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Home My WebLink AboutStaff comments CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: February 14,2006 Transmittal Date: February 10, 2006 " cM'e;di~\ I lu."H(' )1(' ~VED TO: Mayor & City Council Sonya Watters, Assistant City Planner ~ . Michael Cole, Development Services Coordinator M c.. FEB 1 0 2006 FROM: SUBJECT: Amke Subdivision City Of Meridian City Clerk Office Request for Final Plat Approval of Amke Subdivision Consisting of 18 Residential Townhouse Building Lots and 4 Common/other Lots on 2.06 Acres in an R-40 Zone by Mike Amke. (File# FP-O6-002) 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, Mike Amke, has applied for fmal plat approval of Amke Subdivision which consists of 16 residential townhouse building lots and 4 common/other lots on 2.06 acres in an R-40 zone. The gross density for this subdivision is 7.67 dwelling units per acre. The net density is 10.72 dwelling units per acre. This property has not been previously platted. This property is located in a portion of the southwest Y4 of the northeast Y4 of Section 11, T.3N., R.IW. The site is located on the north side ofW. Pine Avenue, just west of Meridian High School. The final plat submitted for this subdivision substantially complies with the approved preliminary plat. Staff recommends approval of Amke 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-OS-029), development agreement (Inst. No.1 OS19133 7), conditional use permit (CUP-OS-03 7) and preliminary plat (PP-OS.028). 2. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant has indicated that they will be using an on-site well as the main source, therefore no connection to the City Water system will be allowed. If in the future the well is not adequate to supply the pressurized irrigation system the applicant shall be required to use non-potable water as the main source. 3. All fencing installed on the site must be in compliance with UDC 11-3A.6 and 11-3A-7. Perimeter fencing to contain debris shall be installed at the subdivision boundary prior to release of building permits. 4. All areas approved as open space shall be free of wet ponds or other such nuisances. All stonnwater detention facilities incorporated into the approved open space are subject to UDC 11- FP-O6-002 Amke Sub FP.doc PAGE 1 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 3B-ll and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated surface materials shall not be used in open space lots, except as pennitted under UDC 11-3B- 11. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by staff. If the stormwater detention facility cannot be incorporated into the approved open space and still meet the standards of UDC 11-3B-11, then the applicant shall relocate the facility. This may require losing a developable lot or developable area. It is the responsibility of the developer to comply with ACHD, City of Meridian and all other regulatory requirements at the time of final construction 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. The applicant shall install sewer mains to and through this development, including running sewer to the western boundary of this property. 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. Provide an easement using Meridian's standard fonn of easement for the proposed off-site sewer prior to signature on the final plat. 8. 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 fonns of easements, for any mains that are required to provide service. 9. Revise the situate statement to read "... the SW ~ er of the NE ~ of..." 10. Revise the year of platting to 2006. 11. Label the Block number on the face of the plat. 12. The applicant shall extend the service drive to the eastern property line and provide a secondary emergency access which connects with the driveway on the LDS property to the east. The access shall meet all Meridian Fire Department standards and shall be closed with bollards and a chain with a Knoxbox per the Meridian Fire Department. 13. Remove all existing buildings that do not meet setbacks or the zoning ordinance prior to signature on the fmal plat by the City Engineer. 14. The applicant withdrew their request to install a security gate at the entrance to the service drive from E. Pine Avenue, and a gate will not be allowed. 15. 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. FP-O6~OO2 Amke Sub FP.doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 16. 17. 18. 19. 20. A Certificate of Zoning Compliance is required prior to issuance of a building permit for any and all townhouses within this subdivision. NOTE: A CZC application mav include multiple/all townhouses within the development. The landscape plan, prepared by The Land Group and dated 12/23/05, shall be revised as follows: a. A §- foot tall vinyl fence shall be constructed on the exterior perimeter of the property per preliminary plat site specific requirement #1.1.14. Relocate the fencing shown in the street buffer along Pine Avenue to be on the interior edge of the street buffer per UDC 11- 3B- 7c.2.c. Show contours for the stonnwater swale located in Lot 5. Sod may not be used in the bottom of the drainage areas; replace with seed on the plan. Stonnwater swales must comply with UDC 11-3B-I1. The Rutledge Lateral does not run along the northern boundary of this property; revise the name of the waterway. b. c. d. Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on the.fmal plat by the City Engineer. Revise or add the following note(s) on the face of the plat dated 11/17/05, prepared by Claiborn- Waite Consulting, LLC, prior to signature on the final plat by the City Engineer: 5.) 7.) ". . . in compliance with Title 11 QBd Title 12 of the Meridian City Code." Include the lot and block numbers of the common lots. Also address the ownership of these lots. Revise to read, ". . .has a blanket City of Meridian sanitary sewer and water, ingress/egress..." Also state that the ingress/egress easement is for the benefit of all lots within this subdivision. Add a note, "Bottom elevation of structural footin!!s shall be set a minimum of 12-inches above the hi!!hest established nonnal !!found water elevation." Add note regarding the Right to Farm Act. Add note: "This plat is subject to a development a!!feement recorded as instrument number 105191337 of Ada CountvRecords." 8.) *.) *.) *.) Complete the Certificate of Owners and accompanying acknowledgement. Staffs failure to cite specific ordinance provisions or tenns of the approved annexation, conditional use permit, or preliminary plat does not relieve the applicant of responsibility for compliance. GENERAL REQUIREMENTS 2. 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 UDC 11-3A-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. 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. FP-O6-002 Amke Sub FP.doc PAGE 3 13. CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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. 6. 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. 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 Pennitting that may be required by the Anny Corps of Engineers. 10. Applicant shall be responsible for application and compliance with and NPDES Pennitting 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. 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 11-6B- 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 11-6B- 7B. STAFF RECOMMENDATION Staff recommends approval of the final plat for Arnke Subdivision (FP-06-002) with the above stated comments and conditions. FP-O6-002 Arnke Sub FP.doc PAGE 4