HomeMy WebLinkAboutStaff Comments
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Tara Green
-".~"-"""_.
To:
Kristy Vigil
Thursday, March 09, 2006 2:20 PM
gabe@thelandgrouplnc.com
Tara Green; Sharon Smith; Machelle Hill; Jessica Johnson; Mike Cole; Josh Wilson
(wilsonj@meridiancity.org); Craig Hood
Subject: Sond Subdivision staff report
Follow Up Flag: Follow up
Flag Status: Green
Attachments: Sond Sub FP.doc
From:
Sent:
Cc:
Hi Gabe,
I have attached the Sond Subdivision staff report, however this morning it came to our attention that the findings
and the ordinance were approved with the original request of R-4 zoning. The findings and the ordinance will
need to be amended to reflect the R-2 zoning as well. We are working on this very diligently and hope to have it
corrected by Tuesday. If it can't be corrected by Tuesday we will have to continue the final plat meeting to March
21, 2006. Also, just in case this Is heard on Tuesday can you please submit a written response to the staff report
to me prior to the Council meeting on March 14,20061
If you have any questions PLEASE do not hesitate to call me.
Thank you,
Kríst.Y Vígíl
Assistant Cit9 Flanner
Meridian Flanníng Department
2os-ss+-55n
3/9/2006
TO:
RECEIVED
CITY OF MERIDIAN PLANNiNG AND PUBLIC WORKS DEPARTMENTS STAF~F RYORT 0 2006
. 11':.. f Meridian
STAFF REPORT: Hearing Date: March 14, 2006.. ~D / tfl~ 'j .l~ ..- .J~~~ Office
Transmittal Date: March 9, 2006 ~tJrlaltln 1.'/ ~
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"f(~-t~l:<~!", I',.."""".S!'l~!- ..~,
Mayor & City CoWlcil
Kristy Vigil, Assistant City Planner '(.JI
Michael Cole, Development Services Coordinator (Y\ C
FROM:
SUBJECT:
Sond Subdivision
Request for Final Plat Approval of Sond Subdivision Consisting of 23 Single-
family Residential Building Lots and 3 Common Lots on 11.17 Acres in R-2 and
R-4 Zone by Clayn Sonderegger. (File# FP-O6-008)
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, Clayn Sonderegger, has applied for final plat approval of 23 single-family residential
building lots and 3 common area lots on 11.17 acres of land for Sond Subdivision. The approved zoning
designation for the proposed subdivision is R-2 and R-4 (Low Density Residential and Medium Low
Density Residential). The proposed gross density of the subdivision is 1.97 dwelling units per acre. The
proposed net density is 2.45 dwelling units per acre.
There was an error in recording the appropriate zoning for the property. We currently have the entire site
zoned R-4. This is incorrect. Staff has submitted corrected fmdings with the appropriate legal descriptions
for the R-2 and the R.4 zoning.
Sond Subdivision is located at 1155 and 1123 N. Black Cat Road, in the NE ):í of Section 9, T.3N., R.I W.
The 3 common lots proposed for Sond Subdivision will consist of common area open space and will be
owned and maintained by the Sond Subdivision Homeowners Association.
The applicant has proposed to use City of Meridian potable water as the main source for their pressurized
irrigation system. UDC 11-3A-15~C allows for use of potable water as a last source for the pressurized
irrigation system. The applicant has submitted documentation proving that they do not have sufficient
surface water delivery to adequately serve a pressurized irrigation system. Staff has reviewed and agreed
with this documentation and is in support of this request.
The submitted final plat substantially complies with the approved preliminary plat for Sunstone
Subdivision. Staff recommends approval of Sond Subdivision with the comments and conditions stated in
this report.
SITE SPECIFIC REQUIREMENTS
1.
Applicant is to meet all terms of the approved preliminary plat (PP-05-045), annexation (AZ-05~
043) and variance (V AR-05-019).
FP-O6-008 Sond Subdivision (preliminary platted as Sunstone Subdivision) FP.doc
PAC
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
2.
The applicant has indicated that the Homeowner's Association will own and maintain the
pressure irrigation system within this development, therefore plans and specifications for the
irrigation system shall be reviewed by the Public Works Department as part of the development
plan review process, and a draft copy of the pressurized irrigation system Operations and
Maintenance manual must be submitted prior to plan approval, with the [mal draft being
submitted prior to signature on the plat on the final phase ofthis development.
3.
The applicant is proposing to use City of Meridian potable water as the main source for the
pressurized irrigation system, therefore they shall be responsible for the payment of well
development fees for each buildable lot.
4.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-roWld
source of water. Since a single-point connection is to be used, 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.
5.
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 at the subdivision boundary
where permanent fencing does not exist.
6.
Sanitary sewer service to this site shall is being proposed via extensions from existing mains in N.
Black Cat Road. They flow to the yet to be activated Black Cat Lift Station, Certificates of
Occupancy shall not be issued until the Black Cat Lift Station is activated.
7.
No manholes or water valves shall be allowed to be in the landscape islands. If sewer or water
mains are routed underneath the landscape islands no trees shall be allowed, coordinate with the
Planning Department for compliance with landscape requirements.
8.
Applicant shall submit a License Agreement with NMID for the encroachment of the Kennedy
Lateral prior to the City Council meeting.
9.
Applicant will be responsible to construct the sewer and water mains to and through this proposed
development, thereby making them available to adjacent properties. 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.
10.
Revise the face of the plat to include boWldary length and bearings for Lot 1 Block 5.
11.
There shall be no parking on the cul-de-sac at the terminus of W. Grey Towers Street. The
applicant shall coordinate with the Meridian Fire Department on proper signage and/or curb
painting to denote the no parking restriction.
12.
Remove any buildings that do not meet setback requirements, prior to signature on the plat by the
City Engineer.
13.
If any of the existing buildings are to remain the applicant shall be responsible for the payment of
assessments and the actual physical hook-up to City services.
14.
The approved preliminary plat depicts an existing ingress/egress easement, prior to signature on
the final plat provide documentation that this easement has been vacated.
15.
If the applicant is going to record the temporary turn-around easements as a separate document
include the instrument number for the turn-around on the face of the plat.
FP-O6-008 Sand Subdivision (preliminary platted as Sunstone Subdivision) FP.dac
PAC
20.
21.
22.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
16.
The landscape plan, prepared by The Land Group and dated 01/24/05, shall be revised as follows:
a.
b.
Revise plant schedule to include tree class and quantity;
Move conifers in landscape buffer along Black Cat Road to the middle of the buffer per
UDC 11-3B5C;
Lot 1, Block 5 shall not be planted with a tree if sewer and water mains are routed below.
If sewer and water mains are not fWlning below then Lot 1, Block 5 shall be planted with
a deciduous tree, not a conifer as shown, per UDC 11-3B5C.
c.
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 prepared by The Land Group, stamped
on 1/26/06 by Dennis Lewis, prior to signature on the final plat by the City Engineer:
3.)
Revise to dedicate additional easement, there needs to be 10 feet past the edge of the
sidewalk.
Revise to read, ". . . lot 1 block 2, lot; 1 block 3, lot 1 Mode 1 and lot 1 . . ."
Revise to read, "All lot lines common to the exterior boWldary lines have a ten foot (10')
wide permanent pressure irrigation, property drainaRe and public utilities easement,
unless otherwise shown."
Add a note dedicating a 5-foot wide public utilities, drainage, and irrigation easement
along all interior lot lines.
Add a note, "Bottom elevation of structural footings shall be set a minimum of 12 inches
above the highest established normal ground water elevation."
4.)
9.)
*.)
*.)
18.
Please submit a copy of the Ada COWlty Street Name Committee's "Final" letter for the street
names and lot & block numbering. Make all corrections necessary to comply.
19.
All areas approved as open space shall be free of wet ponds or other such nuisances. All storm
water detention facilities incorporated into the approved open space are subject to UDC II-3B-II
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 Wlder UDC 11-3B-I1. 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 storm water 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.
Complete the Certificate of Owners, and the accompanying acknowledgement.
Unless otherwise approved by the Meridian Fire Department, applicant shall sign all roads in this
subdivision "No Parking" on one side of the street, or revise the road width to meet the Fire
Departments requirements of 33 feet face-curb to face-of curb for parking on both sides of the
street.
Staff's failure to cite specific ordinance prOVlSlons or terms of the approved development
agreement, preliminary plat or conditional use permit does not relieve the Applicant of
responsibility for compliance.
FP-O6-008 Sond Subdivision (preliminary platted as Sunstone Subdivision) FP.doc
PAC
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
GENERAL REQUIREMENTS
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.
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.
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.
Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
8.
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.
9.
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.
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.
FP-O6-008 Sand Subdivision (preliminary platted as Sunstone Subdivision) FP.doc
PAC
15.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
13.
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.
14.
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.
One hWldred 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 intersections and/or fIre hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit ITom the Public Works Department prior to
commencing installations.
STAFF RECOMMENDATION
Staff recommends approval of the [mal plat for Sond Subdivision (FP.06-008) with the above stated
comments and conditions.
FP-O6-008 Sond Subdivision (preliminary platted as SW1stone Subdivision) FP.doc
PAC