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HomeMy WebLinkAboutStaff Comments CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: November 1, 2005 Transmittal Date: October 27,2005 . ,~'" ,""W' . , , * " ., ~ cM'e;;;¡I~~~ ~ TO: Mayor & City Council Sonya Watters, Assistant City Planner tfIi/ Michael Cole, Development Services Coordinator \; - 1:.1.\1-1(; -~ ~\,-, -~""'i -T~'\ (Y}'-~?I' ie"\,,, T';:J1 "r"", ~" ,-".k..,! e, ,~¡¡ñ~" --<e!,N.J4~""'~f-"-' "~- , ' "L".~.i ----.----- '9<'; FROM: Me r: ' '1,.:¿ 200t:: .,; t" i.\.: "I SUBJECT: Bellingham Park Subdivision No.1 :~i tv Of lv181jdia.n ""':¡'j<' ,nl<>1'k O{'hep- '" o.,y 'J- V. ",-C..e"-"" Request for a Final Plat Approval of Bellingham Park Subdivision No.1 Consisting of 52 Single-family Residential Building Lots and 13 Common Area Lots on 16.61 Acres in an R-8 Zone by Bellingham Park, LLC. (File# FP-05- 064) We have reviewed this submittal and offer the following comments, as conditions of the applicant. These comments and conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY & LOCATION The applicant, Bellingham Park, LLC., has applied for final plat approval ofthe first phase of Bellingham Park Subdivision. This phase includes 52 single-family residential building lots and 13 common area lots on 16.61 acres in an R-8 zone. The gross density of this phase is 3.91 dwelling units per acre and the net density is 5.37 dwelling units per acre. This subdivision is located on the east side of S. Locust Grove Road, approximately 14 mile north of E. Amity Road, in the SW 14 of Section 29, T.3N., RlE. The common area lots proposed within this phase of Bellingham Park Subdivision will consist of landscaping and open space and will contain a gazebo with a barbeque area, benches, a pool, a clubhouse, a tot lot, and a pathway. A Conditional Use Permit for a Planned Development was approved for this subdivision that allowed for reductions to the minimum requirements for street frontage (from 65 feet to 36 feet on non cul-de-sac lots) and lot size (from 6,500 s.f. to 4,140 s.f.). The final plat submitted for this phase substantially complies with the approved preliminary plat. Staff recommends approval of Bellingham Park Subdivision No.1 with the comments and conditions stated in this report. SITE SPECIFIC REQUIREMENTS 1. Applicant is to meet all terms of the approved annexation (AZ-OS-007), preliminary plat (PP-05-009), conditional use permit (CUP-OS-OOS) and development agreement (lnst. No. I 05134292). FP-O5-064 Bellingham Park Sub! FP.doc PAGEl 7. CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 2. The applicant has indicated that the Bellingham Park Homeowners Association and Nampa Meridian Irrigation District will own and maintain the pressure irrigation system within this development. If the pressure irrigation system is to be owned and maintained by the homeowners association 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 Operations and Maintenance manual shall be submitted prior to plan approval. If Nampa and Meridian Irrigation District is to own and maintain this system then 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. Due to relatively high existing groundwater levels, applicant shall submit a Master Grading and Drainage plan as part of the development plans to be submitted with each phase of this development. The Master Grading and Drainage Plan must be approved by the Public Works Department prior to overall plan approval. Builders must provide finish floor and crawl space elevation certification for each house prior to issuance of certificate of occupancy. The Master Grading and Drainage plan shall include at a minimum the following: a. b. Groundwater contours for this development at peak seasonal high depth. Finish floor elevation for all houses in this development. That all houses will be slab-on-grade construction. Finish grade elevation at each lot comer. Drainage flow patterns on all lots. c. d. e. 5. Applicant shall maintain a minimum of five ground water monitoring wells in project, at locations approved by the Public Works Department. Applicant shall continue monthly ground water monitoring for two years after final approval of each phase and provide infonnation to the Public Works Department. 6. If structural fill is to be placed on any lot, material specifications and compaction requirements shall be detailed and submitted to Public Works and the Building Department. At the City Council prelimary plat hearing for this project the applicant testified that all buildings in this development would use slab-on-grade construction. Slab-on-grade construction shall be utilized in conjunction with typical footings, and builders of each lot shall comply with all recommendations contained in the applicant's Geotechnical Engineering Report (dated 6/10/04) prepared by Michael G. Woodworth, P.E., of Materials Testing & Inspection, Inc. regarding slab on grade construction. The builder of each lot shall provide fill material gradation certification and a minimum of one compaction testing report per 500 square feet of first floor area (including garage) and FP-O5-064 Bellingham Park Sub! FP.doc PAGE 2 14. 15. 16. CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT provide such reports to the Meridian Building Department prior to commencement of any traming. 8. A covenant shall be recorded for each lot within Bellingham Park Subdivision stating that the owner of the lot shall be responsible for maintenance of the drainage swale located on ACHD right-of-way tronting on the lot. 9. Revise the plat to show a temporary turnaround easement rather than a pennanent turnaround on Lot 8, Block 6. Add a note to the face of the plat stating that this lot is subject to a temporary turnaround easement as depicted. This easement shall be dissolved upon extension of S. Mitman Way to the south. 10. The landscape plan, dated 10/5/05, prepared by The Land Group, needs to be revised as follows: a. Revise the plant schedule to show the "Yellow Twig Dogwood" as minimum 2 gaL size Show the access road on the plan as required in note #13. Fencing along the Ridenbaugh Canal must be 6-ft. in height and constructed of non-combustible materials. One tree is required in Lot 1, Block 9 Depict a la-ft. wide gravel shoulder along S. Locust Grove Road with the remaining portion landscaped with lawn or other vegetative ground cover. Provide mitigation calculations for all trees that have been removed or will be removed trom the site. See General Requirements, #16, below. b. c. d. e. f. 11. Fencing must be in compliance with UDC 11-3A-6 and 1l.3A-7. Temporary construction fencing to contain debris shall be installed along the boundaries of this phase unless fencing already exists at the subdivision boundaries. 12. Sanitary sewer service and municipal water to this site shall be via extensions trom existing mains in Locust Grove Road. Applicant will 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 fonus of easements, for any mains that are required to provide service. 13. The applicant shall record the sanitary sewer easement that runs through Lot 2, Block 1. The recorded document shall include metes and bounds for the easement as well as the City of Meridian's standard fonus of easement. A 14-foot wide all weather access road shall be required to access any manholes that are not located in the right-of-way. Any existing building that does not meet the dimensional standards for this new plat shall be removed prior to signature on the final plat by the City Engineer. Strike the "Ten Mile Creek" label on page 1 of the plat; this phase does not border the FP-O5-064 Bellingham Park Sub! FP.doc PAGE 3 20. 21. 22. 23. 24. CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT Ten Mile Creek. 17. If the house on Lot 10, Block 3 is to be remodeled and used for a community clubhouse, the applicant shall be responsible for the payment of assessments and the physical cOlmection to municipal services. 18. Graphically depict a 12-foot wide public utilities, drainage and irrigation easement in the following locations. The extra width is necessary to accommodate a gravity irrigation line and a pressure irrigation line. a. The southern boundary of Lots 2-8, Block 6. b. The southern boundary of Lots 1,4-10, Block 5. c. The eastern boundary of Lots 1-2, Block 10. 19. Graphically depict an 8-foot wide public utilities, drainage and irrigation easement in the following locations. The extra width is necessary to accommodate a pressurized irrigation main. a. The eastern boundary of Lot 6, Block 6. b. The eastern boundary of Lot 10, Block 1. There are two 1O-foot wide areas located between the dedicated right-of-way to Locust Grove Road and the rest of the subdivision; they are labeled as additional right-of-way. If these areas are being dedicated to ACHD with this plat then they should be labeled as such. If, however, they are going to be set aside for possible future dedication, they should include a lot and block number and the wording "additional right-of-way" should be removed from the plat. Revise or add the following notes on the face of the plat dated 8/11/05, prepared by Bailey Engineering, Inc.: (3.) (7.) Strike the last sentence, "These are non buildable lots." "Lots 1 and 2, aFld a portion of Lot 7, Block 1..." (Lot 7 does not contain the easement) Complete recording information. Add note: "Front garage setbacks shall be 20 feet measured from the property line or the back of sidewalk, whichever is more restrictive." (10.) (12.) 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. All structures not contained on a designated lot shall be removed prior to signature on the final plat by the City Engineer. 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 FP-O5-064 Bellingham Park Sub! FP.doc PAGE 4 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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 stonnwater detention facility cannot be incorporated into the approved open space and still meet the standards ofMCC 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. 25. Complete the Certificate of Owners. 26. Staffs failure to cite specific ordinance provisions or tenDS of the approved development agreement, preliminary plat or conditional use pennit 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 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'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 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. 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 9-1-4 and 9-4-8. Wells may be used for non.domestic purposes such as landscape inigation. 7. All grading of the site shall be preformed in conformance with MCC 11-12-3H. 8. One-hundred-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. FP-O5-064 Bellingham Park Subl FP.doc PAGE 5 15. 16. CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 9. 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. 10. 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. 11. Coordinate fire hydrant placement with the city of Meridian Public Works department. 12. Applicant shall be responsible for application and compliance with any Section 404 Pennitting that may be required by the Anny Corps of Engineers. 13. Applicant shall be responsible for application and compliance with and NPDES Pernlitting that may be required by the Environmental Protection Agency. 14. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. Developer shall coordinate mailbox locations with the Meridian Post Office. 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 [mal plat for Bellingham Park Subdivision No.1 with the above stated comments and conditions. FP-O5-064 Bellingham Park Sub! FP.doc PAGE 6