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HomeMy WebLinkAboutStaff Commentsr MAYOR ~~~ ``~ Tammy de Weerd ~~ ~~ CITY HALL (208) 888-4433 ~ Fax 887813 CITY C)F - ~ r ~' CITY COUNCIL MEMBERS -- '~.~ PUBLIC WORKS ~ III Keith Bird ~~~ BUILDING pEFARTM 8NT V / L / L Cluistine Donnell 1~ (208) 887-2211 ~ Fax 898-9551 Shaun Wardle IDAHO ~ ' ~' PLANNING AND ZONING ; / Charles M. Rountree ti,~. ~~, (208)884-5533--Fax 888-6854 ~Fq Y ~ 1~RF.~tiI` Ftl".V~ . ~ SINCE 1993 STAFF REPORT: City Council Date: August 16, 2005 Transnrlittal Dat~: ~;~ust .~-1, ~. 05 .:.: t , To: Mayor & City Council " `"" "~"~'" ~''° ~#~~ ~ . . .. From: Brad Hawkins-Clark, Principal City Planner _~,; - -- _- - -; "-- ~~, _ ,, .. . ; ., . Michael Cole, Development Services Coordinator r1'~ C. `~ Re: Ventana Subdivision No. 2 Request for Final Plat Approval of Eighty-One (81) Single-family Residential Building Lots and Five (5) Common Lots on 20.25 Acres in an R-8 Zone for Ventana Subdivision No. 1, by G. L. Voigt Development Company (File No. FP- OS-052) 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, G. L. Voigt Development Company, has requested final plat approval for the second phase of Ventana Subdivision consisting of 81 single-family residential building lots and five common lots on 20.25 acres in an R-8 zone. The gross density per acre for this phase is 3.51 dwelling units per acre. The net density is 4.30 dwelling units per acre. This phase is located approximately 1/z mile north of McMillan Road and a 1/amile east of N. Meridian Road, in the SW 1/aof Section 30, T.4N., R.1E. It encompasses the entire eastern half of the subdivision. A Conditional Use Permit/Planned Development was approved for this subdivision which allowed for reductions to the minimum requirements for the R-8 zone for the following: lot size (from 6,500 s.f. to 6,388 s.f.), lot frontage (from 65' to 40' & cul-de-sacs from 40' to 35', measured at chard length), and to exceed the maximum block length allowed Gf 1,000-ft. to 1,760-ft. Mayor & City Council Hearing Date: August 16, 2005 Page 2 of 2 Amenities proposed with this phase of Ventana Subdivision include a playground area (with play equipment) and a public multi-use pathway. A couple of common, landscape lots in Blocks 5 and 13 were added that were not shown on the approved preliminary plat. Staff has no objection to this change. The submitted final plat still substantially complies with the approved Preliminary Plat. Staff recommends approval of the final plat for Ventana Subdivision No. 2 with the comments and conditions stated in this report. SITE SPECIFIC RE UIREMENTS 1. Applicant is to meet all terms of the approved annexation (AZ-04-019), preliminary plat (PP-04-026) and conditional use permit (CUP-04-028). 2. Sanitary sewer service to this site shall be via main line extensions from the North Slough Trunk that is currently under construction by the City of Meridian. The applicant will be responsible for constructing the lateral sewer to and through this proposed development, thereby making them available to adjacent properties. The subdivision designer is responsible for coordinating main sizing and routing with the .Public Works Department. 3. Water service to this site is being proposed via extension of existing mains adjacent to the site. The applicant shall be responsible to constntct water mains to and through this proposed development, coordinate main size and routing with the Public Works Department. The applicant shall execute standard forms of easement for any mains that are required. to provide service. 4. Submit compaction test results to the Meridian Building Department for any building pads within lots receiving engineered backfill. 5. A11 fencing must be in compliance with MCC 12-4-10 and 12-13-15-9. Temporary construction fencing to contain debris shall be installed around the northern, eastern and southern boundaries of this phase unless permanent fencing already exists around the subdivision boundary. 6. 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. Side slopes within drainage areas shall not exceed 3:1. 7. Underground pressurized irrigation is required for all buildable lots and common areas. The applicant has indicated that the irrigation system will be owned and operated by the FP-OS-052 Ventana Sub2FP.doc Transmittal Date; August 11, 2005 Mayor & City Council Hearing Date: August 16, 2005 Page 3 of 3 home owners association. Since the system is being proposed as a private system, plans and specifications for the irrigation system shall be reviewed by the Public Works Department as part of the development plan review process. A draft copy of the pressurize irrigation system operations and maintenance manual shall be submitted prior to plan approval. 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 common areas prior to signature on the final plat by the Meridian City Engineer. 8. A minimum six-foot wide sidewalk is required for the multi-use pathway in Block 13 on the east side of N. Diamond Creek Avenue, adjacent to Lots 1-8. Also, striping, pavers, or other alternative surface treatment to designate a crosswalk on N. Diamond Creek on the north side of E. Joshua Tree Street is required. The final construction drawings shall reflect these requirements. 9. A permanent public pedestrian easement shall be created for the lots that contain the multi-use pathway, and recorded prior to issuance of any building permits within the subdivision. The easement and/or right-of way shall be sufficient width to cover the 10- foot and 6-foot wide pathway shown. The hard surfaced pathway shall be constructed and fully improved prior to the issuance of the first Certificate of Occupancy for any building within this phase of the subdivision. Applicant shall work with the City Parks Dept. and conform to the Park's Dept. standards for construction of the pathway. The Homeowner's Association is responsible for maintenance of all landscaping adjacent to the pathway. 10. Per Site Specific Condition #4 of PP-04-026, the applicant shall submit a written verification from Settler's Irrigation District that the South Slough easement width meets with their approval. 11. Per Site Specific Condition #2 of CUP-04-028, one of the required Planned Development amenities must be located on Lot 11, Black 5. No amenity is currently shown an this lot. The applicant may either relocate the play area currently shown on Lot 1, Block 11 or provide an additional amenity on Lat 11, Block 5. The revised landscape plan shall reflect this change. 12. 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 that is being proposed there. a. Western boundary of Lot 17, Block S 13. Complete the Certificate of Owners and accompanying Acknowledgment. FP-OS-052 Ventana Suh2FP,doc Transmittal Date; August X 1, 2005 Mayor & City Council Hearing Date: August 16, 2005 Page 4 of 4 14. Applicant shall submit final street name acceptance letter from Ada County Street Name Committee. 15. Please revise the landscape plan dated 7/18/05, prepared by The Land Group, as follows: a. Clearly label all crosswalks shown on the landscape plan. b. A Planned Development amenity must be shown on Sheet L1.1 (Lot 11, Block 5). 16. Please add or revise the following plat notes on the plat dated 7/7/05: (8.) "Lot 11, Block S...Lot 1 and 8, Block 13.. . 17. Staff's failure to cite specific ordinance provisions or terms of the approved annexation, conditional use permit, or preliminary plat does not relieve Applicant of responsibility for compliance. GENERAL RE UIREMENTS 1. Tile all irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided per City Ordinance 12-4-13. Submit written confirmation of plan approval from the appropriate irrigation/drainage district, or lateral users association to the Public Works Department. 2. Applicant's engineer shall 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. 3. Street signs are to be in place, water system shall be approved and activated, fencing shall be installed, drainage lots constructed, road base shall be approved by the Ada County Highway District, and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 4. A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 5. All development improvements, including but not limited to sewer, fencing, micro- paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 6. 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. FP-OS-052 Ventana SubZFP.doc Transmittal Date= August 11, 2005 Mayor & City Council Hearing Date: August 16, 2005 Page S of 5 7. 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. 8. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 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. All grading of the site shall be performed in conformance with MCC 11-12-3H. 11. Remove any existing domestic wells and/or septic systems within this project 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.) 12. Install 250-watt and 100-watt, high-pressure sodium streetlights at locations designated by the Public Works Department. Street light contractor shall obtain an approved design and permit from the Public Works Department prior to commencing installations. 13. Replace any tree over four (4) inch caliper that is removed from the property with an equivalent number of caliper inches of trees. (Required landscape buffer trees will not be considered as replacement trees far those trees that have to be removed.) 14. Coordinate with the Meridian Public Works Department and the Meridian City/Rura1 Fire Department to determine fire flow requirements. Provide a letter from the Fire Department stating required fire flow requirements prior to final plat approval. 15. Developer shall coordinate mailbox locations with the Meridian Post Office. RECOMMENDATION Staff recommends approval of the final plat, with the above stated comments and conditions. FP-OS-052 Ventana Sub2FP.doc Transmittal Date: August 11, 2005