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Home My WebLink AboutStaff Comments CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: January 24, 2006 Transmittal Date: January 19, 2006 cM'e ;;;¡;!Jf4, TO: Mayor & City Council Sonya Watters, Assistant City Planner S/I/ Michael Cole, Development Services Coordinator (Y\ C 11),\HO '~I ~' I' f! 'VED FROM: JAN 2 0 2006 SUBJECT: City Of Meridian City Clerk Office Request for Final Plat Approval of Burney Glen Subdivision No.3 Consisting of 36 Single-family Residential Building Lots and 3 Common/other Lots on 9.38 Acres in an R.8 Zone by Properties West, Inc. (File# FP-O5-079) Burney Glen Subdivision No.3 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, Properties West, Inc., has applied for final plat approval of the third and final phase of Burney Glen Subdivision. The plat consists of 36 single-family residential building lots and 3 common/other lots on 9.38 acres in an R-8 zone. The gross density for this subdivision is 3.57 dwelling units per acre. The net density is 5.07 dwelling units per acre. Burney Glen Subdivision is located on the east side ofN. Meridian Road, approximately Y2 mile north of E. Ustick Road, in the NW ~ of Section 31, TAN., R.IE. The site has not been previously platted. The final plat submitted for this phase substantially complies with the approved preliminary plat. Staff recommends approval of Burney Glen Subdivision No.3 with the comments and conditions stated in this report. SITE SPECIFIC REQUIREMENTS 1. Applicant is to meet all terms of the approved annexation (AZ-02-026) and preliminary plat (PP- 02-025). 2. The applicant has indicated Settlers will own the pressurized irrigations system in this proposed development. Since it is to be owned and operated by an ùrigation District, then a license agreement shall be entered into prior to the 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. The system is using a single-point connection in a previous phase; therefore 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. 5. Sanitary sewer service to this site is being proposed from stubs previous phases. The applicant shall install mains to and through this proposed development. The applicant shall coordinate FP-O5-079 Burney Glen Sub3 FP.doc PAGE I 2. 3. CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT main size and routing with the Public Works Department. Cover over sanitary sewer mains shall be no Jess 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, altemated pipe materials shall be used per the Meridian Public Work's Standard Specifications. 6. Water service to tins site will be from mainline extensions from water mains in a previous phase and a stub in Cobre Basin to the north. The applicant will be responsible to construct water mains to and through tl1is 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. Include the CP&F number for the section corner common to sections 25, 30, 31, and 36. 8. Include set survey points for the back lots lines of Lots 5,6, and 7 on the face ofthe plat. 9. It does not appear that the bearings called out on the northern, eastem, and southem boundary of this development do not match existing bearings of record. The applicant shall confmn this and include any bearings of record on the plat. 10. Graphically depict an 8-foot wide public utilities, drainage and irrigation easement following locations. The extra width is necessary to accommodate irrigation lines. a. Eastern boundary of Lot 8, Block 10. b. Western boundary of Lot 16, Block 7. in the 11. 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, mùess otherwise approved by Settlers Irrigation District. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval subn1itted 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. 12. The landscape plan, prepared by Harvest Design and dated 12/20/05, is approved as subn1itted. 13. Complete the Certificate of Owners and accompanying acknowledgement. 14. Staff's failure to cite specific ordinance provisions or terms of the approved annexation or prelin1inary 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 tl1is 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. FP-O5-079 Burney Glen Sub3 FP .doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 4. A written certificate of completion shall be prepared by the landscape arcI1itect, landscape designer or qualified nurseryman responsible for the landscape pJan 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. 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 tills 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 subn1itted 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 Pern1itting that may be required by the Army Corps of Engineers. 9. Applicant shall be responsible for application and compliance with and NPDES Pern1itting 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. 12. One hundred watt, illgh-pressure sodium streetlights shall 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 detern1ined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and pern1it from the Public Works Department prior to commencing installations. STAFF RECOMMENDATION Staff recommends approval of the [mal plat for Bumey Glen Subdivision No.3 with the above stated comments and conditions. FP-O5-079 Burney Glen Sub3 FP.doc PAGE 3