HomeMy WebLinkAboutStaff CommentsMAYOR
PUBLIC WORKS
Tanuny de Wecrd BUILDING DEPARTMENT
CITY COUNCIL MEMBERS •~=~~+ (208) 898-5500 • Fax (208)898-9551
Keith Bird ~` PLANNING AND 7pNING
Christine Donnell 1D~H0 ,Vj DEPARTMENT
Shaun Wardle ~ ~' (208) 884-5533 • Fax 888-6854
Charles M. Rountree
__ _ __ Cp~~R ~ I~PtBtitiL"ITti ~~~~ SINCE
1903
STAFF REPORT: - - Hearing Date: September 6, 2005
Transmittal Date: September 1, 2005
To: Mayor and City Council ~,.r
From: Sonya Watters, Assistant City Planner d'am' - - _ _:ti ~ ~ - • - . ,__ _.__..
Michael Cole, Development Services Coordinator ~ C, , _ ,,,
,, . ;-,.
Re: Strada Bellissima Subdivision No. 2
- __..
Request for Final Plat approval of 26 Single-family Residential Building Lots and
2 Common Lots on 8.73 Acres in an R-4 Zone by Evans Construction
Management (File No. FP-OS-OSS).
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, Evans Construction Management, has applied for Final Plat approval of 26 single-
family residential building lots and 2 common lots an 8.73 acres of lalad for the second phase of
Strada Bellissima Subdivision. The zoning designation for the proposed subdivision is R-4. The
gross density is 2.98 dwelling units per acre and the net density is 4.12 dwelling units per acre.
Strada Bellissima Subdivision is located on the north-west corner of Victory Road and S.
Meridian Road, in the SE '/ of Section 24, T.3N., R.1 W.
A Conditional Use Permit/Planned Development was approved for this subdivision. that included
a reduction to the xninimum street frontage requirement in an R-4 zone from 80-ft. to 76-ft. The
Planned Development was approved with a 20% 1arld use exception for the commercial portion
of the development. Proposed amenities include a micropath and bus stop, an open space plaza,
a tat lot, and detached sidewalks with street trees.
The submitted final plat substantially complies with the approved Preliminary Plat.
Staff recommends approval of Strada Bellissima Subdivision No. 2 with the commelts and
conditions stated in this report.
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FP-OS-055 Strada Bellissima Sub2 FP.doc
Mayor & City Council
Hearing Date: September 6, 2005
Page 2
SITE SPECIFIC COMMENTS /FINAL PLAT
1. Applicant is to meet all terms of the approved Annexation (AZ-04-028), Prelimaaaary Plat
(PP-04-038), and Conditional Use Permit (CUP-04-047) 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 of the plat dated 8/2/05:
(3.) "...exterior boundary lines and rear lot lines have a ..."
(4.) ".....irrigation easement is designated centered on interior lot lines unless
otherwise as shown."
(7.) "Lot 12, Block ~ 6 and Lot 9, Block 4..."
(10.) Complete instrument number.
Submit three copies of a revised plat to the Planning Department prior to signature on
the final plat by the City Engineer.
4. The landscape plan, dated 7/25/05, is approved as submitted.
5. The legal description in the Certificate of Owners does not match the lengths and
bearings shown on the plat. The applicant shall make the necessary adjustments to
ensure they match.
6. Graphically depict a S-foot wide Public Utilities, Drainage, and Irrigation easement in the
following locations. They are interior lot lines to an existing phase.
a. Western boundary of Lot 13, Block 6.
b. Northern boundary of Lot 13, Block 4
7. The applicant has indicated that Nampa Meridian Irrigation District will own and
maintain the pressure irrigation system within this development. 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 culinary water
system shall be required. If a single-point connectian 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.
8. 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 nan-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.
FP-OS-055 SCrada Bellissizna Sub2 FP.doc
Mayor & City Council
Hearing Date: September 6, 2005
Page 3
9. Please submit a signed 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.
10. A master Grading and Drainage plan is required as part of the development plans. The
Master Grading and Drainage plan shall include at a minimum the following:
a. Finish floor elevation for all houses in this development.
b. Finish grade elevation at each. lot corner.
c. Drainage flow patterns on all lots.
d. If structural fill is to be placed on any lot, material specifications and compaction
requirements shall be detailed.
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. All development improvements, including sewer, fencing, micro-paths, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates
of occupancy.
13. 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.
14. Sanitary sewer and water service to this site shall be via existing mains installed in phase
# 1. The applicant shall 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 forms of
easements for any mains that are required to provide service.
15. 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.
16. Please submit all updated groundwater/soils monitoring data to the Public Works
Department for review. Any drainage areas (detention/retentionbosins) 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.
FP-OS-055 Strada Sellissima Sub2 FP.doc
Mayor & City Council
Hearing Date: September 6, 2005
Page 4
17. Staffls failure to cite specific ordinance provisions, or terms of the approved Annexation,
Preliminary Plat, or Conditional Use Permit does not relieve the Applicant of
responsibility For compliance.
GENERAL RE UIREMENTS
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. Any existing domestic wells and/or septic systems 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.
3. 100-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.
4. 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.
5. 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.
6. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
7. Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
8. All development features shall comply with the Americans with Disabilities Act and the
Fair Housing Act.
9. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
10. Developer shall coordinate mailbox locations with the Meridian Post Office.
STAFF RECOMMENDATION
Staff recommends approval of the final plat with the above stated cornments and conditions.
FP-OS-055 Strada Bellissima Sub2 FP.doc