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Home My WebLink AboutStaff Comments CITY OF MERID,IAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: November 1, 2005 Transmittal Date: October 27,2005 i~~' ,.",~,~. " ",Q . ¡.:, ~ ,.!£ cM;;ìd¡ ~~~ ; ; ~- L,\,\II(' ~ '.~ ~ ",:~ "fj""" --'~--. '-"-"""<¡-""~"""\1\ I"'t...--.,,----~_...... "c~<",,/-':'] '.¡tf,,!~'-- A i:-j,~!j:' .., ,.!I"...,,,,--...xr ,,- \ "--,',,,-,..,_.,- .""-..---..".. .,.¡:: TO: Mayor & City Council Sonya Watters, Assistant City Planner .sw Michael Cole, Development Services Coordinator (Y\ C i--- 2005 FROM: SUBJECT: The Enclave Subdivision i:.~t,,-- Of l\Œeridiar:>- ~~--:-'c::.. '"'},01+ (),\~rJ',nF' "_.'c:":'~~.\,,..Á,J,-~..- Request for a Final Plat Approval of The Enclave Subdivision Consisting of 9 Single-family Residential Building Lots and 1 Common Lot on 2.74 Acres in an R-4 Zone by The Enclave, LLC (File# FP-O5~O63). 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 Enclave, LLC, has applied for final plat approval of The Enclave Subdivision. This subdivision consists of9 single-family residential building lots and 1 common area lot on 2.74 acres in an R-4 zone. The gross density of this subdivision is 3.28 dwelling units per acre and the net density is 4.04 dwelling units per acre. The Enclave Subdivision is located at 2620 S. Locust Grove Road, in the SW ~ of Section 20, T.3N., R.1E. The final plat submitted for this subdivision substantially complies with the approved preliminary plat. Staff recommends approval of The Enclave Subdivision with the comments and conditions stated in this report. SITE SPECIFIC REQUIREMENTS 1. Applicant is to meet all tenus of the approved annexation (AZ-05-031) and preliminary plat (PP- 05-031 ). 2. The applicant has indicated that Nampa Meridian Irrigation District will own and maintain the pressure iaigation system within this development. Evidence of a license agreement shall be submitted prior to scheduling of a pre-construction meeting. 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 single-point connection 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. 4. All fencing must comply with UDC 11-3A-6 and UDC 11-3A- 7. 5. Sanitary sewer service and municipal water to this site shall be via extensions from Inglenook FP-O5-063 Enclave Sub FP.doc PAGE 1 14. 15. CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT Subdivision. Applicant will be responsible to construct all necessary mains to serve tins development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard forn1s 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 8 112" 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 applicant/developer shall be responsible for the payment of sewer and water assessments, as well as the actual physical connection to the municipal services for the existing home on Lot 3. 8. Detail ownership and maintenance responsibilities for the common driveways, and drainage facilities associated with the common driveways in this subdivision in a document such as CC&R's. The CC&R's shall be recorded with copies of the recorded document submitted to Public Works prior to signature on the final plat by the City Engineer. 9. Revise or add the following note(s) on the face of the plat dated 8/30/05, prepared by Briggs Engineering: (9.) Revise note to include ownership and maintenance provisions for the stonn drainage facilities associated with the common driveways. Add note: "Lot 8, Block 1, is a common lot and shall be owned and maintained by The Enclave Homeowners' Association." Add note: "Garage setbacks shall be measured from the property line or the adjacent sidewalk, whichever is more restrictive." Add note: "Except for emergency vehicle access, direct lot access to S. Locust Grove Road is prohibited." (13.) (14.) (15.) 10. Please submit a copy of the Ada County Street Name Committee's "Final" letter for the street names and lot & block numbering. Make all corrections necessary to comply. 11. Prior to the City Engineer's signature of the final plat, provide verification that the existing 31- foot wide road easement along the northern property boundary has been vacated. 12. Prior to the City Engineer's signature on the fmal plat, provide the City with a copy of a recorded document that grants vehicular access to the depicted emergency access connection to S. Locust Grove Road. 13. Complete the metes and bounds for the common drive easements, and the emergency access easement if they are planned to be dedicated with the plat, OR record a metes and bounds for these easements then call out the instrument number in a plat note. Label "Basis of Bearings" on the face of the plat. Signage is required on the common drive side and western property boundary side of the easement connection through Lot 3, Block 1 to Locust Grove Road. Said signage shall state: "Emergency Access Only". FP-O5-063 Enclave Sub FP.doc PAGE 2 4. 5. 6. 7. 8. 9. 10. CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 16. A landscape plan was not required for tIns subdivision as there are no areas of required landscaping on the site. However, if there are any trees on the site that have been or will be removed from the property they shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were/are removed. The applicant shall address this issue in writing with the Planning Department and take care of any mitigation requirements prior to signature on the final plat by the City Engineer. 17. Complete the Certificate of Owners and accompanying acknowledgement. 18. Staff's failure to cite specific ordinance provisions or tenus of the approved annexation or preliminary plat does not relieve the Applicant of responsibility for compliance. GENERAL REQUIREMENTS 1. All iITigation 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 iITigationidrainage 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, 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 pennits. 3. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted fencing, landscaping, amenities, pressurized iITigation, sanitary sewer, water, etc., prior to signature on the final plat. All development improvements, including sewer, fencing, micro-paths, pressurized iITigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 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. 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 iITigation. All grading of the site shall be prefonned in confonnance with MCC 11-12-3H. 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. 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. Coordinate fire hydrant placement with the City of Meridian Public Works department. FP-O5-063 Enclave Sub FP.doc PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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 Pennitting 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. 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 The Enclave Subdivision (FP-05-063), subject to the above stated comments and conditions. FP-O5-063 Enclave Sub FP.doc PAGE 4