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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: September 20, 2005
Transmittal Date: September 16, 2005
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FROM:
Mayor & City Council
Sonya W atiers, Assistant City Planner SIll
Michael Cole, Development Services Coordinator (Y\ G
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SUBJECT:
Kingsbridge Subdivision No.1
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Request for a Final Plat Approval of Kingsbridge Subdivision No.1 Consisting
of 53 Single-family Residential Building Lots and 20 Common Lots on 18.25
Acres in an R-3 Zone by Vision First, LLC (File# FP-O5-056)
We have reviewed this submittal and offer the following comments, as conditions of the applicant. These
conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian
City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Vision First, LLC, has applied for final plat approval of the first phase of Kingsbridge
Subdivision. This phase includes 53 single-family residential building lots and 20 common lots on 18.25
acres in an R-3 zone. The gross density of this phase is 2.9 dwelling units per acre and the net density is
4.73 dwelling units per acre.
This phase is located on the east side of S. Eagle Road, approximately y¡ mile south of E. Victory Road,
in the W y¡ of Section 28, T.3N., R.IE.
Kingsbridge Subdivision is designated as being in the R-3 zoning district; however, as part of the Unified
Development Code amendments, the City has (or will) rezone all existing R-3 districts as R-2
A Conditional Use PennitlPlanned Development was approved for this subdivision that included a
reduction to the minimum street frontage requirement in an R-3 zone to 60-ft. for non cul-de-sacs lots and
30-ft. for cul-de-sac lots; a reduction in the minimum lot size to 12,000 s.f.; and the maximum block
length allowed to extend to 1,325 feet. Amenities provided in this phase as part of the planned
development are a community park, swimming pool with changing rooms, a barbeque area, picnic table,
and a tot lot.
The common area lots within the subdivision consist of landscaping, open space, storm drainage, and a
park, and will be maintained by the Kingsbridge Subdivision Homeowners Association. The pressurized
irrigation system within this development is to be owned and maintained by the Homeowners
Association.
The final plat for this phase substantially complies with the approved Preliminary Plat, although please
note that staff has noted an issue below for your special consideration.
Staff recommends approval of Kingsbridge Subdivision No.1 with the comments and conditions stated in
this report.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
CITY COUNCIL SPECIAL CONSIDERATION
A pond was added to Lot 8, Block 1, adjacent to S. Eagle Road which affected the lot size and
configuration of Lot 2, Block 1. This is a change from what was approved on the preliminary plat and
required in the Development Agreement. Item number 8, page 5 of the Development Agreement reads as
follows:
"To ensure that significant density changes are not made to Kingsbridge Subdivision between
preliminary and fmal plat approvals, no changes will be made to the plat dated April 5, 2005,
except changes required by governmental agencies which do not increase density or daily vehicle
trips to and from Kingsbridge. All perimeter lots in Kingsbridge Subdivision shall remain as
single home residential lots that cannot be further subdivided or split as part of the Kingsbridge
Subdivision. Except for minor lot size adjustments between adjacent perimeter lots, no perimeter
lot in Kingsbridge Subdivision shall be reduced in size below the square footage shown on
the preliminary plat dated April 5, 2005. These agreements shall be included as notes on the
face of the Kingsbridge Subdivision plat and shall be stated in the recorded Kingsbridge
Declaration of CC&R's. A copy of the preliminary plat will be included as a condition of
approval in the Development Agreement executed by Vision First and The City of Meridian."
The original size of Lot 2, Block I was 20,031 s.f.; the final plat shows 16,421 s.f., for a difference of
3,610 s.f. from the approved preliminary plat. This change will not affect density or daily vehicle trips as
noted in the Development Agreement. However, the reduction in the lot size is more than a minor
adjustment from the approved preliminary plat, and the subject lot is a perimeter lot abutting Dartmoor
Subdivision. Staff believes the proposed configuration does meet the intent of the condition
Staff has asked the applicant to obtain a letter from the Dartmoor Homeowners Association agreeing to
this change. Council should make a detemrination as to whether or not this is a significant change to the
approved preliminary plat and/or the Development Agreement.
The applicant states that the proposed irrigation pond is similar to the one in Dartmoor Subdivision. The
intent is to provide storage for the diverted water rights from Ten Mile Feeder Canal. The pond water
will be pressurized for urban irrigation use. The pond also receives irrigation water from the improved
Nine Mile Creek. The pond surface water elevation is designed to be drawn down based upon demand
through an in-take pumping system. Excessive irrigation supply to the pond is hydrostatically controlled
by an overflow structure. Aesthetic elements have also been incorporated to bring out the pond
characters, including a grand monument sign with water feature cascading down the pond.
SITE SPECIFIC REQUIREMENTS
1.
Applicant is to meet all tenus of the approved Annexation (AZ-05-003), Preliminary Plat (PP.05-
004), Conditional Use Pennit (CUP-05-004) and Development Agreement (Inst. No. 105092050).
2.
Revise the following notes on the face of the plat dated 8/21/05, prepared by Fox Land Surveys,
Inc.:
(2.)
".. .or as allowed by Conditional Use Pemrit (CUP-05-004)." Add a second sentence,
"Setbacks shall be measured from the property line or the adjacent sidewalk, whichever is
more restrictive."
Add Lots 1 0 & 11, Block 1 as being restricted to a single story residence
"...Homeowners Association and shall be kept free of weeds and debris and is subject to
a60-ft. wide irri!!ation easement." (Include the instrument number of the recorded
easement and who the easement is in favor of.)
(4.)
(8.)
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
(9.)
". . .. . .Kingsbridge Subdivision Homeowners Assoeiatoin Association. a portion of this
lot has a dedicated Citv of Meridian sanitary sewer and water easement"
"All lots within this subdivision have a utility, drainage, and ilTigation easement as
follows: ten foot wide along the subdivision boundary and street rights-of-ways and ten
foot wide centered on the interior lot lines unless otherwise dimensioned. Those lots
a1:mtting the sabdivision phase line have a teB. foot wide utility drainage and irrigatioN
easement along the phase lifle lutti1 Sl:lefl ti:me as the adjoining phase is recorded, tftØfl tho
ten foot wide easem.eflt will be øeHtered 1:1f'JOH the phase lino.
Add a note referencing the approved Development Agreement Instrument No.
105092050.
Add a note stating "Lot owners are responsible for maintenance of any irrigation/drainage
pipe or ditch that crosses there lot unless such responsibility is assumed by an
irrigations/drainage district"
Add a note stating "The bottom elevation of house footings shall be set a minimum of 12
inches above the highest known normal ground water elevation."
(13.)
(15.)
(16.)
(17.)
Submit three copies of the revisedfinal plat to the Planning Department prior to signature on the
final plat by the City Engineer.
3.
All fencing must be in compliance with MCC 12-4-10 and 12-13-15-9. Fencing must taper down
to 3 feet maximum within 20 feet of all right-of-way.
Temporary construction fencing to contain debris shall be installed along the eastern boundary of
this phase unless permanent fencing already exists around the subdivision boundary.
4.
Fencing on the north side of Lot 9, Block 1, shall be completed prior to issuance of the first
building pennit in Kingsbridge Subdivision.
5.
Graphically depict an easement lO-feet each side of the City Sewer main and City Water main
that runs through Lot 13 Block 1. Reference this easement in plat note (9.). See Site Specific
comment #2 above.
6.
Graphically depict on the face of the plat the 60 foot wide easement located within Lot 9, Block
1, and Lot 16, Block 3, including instrument number.
7.
Dedicate a blanket City Sewer and Water easement on Lot 1 Block 8, said easement shall be clear
of large landscaping and other fixed vertical objects; or reroute the sewer and water mains to
avoid crossing this landscape feature. See site specific comment #16-fbelow.
8.
Graphically depict a 5-foot wide Public Utilities, Drainage and Irrigation easement in the
following locations, the will be interior lot lines to future phases.
a.
Eastern boundary of Lot 2, Block 11.
9.
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.
b.
North boundary of Lot 9, Block 9.
South boundary of Lot 1, Block 1. This easement may be deleted if the ilTigation main
is relocated to the south side ofthe property line in the adjoining common lot
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20.
21.
22.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
10.
The applicant shall install a sign on Lot 13, Block 1, informing construction personnel that they
must use Kingbridge Drive, not Dartmoor Drive, as access to the site. Further, the applicant shall
install a sign on both sides of Kingsbridge Drive, on Lot 1, Block 3, and Lot 8, Block 1,
identifying Kingsbridge Drive as the only entrance for construction traffic.
11.
Common driveways are not allowed to be designated as private roads; remove the street name "S.
Tavistock Ct." from the plat.
12.
Lot 1, Block 11 shown on sheet 3 ofthe plat should be revised to read "Lot 1, Block 9".
13.
Complete the CP & F numbers on the face of the plat.
14.
In the "Sectional location" on all pages of the plat, revise to include Meridian before Ada County.
15.
The existing house on Lot 9, Block 9 shall be hooked up to City services once they are activated
and finaled. The applicant shall be responsible for the payment of assessments and the physical
hook-up.
16.
Revise the note for the common drive on Lot 13, Block 3 shown on sheet 4 of the plat, to read
"See note +J-.I4".
17.
Prior to signature on the [mal plat by the City Engineer, all structures on Lots 1, 2, and 8, Block 1
shall be removed.
18.
This subdivision shall be required to meet the dimensional standards of the R-2 zoning district
except for reductions approved through the conditional use permit.
19.
For all street bulb-outs with landscape islands, paint the curb red and provide signage "No.
parking fire lane." All roadways shall have a turning radius of 28-feet inside and 48-foot outside.
Sanitary sewer for this project is being proposed via extension of mains located in South Eagle
road. The applicant shall be responsible for installing mains to and through this development,
coordinate mains size and routing with the Public Works Department. Standard forms of
easements are required for any mains that are required to provide service.
Water service is being proposed via extension of mains in South Eagle Road. The applicant will
be responsible to construct 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
form of easements, for any mains or facilities that are required to provide service.
The Landscape Plan, prepared by The Land Group and dated 6/27/05, shall be revised as follows:
a.
Extend a sidewalk across the landscape buffer from Lot 9, Block 3 to E. Kingbridge
Drive and install a gate in the proposed fence for property owner access for trash service;
revise plan accordingly.
Vinyl privacy fencing is required along the north side of Lot 9, Block 1 and along the
south side of Lot 16, Block 3; revise plan accordingly.
Widen the gravel shoulder along S. Eagle Road to 10 feet per MCC 12-13-1O~9.
The minimum width of the parkway area between the (future) curb & sidewalk along S.
Eagle Road is five feet per MCC 12-13-10~8; relocate the sidewalk within the buffer area
accordingly.
b.
c.
d.
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23.
24.
25.
26.
27.
28.
29.
30.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
e.
Berm cross-section A-A (detail E) shown on Ll.2 must be revised to show a five foot tall
berm (maximum 4: 1 slope).
Remove the trees shown in Lot 1, Block 8, as they are located over a water & sewer
easement.
Remove the tree located within the Ten Mile Feeder Canal easement on Lot 9, Block 1.
f.
g.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on thefznal plat by the City Engineer.
All 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 must be less than 3:1 for
accessibility and maintenance. Storm drainage facilities must be in compliance with MCC 12-13-
14-2.
The applicant shall develop a grading and drainage plan for the five lots on the northwest comer
of the subdivision.
Install an aerator in the pond located on Lot 2, Block 1 to avoid a mosquito breeding problem
created from stagnant water.
Underground pressurized in-igation must be provided to all landscape areas on site. Applicant has
indicated that the pressurized in-igation system within this development is to be owned and
maintained by the Homeowner's 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 pressurized
irrigation system O&M manual must be submitted prior to plan approval.
All iITigation ditches, laterals, and canals (including the Ten Mile Feeder) intersecting, crossing
or lying adjacent and contiguous to the area being subdivided shall be tiled per MCC 12-4-13.
Plans will need to be approved by the appropriate iITigation/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 not be obtained, plans will be reviewed and
approved by the City Engineer prior to final plat signature.
The applicant has indicated that the Army Corps of Engineers and Boise Project Board of
Control do not want their facilities in this development to be piped. Staff is supportive of this
decision. The applicant shall submit documents from these entities prior to signature of the final
plat.
Prior to signature of the fmal plat by the City Engineer, submit a signed agreement between the
applicant and the Boise Project Board of Control regarding operation and maintenance of
facilities associated with the Ten Mile Feeder Canal.
Complete the Certificate of Owners and its accompanying Acknowledgement.
Staffs failure to cite specific ordinance provisions or tenus of the approved Preliminary Plat,
Conditional Use Permit or Development Agreement does not relieve Applicant of responsibility
for compliance.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
GENERAL REQUIREMENTS
1.
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.
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.
250 and 1O0-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. Street light contractor
to obtain design and pennit from the Public Works Department prior commencing installations.
4.
Compaction test results must be submitted to the Meridian Building Department for all lots
receiving engineered backfill.
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
nonnal groundwater elevation.
6.
Coordinate fire hydrant placement with the City of Meridian's Water Works Superintendent.
7.
Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K. Sidewalks
are to provide a clear five~foot-wide walkway pathway without encroachment of mailbox
structures.
8.
Applicant shall be responsible for application and compliance with any Section 404
Pennitting that may be required by the Anny Corps of Engineers.
9.
Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
10.
Developer shall coordinate mailbox locations with the Meridian Post Office.
11.
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.
12.
Please submit all updated groundwater/soils monitoring data to the Public Works Department for
review. 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.
13.
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
pennits.
14.
A letter of credit or cash surety in the amount of 110% well be required for all uncompleted
fencing, landscaping, amenities, pressurized iITigation, sanitary sewer, water, etc., prior to
signature on the final plat.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
15.
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.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Kingsbridge Subdivision No.1 with the above stated
comments & conditions. Please note the special consideration issue regarding the perimeter lot in your
action.
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