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Home My WebLink AboutStaff comments CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: January 17, 2006 Transmittal Date: January 12, 2006 ~ r; o«e;¡ ;/¡~n -~ /\ IU,\ti(1 }" I , '~>'IDVE D JAN 1 3 2005 TO: Mayor & City Council Sonya Watters, Assistant City Planner S4II Michael Cole, Development Services Coordinator (Y\ C FROM: SUBJECT: City Of Meridian City Clerk Office Request for Final Plat Approval of Settlement Bridge Subdivision No.4 Consisting of 30 Single-family Residential Building Lots and 2 Common/other Lots on 9.28 Acres in an R-8 Zone by Capital Development, Inc (File# FP-05- 081) Settlement Bridge Subdivision No, 4 We have reviewed this submittal and offer the following comments, as 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, Capital Development, Inc., has applied for final plat approval of Settlement Bridge Subdivision No.4 consisting of 30 single-family residential building lots and 2 common/other lots on 9.28 acres in an R-8 zone. The gross density for this subdivision is 3A4 dwelling units per acre. The net density is 4.12 dwelling units per acre. Settlement Bridge Subdivision No.4 is a subdivision of a previously un-platted parcel of land located in a portion of the north 1/2 ofthe northwest ~ of section 32, TAN, RIE. The site is generally located off the southeast comer ofN. Locust Grove Road and E. McMillan Road. A conditional use permit/planned development was approved for this subdivision that allowed for reductions to the minimum standards for lot size (to 4,031 s.f. for attached lots and 5,250 s.f. for detached lots) and street frontage (to 40 feet for attached lots on straight-away streets and 28 feet for lots on comers/cul-de-sacs, 58 feet for detached lots on straight-away streets and 30 feet for lots on comers/cul- de-sacs, lots sharing common driveways aren't required to have any street frontage); however, none of the lots within this phase are below the minimum standards. SITE SPECIFIC REQUIREMENTS FP-O5-08] Settlement Bridge #4 FP .doc PAGEl CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 1. Applicant is to meet all terms of the approved annexation (AZ-03-035), development agreement (Inst. No. 104061807), preliminary plat (PP-03-04l), and conditional use permit (CUP-03-065). 2. The applicant has indicated the pressurized irrigation system in this proposed development is to be owned and operated as a private system. Since it is to be owned and operated by a homeowner's association plans will be reviewed and approved by the Public Works department as a part of the construction plan approval. 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. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7. Temporary construction fencing to contain debris shall be installed around the perimeter of this phase unless permanent fencing already exists at the subdivision boundary. 5. The applicant will be responsible for all costs associated with the sewer and water service extension. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. 6. Sanitary sewer service to this site is being proposed via extension of mains in a previous phase. The applicant shall install all sewer mains necessary to serve this 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 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. 7. Water service to this site is being proposed via extension of mains in a previous phase. The applicant will be responsible to construct all water mains necessary to serve this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard fonns of easements, for any mains that are required to provide service. 8. Remove all buildings that do not meet setbacks or the zoning ordinance prior to signature on the fmal plat by the City Engineer. 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. Include the CP&F number for the north 1/16 comer pin common to lots 31/32 on the face of the plat. 11. It appears that the data in the curve table is not accurate, specifically arc lengths of curves C-38, C-40, C-41, and C-42. The applicant shall confirm this infonnation and make any corrections to ensure that the curve data is accurate. 12. The landscape plan, prepared by The Land Group and dated 12/12/05, shall be revised as follows: a. Fencing is required along the two micropaths located on Lot 13, Block 16 leading to the FP-O5-081 Settlement Bridge #4 FP.doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT b. open space area in compliance with UDC ll-3A-7A.7. Show location & detail of proposed fencing on the plan. Include tree class in plant schedule. Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on the final plat by the City Engineer. 13. Revise or add the following note(s) on the face of the plat dated 12/7/05, prepared by Engineering Northwest, LLc., prior to signature on the final plat by the City Engineer: (1.) Revise to read: "All lot lines common to a public right-of-way have a thirteen (13) foot wide public utilities, property drainage & irrigation easement, all lot lines common to the exterior boundary have a ten (10) foot wide public utilities, property drainage & property irrigation easement." Include Lot 30, Block] 6 as a common lot. "...in compliance with Title 11 and Title 12 ofthe Meridian City Code..." (4.) (7.) 14. Complete the Certificate of Owners and accompanying acknowledgement. ]5. The applicant's professional engineer shall submit a signed stamped statement that the centerline elevations are a minimum of three feet above the highest established normal groundwater elevation. ]6. Staff's failure to cite specific ordinance provisiOns or terms of the approved annexation, development agreement, 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 and the North Slough, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC ll-3A-6. 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 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. 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 but not limited to water, sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 5. 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-O5-081 Settlement Bridge #4 FP.doc PAGE 3 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 shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 10. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 11. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 12. 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. 13. Approval of the preliminary plat shall become null and void if the applicant fails to record the final plat within two years of the approval of the preliminary plat per UDC ll-6B- 7 A. In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of eighteen months, may be considered for final approval without resubmission for preliminary plat approval per UDC ll-6B- 7B. STAFF RECOMMENDATION Staff recommends approval of the final plat for Settlement Bridge Subdivision No.4 with the above stated comments and conditions. FP-O5-081 Settlement Bridge #4 FP .doc PAGE 4