HomeMy WebLinkAboutStaff CommentsLL,
MAYOR ~ ~.v"y ~~~ ,
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Tammy de Weed crrv or - ~, BUILDING DEPARTMENT
CITY COUNCIL MEMBERS ~rl ~1~~~ ~ ~ ~ ~~ (208) 898-5500 • Fax (208)898-9551
Keith Bird ` ~'` ~ PLANNING ANb ZONING
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Shaun Wardle ~ ~ (208) 884-5533 -Fax 888-6854
Charles M. Rountree ~,
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STAFF REPORT: Hearing Date: August 23, 2005
Transmittal Date: August 18, 2005
To: Mayor, City Council and Planning & Zoning Commission ~ _ -°- •--- - - "-•
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From: Sonya Allen-Watters, Assistant City Planner ~ ~ ~'' ~ '~' `~'~~~
Michael Cole, Development Services Coordinator ~ C :~:i:~-, ~~i~':~1•~c:•~x_ryc`i_~,_ua-
Re: Champion Park Subdivision No. 5 (aka Parkstone Subdivision)
Request for Final Plat Approval of S2 Single-family Residential Building Lats on
8.06 Acres in an R-$ Zone for Champian Park Subdivision No. S, by Hillview
Development Corparation (Fzle No. FP-OS-054).
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, Hillview Development Corporation, has requested final plat approval of the fifth
phase of Champion Park Subdivision (preliminary platted under the name Parkstone
Subdivision). This phase of the subdivision consists of 52 single-family residential building lots
on 8.06 acres. There are 26 attached dwelling units (patio homes) planned for these lots. The
gross density is 6.45 dwelling units per acre and the net density is 8.06 dwelling units per acre.
Champion Park Subdivision is located approximately %Z mile west of N. Eagle Road on the north
side of E. Ustick Road, in the SE '/ of Section 32, T.4N., R.1 E.
A Conditional Use Permit (CUP) for a Planned Development was approved for this subdivision
that allowed fora 20% land use exception far a portion of the subdivision to be developed in a
commercial manner. The CUP also allowed for reductions to the front setbacks (from 15-ft. for
living areas & 20-ft. for garages to 1 S-ft. for non-front entry garages), side setbacks (from S-ft.
per story to S-ft. for single & two story buildings), minimum lot size (from 6,500 s.£ to 5,888 s.f.
for detached dwellings and from 4,000 s.f. to 3,$83 s.f. for attached dwellings), minimum street
frontage (from 6S-ft. to 60-ft. for detached dwellings and from 40-ft. to 2S-ft. for cul-de-sac lots),
minimum house size (from 1,301 s.f. to 1,200 s.f. for detached dwellings), and allowance for
black lengths to exceed 1,000-feet.
FP-OS-054 Champion Park Subs FP.doc
Mayor & City Council
Hearing Date: August 23, 2005
Page 2
Staff finds that the proposed final plat substantially complies with the approved preliminary plat.
Staff recommends approval of the fifth phase of Champion Park Subdivision with the comments
and conditions stated in this report.
SITE SPECIFIC CONDITIONS OF APPROVAL
1. Applicant shall meet all terms of the approved Freliminary Plat (PP-02-033), Planned
Development (CUP-02-049), and Development Agreement (Inst. No.1.03085229).
2. The submitted landscape plan dated 7/1$/OS shall be revised as follows:
a. Fencing adjacent to the micropath on Lot 32, Slock 9 is restricted to either a 4-ft.
solid fence or semi-private fencing with "see through" slats on the bottom portion
with a 2-ft. lattice on top. Revise plan & detail accordingly.
3. 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, asingle-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.
4. Sanitary sewer and water service for this development is being proposed via extension of
mains in Champions Park #1. The applicant shall be responsible to install all mains
necessary to serve this development, coordinate main size and routing with Public Warks.
5. Any drainage areas (detentian/retention basins) must be designed to ensure that water
will percolate or discharge within a period of time not to exceed 24 hours far all storms
up to and including a 100-year storm event. (All areas being counted toward the 10%
open space amenity shall be free of "wet ponds" or other such nuisances).
6. All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater 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 permitted
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 propased by staff. If the starmwater detention
facility cannot be incorporated into the approved open space and still meet the standards
of MCC 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 ACRD, City of Meridian and all other regulatory requirements at the time of final
FP-OS-054 Champion Park Subs FP.doc
Mayor & City Council
Hearing Date: August 23, 2005
Page 3
construction.
7. Please submit a copy of the Ada County Street Name Committee's "Final" letter for the
street names and lot & black numbering. Make all corrections necessary to comply.
8. Graphically depict, and reference in the notes, a 10-foot wide Public Utilities, Drainage
and Irrigation easement centered on all interior lot lines that will not be spanned by an
attached unit.
9. Complete the Certificate of Owners and the accompanying acknowledgment.
10. Add or revise the following notes on the plat dated 7/25/05, prepared by Engineering
Northwest:
(4.) Include Lot 32, Block 9 as a common area lot.
(8.) "...direct lot access to N. Troxel Way and E. Ustick Road is prohibited artless
(10.) Include instrument number.
11. 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
responsibility for compliance.
STANDARD CONDITIONS OF APPROVAL
1. All irrigation ditches, laterals ar 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.
2. Street lights shall be installed in compliance with the approved streetlight agreement.
Twa-hundred-fifty (250w), and one-hundred watt (100w), 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/ar 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.
3. 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.
FP-OS-054 Champion Park Subs FP.doc
Mayor & City Council
Hearing Date: August 23, 2005
Page 4
4. Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop hll material.
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. 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.
7. Coordinate fire hydrant placement with the City of Meridian's Public Works Department.
8. Sidewalks within the proposed subdivision shall be built in accordance with MCC 12-13-
10-8.
9. All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
10. Temporary construction fencing to contain debris shall be installed at the boundaries, of
this phase where no permanent fencing is praposed unless permanent fencing exists at the
subdivision boundaries. Fencing must be in compliance with MCC 12-4-10.
11. 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.
12. A letter of credit or cash surety in the amount of 110% shall be required for all
uncompleted fencing, landscaping, amenities, pressurized irrigations, sanitary sewer,
water, etc., prior to signature on the final plat.
13. A11 development improvements, including sewer, fencing, micro-paths, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates
of occupancy.
14. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
15. Applicant shall be responsible for application and compliance with. and NPDES
Permitting that may be required by the Environmental Protection Agency.
16. Developer shall coordinate mailbox locations with the Meridian Post Office.
RECOMMENDATION
FP-OS-054 Champion Park Subs FP.doc
Mayor & City Council
Hearing Date: August 23, 2005
Page 5
Staff recommends approval of the final plat, with the above stated comments and conditions.
FP-OS-054 Champion Park Subs FP.doc