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HomeMy WebLinkAboutStaff Comments CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: March 7, 2006 Transmittal Date: March 3, 2006 r cM'e;Î;;¡l:,i ,;,~ $D MAR 0 1 2006 City Of Meridian City Clerk Office TO: Mayor & City Council Sonya Watters, Assistant City Planner Sw Michael Cole, Development Services Coordinator M C FROM: SUBJECT: EI Gato Subdivision Request for Final Plat Approval of El Gato Subdivision Consisting of 11 Single- family Residential Building Lots and 4 Common Lots on 5.36 Acres in an R-2 Zone by Conger Management Group (File# FP.O5-073) 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, Conger Management Group, has applied for Final Plat approval of 11 building lots and 4 common lots on 5.36 acres in an R.2 zone for EI Gato Subdivision. The gross density of the proposed subdivision is 2.0 dwelling units per acre. The net density of this development is 2.62 dwelling units per acre. EI Gato Subdivision was annexed under the R-3 zoning district; however, as part of the Unified Development Code amendments, the City has rezoned all existing R-3 districts to R-2. The property is located on the southwest comer ofN. Black Cat Road and EI Gato Lane at 70] N. B]ack Cat Rd., in the SE Y4 of Section 9, T.3N., R.l W. The final plat submitted for this phase substantially complies with the approved preliminary plat. Staff recommends approval of EI Gato 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-05-0]2), preliminary plat (PP-05- 0]4), and vacation r:v AC-05-013) for this development. 2. The applicant has indicated that the pressurized irrigation system in this development wiH be an extension of a Nampa and Meridian Irrigation District system in Castlebrook Subdivision. The applicant shall submit a letter of plan approval for Nampa and Meridian Irrigation District prior to scheduling of a pre-construction meeting. 3. If the applicant is unable to supply this pressurized irrigation system from extensions of Castle brook, and an irrigation pump station is constructed on this site it shall not be allowed in the required landscape buffer and shall not be allowed to use City of Meridial1 potable water as its mall source. FP-O5-073 El Gato Subdivision FP.doc PAGEl CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 4. 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 connectiOl1 to the culil1ary water system shall be required. Said connectiol1 cannot be used as the primary source of water for the system. If a single~point connection is utilized, the developer shall be respol1sible for the paymel1t of assessments for the irrigable common areas prior to signature on the final plat by the Meridian City Engineer. 5. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A.7. Perimeter fencing shall be installed prior to release of building permits. 6. Sanitary sewer service to this site is being proposed from mains in Black Cat road that discharge to the yet to be operatiol1al Black Cat lift station. Certificates of Occupancy shall not be issued until the Black Cat Lift Station has been finaled al1d is operatiol1a1. 7. The applicant shall coordinate sewer main size and routing with the Public Works Department. Cover over sanitary sewer mains shall be 110 less than three feet from finish grade tp 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. 8. Water service to this site will be from main line extensions from existing water mains Black Cat Road. 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. 9. All areas approved as open space shall be free of wet ponds or other such nuisances. All stormwater detention facilities incorporated into the approved open space are subject to UDC 11- 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 permitted under UDC 11-3B- 11. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan, the landscapil1g 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 DOC 11-3B-ll, 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 Col1struction 10. If any storm drainage is to be discharged il1tO surface water, a copy of the signed discharge agreement with the receiving agency shall be submitted prior to signature on the fmal plat. 11. The applicant shall include into Lot 8, Block 1, 20-feet along the southern boundary of this property and dedicate a permanent public pedestrian easement over this lot for a possible future multi-use pathway. The applicant shall adjust additional lots to ensure that the minimum lot size of 12,000 square feet for this zone is maintained. 12. Include the CP & F number for the W. ~ comer of Section 9. 13. Revise the plat to show all curve data. The curve table on the submitted plat starts with C23. 14. Include the recorded instrument l1umber for the ACHD sidewalk easement along Black Cat Road, Puma Street, & Bengal Court. FP-O5-073 El Gata Subdivision FP.doc PAGE 2 21. 22. 23. 24. CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 15. Staff is ul1certain if the ACHD Quitclaim deed instrument number needs to be included on the plat. The applicant shall coordinate with the Ada County Engineer to determine if it is necessary on the plat and if so include the instrument number. 16. Dedicate additional public utilities, drainage and irrigation easement along the right-of-way, there needs to be 10-feet free and clear past the sidewalk. 17. Revise the Certificate of Owners and the face of the plat to include, existing and donated right-of~ way, in the boundary description of this subdivision. 18. Remove all buildings that do not meet setbacks or the zoning ordinance prior to signature on the final plat by the City Engineer. 19. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Sectiol1 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as lal1dscape irrigation. 20. If the existing house is to be retained on site, it must meet all applicable setbacks, and the applicant shall be responsible for the payment of sewer and water assessmel1ts as well as the actual physical hook-up to the house. Access to the existing house on Lot 3, Block 1 shall be provided from Bengal Court; direct lot access to Black Cat Road is prohibited. 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. The landscape plal1 submitted for this project stamped 12/12/05, prepared by Landscape Design and Construction, shall be revised as follows: a. b. Include tree class in plal1t schedule. Include a calculatiol1s table per the requirements specified in the final plat landscape plan submittal checklist. Mitigation shall be required for all existing trees four-inch (4") caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred percent (100%) replacement. (Example: two (2) lO-inch caliper trees removed may be mitigated with four (4) 5-inch caliper trees, five (5) 4-inch caliper trees, or seven (7) 3-inch caliper trees.) Include fencing type & location along with details (diagram) on the landscape plan per the submitted fencing plan. Fencing provided adjacent to Lot 8, Bock 1 shall comply with 11-3A-7A7. Provide landscaping in the parkway along Bengal Court in accordance with UDC 11-3B- 7c. A minimum del1sity of one tree per 35 linear feet is required along street buffers. Trees may not be located withil1 a five foot radius of water meters. Remove the "Purdam Drain" label from the south end of the property; the drain is actually located to the south of the property. Include landscaping and contours for the storm drainage area 011 Lot 8, Block 1. c. d. e. f. g. Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on the final plat by the City Engineer Revise or add the following note(s) on the face of the plat dated 1/12/06, prepared by W&H Pacific, prior to signature on the fmal plat by the City Engineer: FP-O5-073 El Gato Subdivision FP.doc PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT (2.) ". . . purpose of utilities. storm drainage. and landscape and shall be owned and maintained by the Homeowner's Assocation." "Lot W ~ or a portion of said lot. . . " Add a 110te, "Maintenance of al1V irrÜ!ation or drainage pipe or ditch crossing a lot is the responsibility of the lot owner unless such responsibilitv is assumed bv an irrigation/drainage district." Add a note, "The bottom elevation of house footinl!s shall be set a minimum of 12 inches above the highest known normal I!round water elevation. Add a 110te, "Garage setbacks shall be measured from the property line or the adjacent sidewalk. whichever is more restrictive." (3.) (*.) (*.) (*.) 25. Complete the Certificate of Owl1ers and accompanying acknowledgemel1t. 26. Revise the Certificate of Owl1ers to indicate that the City of Meridian is supplying water service to this subdivision and remove United Water. 27. Staffs failure to cite specific ordinance provisions or terms of the approved annexation, preliminary plat, or vacation does not relieve the Applicant of respol1sibility for compliance. GENERAL REQUIREMENTS 1. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adj acent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4- 13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or 110n-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. 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 improvemel1ts, including plant materials and sprinkler installation, are in substantial compliance with the approved landscape plan. (UDC 11-3B-14) 3. 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, al1d the Fil1al Plat for this subdivision shall be recorded, prior to applying for building permits. 4. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted fencing, landscaping, amel1ities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 5. All development improvements, including but not limited to water, sewer, fencing, micro-paths, pressurized irrigatiol1 al1d landscaping shall be installed and approved prior to obtaining certificates of occupancy. 6. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as detelTllÎned duril1g the plan review process, prior to signature on the final plat per Resolution 02-374. FP-O5-073 El Gato Subdivision FP.doc PAGE 4 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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's engineer will be required to submit a signed, stamped statement certifying that all street fmish centerline elevatiol1s are set a minimum of three feet above the highest established normal groundwater elevation. 9. Coordinate fire hydrant placemel1t with the City of Meridian Public Works department. 10. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 11. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 12. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 13. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additiol1al trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees Wil111ot be considered as replacement trees for those trees that have to be removed. 14. One hundred watt, high-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 intersectiol1s and/or fire hydrants. Final design locations and quantity are detelTllÎlled after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior to commel1cing installations. STAFF RECOMMENDATION Staff recommends approval of the final plat for El Gato Subdivision (FP-05-073) with the above stated commel1ts and conditions. FP-O5-073 El Gato Subdivision FP.doc PAGE 5