific ordinance provisions, or tenus of the approved Annexation, Conditional Use PennitIPlanned Development, or Preliminary Plat does not relieve the Applicant of responsibility for compliance, GENERAL REQUIRE¡vIENTS 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 pennits, 3, 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, 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. 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, Two-hundred-fifty and 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 detennined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and pennit 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 nonnal groundwater elevation, Applicant shall be responsible for application and compliance with any Section 404 Pennitting that may be required by the Anny Corps of Engineers, 10, Applicant shall be responsible for application and compliance with and NPDES Pennitting that may be required by the Environmental Protection Agency, FP-O5-050 Chesterfield Sub No. I FP,doc Mayor & City Council Hearing Date: August 16, 2005 Page 6 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-O5-050 Chesterfield Sub No, ] FP.doc