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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 I, 2005 'i Î "", I ,', ,. '-; "J,"" ('-.....:.'i .it' "'J"'/' - /'7" "---JI" .-,~ '--../} C {-II ¿ '- '- " ;. ),\, ", TO: Mayor & City Council Sonya Watters, Assistant City Planner ~ Michael Cole, Development Services Coordinator fV\ c.. :.- -- ---'- --,,-, FROM: SUBJECT: Woodbum Subdivision Request for Final Plat Approval of Woodburn Subdivision Consisting of 47 Building Lots and 10 Common Lots on 10.15 Acres in an R-8 Zone by Dyver Development, LLC (File# FP-O5-069) 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, Dyver Development, LLC, has applied for Final Plat approval of 47 building lots and 10 common area lots on 10.15 acres in an R-8 zone for Woodburn Subdivision. Woodburn Subdivision is located north ofW. Ustick Road on the east side ofN. Venable Avenue, in the SE 'l4 of the SW 'l4 of Section 36, TAN, R.1W. A Conditional Use Permit/Planned Development was approved for the proposed subdivision which allowed for reductions to the minimum requirements for lot size (from 6,500s.f. to 5,000 s.f.) and lot frontage (from 65-ft. to 50-ft.) for detached units and reductions to the minimum requirements for lot size (from 4,000 s.f. to 3,600 s.f.) and lot frontage (from 40-ft. to 28-f1.) for attached units. The final plat submitted for this phase substantially complies with the approved preliminary plat. Staff recommends approval of Woodburn 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-05-041), preliminary plat (PP-05- 041) and conditional use permit (CUP-O5-042) for this development. 2. The applicant has indicated that the pressurized irrigation system in this development will be an extension of a Settler Irrigation District system in Sienna Creek Subdivision. Prior to occupancy the applicant shall submit evidence that Settler's has finaled the system. 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. FP-05-069 Woodburn Subdivision FP.doc PAGEl 4. CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT Construct fencing as proposed on the submitted landscape plan. All fencing installed on the site must be in compliance with UDC 11-3A -6 and 11-3A- 7. 5. Sanitary sewer service to this site is being proposed from existing stubs from N. Venable Avenue. The applicant shall coordinate main size and routing with the Public Works Department. Cover over sanitary sewer mains shall be no less than three feet from finish grade to the top of the pipe. If cover is less than three feet from the sub-grade to the top of the pipe, alternated pipe materials shall be used per the Meridian Public Work's Standard Specifications. 6. Water service to this site will be from main line extensions from existing water mains N. Venable Avenue. 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. 7. Prior to City Engineer's signature on the final plat, all existing structures shall be removed from the site. 8. On the western boundary of this subdivision the bearing depicted on the plat does not appear to match the bearing of record for Cedar Springs Subdivision #3. The applicant shall confirm this information and indicate bearings of record on the plat in the Certificate of Owners. 9. 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. 10. The landscape plan, prepared by The Land Group and dated 9/13/05, shall be revised as follows: a. The submitted landscape plan uses the same symbol for Class II and Class III trees. Revise the plan to clarify where each specific tree species is being planted. Ensure that Class III shade trees are not proposed adjacent to micropath planter strips (see UDC 11- 3B-12c. 7) or within parkway strips; only Class II trees are allowed within the planter strip between sidewalks and curbs along the internal streets. The planter strip (parkway) between the curb and the near edge of the sidewalk along all of the internal streets shall be a minimum of 8- feet wide and include Class II trees; revise plan accordingly. Include the 4-foot tall solid fence symbol along the micropaths on Lot 1, Block 3 leading to the tot lot. b. c. Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on the final plat by the City Engineer 11. The final plat prepared by Bailey Engineering, Inc., dated 10/10/05, is approved as submitted. 12. Complete the Certificate of Owners and accompanying acknowledgement. 13. Staffs failure to cite specific ordinance provisions or terms of the approved annexation, 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- FP-O5-069 Woodburn Subdivision FP.doc PAGE 2 2. 3. 4. 5. 6. 7. 8. 9. CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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. Street signs are to be in place, water system shaH be approved and activated, fencing installed, drainage lots constructed, road base shall be approved by the Ada County Highway District, and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 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. 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. 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. 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. 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. 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 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 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. FP-O5-069 Woodburn Subdivision FP.doc PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF RECOMMENDATION Staff recommends approval of the final plat for Woodburn Subdivision with the above stated comments and conditions. FP-O5-069 Woodburn Subdivision FP.doc PAGE 4