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Home My WebLink AboutStaff Comments CiTY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: November 9, 2005 Transmittal Date: November 2, 2005 ~ ' '" i' , , ~ "" i1 cM'e;di ~n~; -'- Mayor & City Council U.\Hn ~;, v } I /, ./ "- EIV;'T;~'I')-" . J.::.L- . ~j 22005 - TO: '- FROM: ~--- --:.:~Sonya Watters, Assistant City Planner .sw MiehaeLÇole, Development Services Coordinator rv\c SUBJECT: ---- --- ----,,---.---- ----- ~-- Sicily Subdivision Cit Of M-". ",' ~. i- ' Y " ....11(11.l11 City Clerk O('n(~Æ~ Request for a Final Plat Approval of Sicily Subdivision Consisting of 74 "Single- --- family Residential Building Lots and 5 Common Area Lots on 19.72 Acres in an R-8 Zone by Landmark Engineering & Planning, Inc. (File# FP~O5-065) 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, Landmark Engineering & Planning, Inc., has applied for final plat approval of Sicily Subdivision. This subdivision includes 74 single-family residential building lots and 5 common area lots on 19.72 acres in an R.8 zone. The gross density ofthis phase is 3.75 dwelling units per acre and the net density is 4.81 dwelling units per acre. This subdivision is located approximately ~ mile south of E. Victory Road and ~ mile west of S. Locust Grove Road, in the NE ~ of Section 30, T.3N., R.1E. The common area lots proposed within Sicily Subdivision will consist of landscaping and open space. Some of the amenities proposed within the common lots include pathways and a half court basketball court. The final plat submitted for this phase substantially complies with the approved preliminary plat. Staff recommends approval of Sicily Subdivision with the comments and conditions stated in this report. SITE SPECIFIC REQUIREMENTS 1. Applicant is to meet all terms of the approved annexation (AZ-O5-0l4) and preliminary plat (PP-O5-0 16) for this site. 2. It appears to staff that the pressurized irrigation system is to be owned and maintained by Nampa and Meridian Irrigation District. 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 FP-O5~O65 Sicily Sub FP.doc PAGEl CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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. Revise the landscape plan, dated 9/26/05, prepared by Jensen Belts Associates, as follows: a. b. Include a detail ofthe proposed fencing with construction materials shown Include contours for storm drainage areas Submit 3 full-size copies of the revised landscape plan to the Planning Department prior to signature on the final plat by the City Engineer. 5. All fencing shall comply with UDC ll-3A-6 and 11-3A-7. 6. Sanitary sewer service and municipal water to this site shall be via extensions from the Roseleaf and Chatsworth developments to the east. These developments are currently under construction and the City of Meridian does not guarantee service in the timelines established in the UDC. 7. The 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 forms of easements, for any mains that are required to provide service. 8. There appears to be a discrepancy between the bearing called out on the eastern boundary of this development and the bearing of record from the neighboring plats. Prior to the City Engineer's signature of the final plat, the applicant shall confinn that the bearings of record of adjacent platted subdivisions comply with the bearings of boundaries common to this development, or denote bearings of record on the plat. 9. The storm drainage on this site is being indicated to be routed to an infiltration pond, with any overflow being diverted to a ditch located on the northern boundary of this property. The applicant shall submit evidence from the ditch owner that they have permission to use the ditch. Additionally, the applicant shall enter into a discharge agreement with the entity having jurisdiction over the receiving waters. 10. Revise or add the following notes on the face of the plat dated 10/18/05, prepared by Landmark Engineering & Planning, Inc., as follows: (10.) (*.) Complete recorded instrument number Add a note stating, "The bottom elevation of structural footings shall be set a minimum of 12-inches above the highest established normal ground water elevation. " 11. 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 FP-O5-065 Sicily Sub FP.doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT non-vegetated surface materials shall not be used in open space lots, except as pennjtted 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. 12. Complete the Certificate of Owners. 13. Staffs 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 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 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 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 7. 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-O5-065 Sicily Sub FP.doc PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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 Army Corps of Engineers. 12. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Envirorunental 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 Sicily Subdivision (FP-05-065) with the above stated comments and conditions. FP-O5-065 Sicily Sub FP.doc PAGE 4