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Home My WebLink AboutStaff Comments CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: December 6, 2005 Transmittal Date: December 2, 2005 ',' 17 D~>ÚJ7ik;;; ;.,','.." ," ¡,J,".'",', I: TO: Mayor & City Council Sonya Watters, Assistant City Planner Sw Michael Cole, Development Services Coordinator (Y\ C ,:'..,~,'_.-"" FROM: SUBJECT: Newton's Nook Subdivision Request for Final Plat Approval of Newton's Nook Subdivision Consisting of 4 Building Lots and 1 Common Lot on 1.74 Acres in an L~O Zone by Pennwood III, LLC (File# FP-O5-068) We have reviewed this submittal and offer the following comments and 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, Pennwood III, LLC, has applied for Final Plat approval of 4 building lots and 1 common lot on 1.74 acres in an L-O zone for Newton's nook Subdivision. This subdivision was preliminary platted as Woodpenn Subdivision and is are-plat of Lot 10, Block 1, Troutner Park Subdivision. Newton's Nook Subdivision is located at 429 S.W. 5th Avenue near the comer ofS.W. 5th Avenue and W. Penn wood Street, approximately one quarter-mile south of Franklin Road and one-quarter mile west of Meridian Road, in Section 13, Township 3 North, Range 1 West, B.M., Ada County, Idaho. A Conditional Use Permit was approved for the proposed subdivision which allowed for a reduction to the minimum requirement for lot frontage on a public road from 50 feet to 0 feet for Lots 4 and 5. The two amenities required as part of the planned development consist of a picnic table at the west end of the parking lot and a landscaped open space area (CUP-05-030). The final plat submitted for this subdivision substantially complies with the approved preliminary plat. Staff recommends approval of Newton's Nook Subdivision with the comments and conditions stated in this report. SITE SPECIFIC REQUIREMENTS 1. Applicant is to meet all terms of the approved Preliminary Plat (PP-05-022) and Conditional Use Permit (CUP-05-030) for this development. 2. The City of Meridian requires that pressurized irTigation 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. 3. On the face of the plat include the instrument number for the City of Meridian waterline easement. FP-O5-068 Newton's Nook Subdivision FP.doc PAGE 1 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 4. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.k. Temporary construction fencing to contain debris shall be installed around the perimeter of the subdivision prior to issuance of building permits. 5. 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. 6. Include the instrument number on the face of the plat for the waterline easement located on Lot 2, Block 1. 7. Show on the face of the final plat the 10-foot wide landscape street buffer easement, in favor of the Business Owner's Association, along S.W. 5th Avenue. 8. The landscape plan, prepared by JGT Architecture and dated 4/15/05, is approved as submitted. 9. Revise or add the following note(s) on the face of the plat dated 9/14/05, prepared by Treasure Valley Engineers, prior to signature on the final plat by the City Engineer: a. Add a new note stating thflt the Business Owner's Association will maintain the landscaping within the street buffer easement along S.W. 5th Avenue. 10. Complete the Certificate of Owners and accompanying acknowledgement. 11. Staffs failure to cite specific ordinance provisions or terms of the approved preliminary plat or conditional use permit 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. A written certificate of completion shall be prepared by the landscape architect, landscape designer or qualified nurseryman responsible for the landscape plan upon completion of the landscape installation. The Certificate of Completion shall verify that all landscape improvements, including plant materials and sprinkler installation, are in substantial compliance with the approved landscape plan. (UDC 11-3B-14) 3. Street signs are to be in place, water system shall be approved and activated, fencing installed, drainage lots constructed, road base shall be installed, and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 4. 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. 5. All development improvements, including but not limited to water, sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. FP-O5-068 Newton's Nook Subdivision FP.doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 6. 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. 7. 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. 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 shaH 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. 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. ST AFF RECOMMENDATION Staff recommends approval of the final plat for Newton's Nook Subdivision with the above stated comments and conditions. FP-O5.068 Newton's Nook Subdivision FP.doc PAGE 3