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Home My WebLink AboutStaff Comments -t CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: January 10, 2006 Transmittal Date: January 6, 2006 cM'erldi~ \ " IIJ,.\HO }' \... j, v", I i.§;.' "/:?!~ -.. "l~>--- -.-1:"'i'_'!:c.",!-~.~,,"~'- '!ûj TO: Mayor & City Council Sonya Watters, Assistant City Planner tf¥ Michael Cole, Development Services Coordinator fY\ C FROM: SUBJECT: Caymus Cove Subdivision Request for Final Plat Approval of Caymus Cove Subdivision Consisting of 27 Residential Building Lots and 4 Common Lots on 7.89 Acres in an R~8 Zone by Landmark Engineering and Planning, Inc (File# FP-O5-077) 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, Landmark Engineering and Planning, Inc., has applied for fmal plat approval of 27 single- family residential building lots and 4 common/other lots on 7;89 acres in an R-8 zone. The gross density forthis subdivision is 3.42 dwelling units per acre. The net density is 4.14 dwelling units per acre. Caymus Cove Subdivision is located in a portion of the NE ~ of the NW ~ of section 35, Township 4 North, Range 1 West, Boise Meridian. The site is located on the south side of McMillan approximately ~ mile east of Ten Mile Road. The site has not been previously platted. A variance was granted by City Council on 10/4/2005 allowing the cul-de-sac and block length to exceed the maximum length allowed by UDC 11-6C- 3B.4. and 11-6C- 3F .1. The final plat submitted for this phase substantially complies with the approved preliminary plat. StatI recommends approval of Caymus Cove 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-05-034) and preliminary plat (PP- 05-033). 2. The applicant has not indicated who will own the pressurized irrigations system in this proposed development. If it is to be owned and operated by an Irrigation District, then a license agreement shall be entered into prior to the scheduling of a pre-construction meeting. If it is to be a private system owned and maintained by the Homeowners Association, a draft copy of the operations and maintenance manual shall be submitted prior to plan approval, with a final copy to be submitted prior to signature on the final plat by the City Engineer. 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 FP-O5-077 Caymus Cove Subdivision FP.doc PAGE 1 -~ 4. 5. 6. 7. 8. 9. CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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. All fencing installed on the site must be in compliance with UDC 11~3A-6 and 11-3A-7. Sanitary sewer service to this site is being proposed from existing stubs in Bridgetower Crossing. The applicant shall install mains to and through this proposed development. 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 fÌ'om 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. Water service to this site will be from main line extensions from existing water mains in Bridgetower Crossing. 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. . Remove all buildings that do not meet setbacks or the zoning ordinance prior to signature on the final plat by the City Engineer. This project will be required to provide a 20-foot wide swing or rolling emergency access gate. The gate shall be equipped with a Knoxbox Padlock which has to be ordered through the Meridian Fire Department. The applicant shall provide a sign near the intersection of Lot 23 and Station Place stating that Lot 23 is a future point of access for the property to the east. 10. The applicant shall extend and construct the pathway/emergency access located on Lot 13 to the ACHD right of way as required by the Meridian Fire Department. 11. Please include the CP & F numbers for the survey monuments on the face of the plat per Idaho Statue 50-1304. 12. It appears to staff that the legal description in the "Certificate of Owners" does not exactly match the boundary of the plat. The applicant shall confirm this information and make any changes necessary to confirm that the two are identical. 13. The bearings of record for Bridgetower #5 and #7 appear to be ditIerent then the bearings being depicted on this plat. Please include bearings of record in parenthesis. 14. 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. 15. 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 MCC 12-4-13, unless otherwise approved by Settlers Irrigation District. The applicant shall be required to tile the Lemp Canal but may leave the Settlers Canal open adjacent to this site. 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 not be obtained, alternate plans will be reviewed and approved by the City Engineer prior to final plat signature. FP-O5-077 Caymus Cove Subdivision FP.doc PAGE 2 -~ CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 16. The landscape plan, prepared by Treasure Valley Engineers and dated 10/06/05, shall be revised as follows: a. b. Include legend showing all easements, lot lines, right-of-way, canal, etc. Define location of existing and future right-of-way. Buffer width along W. McMillan Road (Lot 14) is required to be a minimum 33~feet wide. Revise calculations table and plan accordingly. Show a gravel shoulder along W. McMillan Road. Include fencing details for the proposed perimeter fence along the east boundary (i.e. construction materials & picture/sketch). c. d. e. Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on the final plat by the City Engineer 17. Revise or add the following note(s) on the face of the plat dated 11/23/05, prepared by Landmark Engineering and Planning, prior to signature on the final plat by the City Engineer: (12.) ". . .is prohibited 1:lRleS3 speeifieally approved by Ada COl:Hity IIiglr.vay Distriet except for emeœencv access." Include the instrument number. (15.) 18. Complete the Certificate of Owners and accompanying acknowledgement. 19. 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. Street signs are to be in place, water system shall 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. 2. 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 fmal plat. 3. 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. 4. 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. FP-O5-077 Caymus Cove Subdivision FP.doc PAGE 3 ""~ CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 5. 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. 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. 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. 8. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 9. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 10. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 11. 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 Caymus Cove Subdivision with the above stated comments and conditions. FP-O5-077 Caymus Cove Subdivision FP.doc PAGE 4