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HomeMy WebLinkAboutStaff Comments CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: September 27,2005 Transmittal Date: September 23, 2005 ~~ r( " I'" --', ",-- ~ c«e; dl~~~ ~ ,. - :)'\ K' 1: '--~~.--f.iI:~~~,*-~tL~,!:~~.~,:~~_!¡_:-Q-'.---¥~' :j---- :_1 .-~--; TO: Mayor & City Council Sonya Watters, Assistant City Planner SII/ Michael Cole, Development Services Coordinator Me CII~'-C--. ') --,--,.... ,-. 2fJJi FROM: SUBJECT: Southern Springs Subdivision No.3 ~',i;- I,)flV",'i:(:i,l- -_;).;~='_,_; :~ Request for a Final Plat Approval of Southern Springs Subdivision No.3 Consisting of 3 Commercial Building Lots on 1.8 Acres in a C-G Zone by The Land Group (File# FP-O5-059) 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, The Land Group, has applied for final plat approval of Southern Springs Subdivision No. 3. This subdivision consists of 3 commercial building lots on 1.8 acres in a CwG zone. This subdivision is located on the north-east comer of S. Meridian Road and E. Calderwood Drive, in the NW 1/4 of Section 19, T.3N., RlE. The subllÚtted fmal plat substantially complies with the approved prelinúnary plat. Staff recommends approval of Southern Springs Subdivision No.3 with the comments and conditions stated in this report. This application was accepted as complete on August 31, 2005; the standards referenced in this report are to those standards in effect at that time. They do not refer to the UDC standards adopted on September 15, 2005. SITE SPECIFIC REQUIREMENTS 1. Applicant is to meet all terms of the approved annexation (AZ-04-030) and preliminary plat (PP- 04w04l ). 2. The applicant has indicated that Nampa Meridian Irrigation District will own and maintain the pressure irrigation system within this development. Evidence of a license agreement with the Nampa and Meridian Irrigation District shall be submitted prior to a pre-construction meeting being scheduled. 3. 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 singlewpoint connection is used, 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. FP-O5-059 Southern Springs Sub3 FP.doc PAGE 1 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFf REPORT 4. Fencing must be in compliance with MCC l2w4~10 and l2~13-l5-9. Temporary construction fencing to contain debris shall be installed along the boundaries of this phase unless permanent perimeter fencing already exists at the subdivision boundaries. 4. Sanitary sewer service to this site will be from service line extensions from existing and proposed mains adjacent to the project. Subdivision designer to coordinate service 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. 5. Water service to this site will be from main line extensions from existing water mains in E. Calderwood Drive, and from Southern Springs No.2. The applicant will be responsible to construct water mains to and through this proposed development. 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. 6. Provide a 20' easement for all public water/sewer main outside of public right of way (include all water services and hydrants). The description shall be consistent with the graphically depicted easements on the plat. Submit an executed easement (supplied by Public Works), a legal description, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. 7. The existing house and other buildings shall be removed from the site prior to signature on the final plat by the City Engineer. Under no circumstances will the existing access onto SHw69 be allowed to continue. 8. The landscape plan, prepared by The Land Group and dated 12/1/04, shall be revised as follows: a. If curb and gutter are not to be constructed along SH-69, show a lO-foot wide gravel shoulder adjacent to the edge of asphalt and landscape the remainder with grass per Ordinance 12-13-10-9. In the plant schedule, increase the pot size of the Blue Chip Juniperus to 2 gal. minimum per MCC 12-13-7-3. In the calculations table, correct the lineal feet of street ftontage shown along E. Calderwood Drive to match the plat and the number of street trees required to be 15 trees instead of 14. Add one additional tree within this buffer. b. c. 9. Revise or add the following notes on the face of the plat dated 8/9/05, prepared by Pinnacle Engineers: (8.) (9.) (9.) (11.) (*.) ". . . is strictly prohibited 1:H1:less otherwise approved by the City of Meridian and f£IID." ".. . and restrictions of the Southel1l. Springs..." Complete recorded instrument number. Complete recorded instrument number. Add a note stating a cross~access agreement among all phases of this development and include instrument number of a recorded easement that dedicates this easement. 10. As each lot develops, a drainage plan designed by a State of Idaho licensed architect or engineer FP-O5-059 Southern Springs Sub3 FP.doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT is required and shall be submitted to the City Engineer (Ord.557, 10-1-91) for all off-street parking and improve roadways. Storm water treatment and disposal shall be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into a surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The Applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. 11. A pennanent 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 rightwof~way shall be sufficient width to cover the 10-foot 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. 12. 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 proposed by staff. If the stormwater 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 ACHD, City of Meridian and all other regulatory requirements at the time of final construction. 13. Complete the Certificate of Owners. 14. The bearing, on the face of the plat, for the northern property line of this development does not match the bearing called out in the legal description in the Certificate of Owners. The applicant shall determine the correct bearing and make the necessary corrections to ensure the two documents are accurate and consistent. 15. The distance, on the face of the plat, for the eastern boundary of this development does not match the distance called out in the legal description n the Certificate of Owners. The applicant shall determine the correct distance and make the necessary corrections to ensure the two documents are accurate and consistent. 16. All required landscaping, irrigation systems and site features shall be installed according to the approved landscape plan prior to issuance of a final Certificate of Occupancy. 17. All landscape buffers along streets, with the exception of local streets, shall be installed prior to signature on the final plat by the City Engineer. Street buffers on local streets may be installed at the time of the lot development; installation of such improvements shall not be required at the time of plat approval. FP-O5-059 Southern Springs Sub3 FP.doc PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 18. Staff's failure to cite specific ordinance provisions or terms of the approved annexation or preliminary plat does not relieve the Applicant of responsibility for compliance. GENERAL REQUIREMENTS 1. 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 nonwapproval submitted to the Public Works Department. If lateral users association approval can't be obtained, alternative plans will be reviewed and approved by the meridian City Engineer prior to final plat signature. 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 permits. 3. A letter of credit or cash surety n the amount of 110% shall be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer ,water, etc., prior to signature on the final plat. 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. 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. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9wlw4 and 9-4-8. Wells may be used for nonwdomestic purposes such as landscape irrigation. 7. All grading ofthe site shall be preformed in conformance with MCC ll-12.3H. 8. 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 9. 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. 10. Coordinate fire hydrant placement with the city of Meridian Public Works department. 11. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Anny Corps of Engineers. 12. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 13. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 14. Developer shall coordinate mailbox locations with the Meridian Post Office. FP-O5-059 Southern Springs Sub3 FP.doc PAGE 4 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFf REPORT 15. 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. STAFF RECOMMENDATION Staff recommends approval of the final plat for Southern Springs Subdivision No.3 with the above stated comments and conditions. FP-O5-059 Southern Springs Sub3 FP.doc PAGE 5