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HomeMy WebLinkAboutStaff Comments CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: April 25, 2006 Transmittal Date: April 21, 2006 .' c::;tGri ;¡l:n --;\ t' :/ TO: , ILI.\HO Mayor & City Council \(~i_~l".BE~ Sonya Watters, Assistant City Planner .f¥ Michael Cole, Development Services Coordinator (Y\ c.. D FROM: APR 2 1 2006 SUBJECT: Ambercreek Subdivision No.1 C~ty Of Meridian CIty Clerk Office Request for Final Plat Approval of Ambercreek Subdivision No.1 Consisting of 100 Single-family Residential Building Lots and 10 Common/other Lots on 18.86 Acres in an R-8 Zone by Dyver Development, LLc. (File# FP-06-0l7). 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, Dyver Development, LLC, has applied for final plat approval of 100 single-family residential building lots and 10 common/other lots on 18.86 acres in an R-8 zone for the flfSt phase of Ambercreek Subdivision. The proposed gross density of this phase of the development is 4.95 dwelling units per acre. The proposed net density is 5.89 dwelling units per acre. Ambercreek Subdivision No.1 is located on the west side of N. Meridian Road, approximately 14 mile south of E. McMillan Road in the NE 14 of Section 36, TAN., R.l W. This property has not been previously platted. The submitted fmal plat substantially complies with the approved preliminary plat. Staff recommends approval of Ambercreek Subdivision No.1 with the comments and conditions stated in this report. SITE SPECIFIC COMMENTS 1. Applicant is to meet all terms of the approved annexation (AZ-05-055), development agreement (Inst. #106048481), and preliminary plat (PP-05-057) for this subdivision. 2. Temporary fencing to contain debris during construction shall be installed along the perimeter boundary of this phase of the subdivision (or along the development boundary) prior to release of building permits. All fencing shall comply with UDC 11 ~3A- 7 and conditions of approval of the preliminary plat. 3. Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13 and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement with the reimbursable amount shall be approved by Council prior to plat signature. 4. Revise or add the following note(s) on the face of the plat dated 3/8/06, prepared by Bailey Engineering, Inc., prior to signature on the final plat by the City Engineer: FP-O6-017 Ambercreek Sub! FP.doc PAGEl CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 5. Add note: "This plat is subject to a development agreement recorded as instrument number 106048481 of Ada County Records." Add note: "Fencing adjacent to Lot 6, Blocks 9, 10, & 11 shall be in compliance with the most recently approved Fencing Standards of the City of Meridian." The Landscape Plan, prepared by The Land Group and dated 3/7/06, shall be revised as follows: (*.) (*.) a. If the unimproved street right-of-way is ten feet (10') or greater from edge of pavement to edge of sidewalk or property line, and street widening project is not in the Transportation Authority's five-year funded plan, developer shall maintain a lO-foot wide compacted gravel shoulder meeting the construction standards of the Transportation Authority (ACHD) is required along N. Meridian Road. The remaining area must be landscaped with lawn or other vegetative groundcover; revise plan accordingly (UDC 11- 3B- 7C5a). Revise the plan to show Class II trees (instead of "PAB") within the parkways. The landscaping adjacent to N. Meridian Road on Lots 2 & 3, Block 1 and W. Lava Falls Dr. on Lot 1, Block 12 & Lots 1 & 2, Block 13 is not legible on the submitted plan (it's all black); revise plan so tree location is legible. Revise the landscape strip on both sides of the pathway on Lot 6, Block 9 to be a minimum of 5-feet wide per UDC 11-3B-12C1. b. c. d. Submit three copies of the revised landscape plan to the Planning Department prior to signature on the final plat by the City Engineer. 5. The applicant has indicated that the Settlers Irrigation District will own and maintain the pressure irrigation system within this development. If the system is to be owned and maintained by Settlers Irrigation District, evidence of a license agreement with Settlers shall be provided to Public Works prior to scheduling of a pre-construction meeting. 6. 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 fmal plat by the Meridian City Engineer. 7. Prior to issuance of the first occupancy permit, provide five-foot wide detached sidewalks and landscaping along the entire frontage of McMillan Road and Meridian Road. 8. Submit an encroachment agreement with Settlers Irrigation District to fence into the Coleman Lateral easement shown on the plat. OR if Settlers will not allow fencing in the easement revise the plat to include the portion of the lots encumbered by the easement into a common lot. Include a plat note that details ownership and maintenance of the added common lots. Submit prior to signature on the final plat. 9. The bearing of the western boundary of this development does not appear to match bearings of record. The applicant shall confirm this and include bearings of record in parenthesis on the plat. 10. A portion of the west boundary of this development shows the neighboring property being unplatted. Please revise this to read "Cedar Springs #8". 11. Graphically depict a 5-foot wide Public Utilities, Drainage and Irrigation easement in the following locations. They will be interior lot lines to future phases. FP-O6-017 Ambercreek Subl FP.doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFf REPORT a.) North boundary of Lot 3, Block 12. b.) North boundary of Lot 11, Block 8. 12. Graphically depict a special setback of 20-feet from the right of way on the following lots. The setback is needed to comply with Idaho Department of Environmental Quality Catalog of Best Management Practices that require 20-feet of separation between underground storm drainage facilities and building foundations. A note on the plat shall be added that references this information. a.) Lots 3-7, Block 3. b.) Lots 4-8, Block 4. c.) Lots 2-8, Block 8. d.) Lots 3-9, Block 9. e.) Lots 2-6, Block 2. 13. Construct all alleys to comply with ACHD's requirements for public alleys. All alleys shall contain at least 16 feet of pavement within a 20-foot right-of-way, as proposed, and include 28- foot inside and 48-foot outside turn radii where the alleys intersect the public streets. 14. Sanitary sewer service to this development is proposed via extensions of mains in Cedar Springs Subdivision. The applicant shall install sewer mains to and through this development. The applicant shall coordinate with the City of Meridian Public Works Department, main size and routing, to be in conformance with the City's Master Sewer Plan. The applicant shall execute standard forms of easements for any mains that are required to provide service. 15. Water service to this proposed development is being proposed via extensions of mains in N. Meridian Road and extension of mains in Cedar Springs Subdivision. The applicant shall install water mains to and through this proposed development, and coordinate main size and routing with the Public Works Department. The applicant shall execute City of Meridian standard forms of easements for any mains that are required to provide service. 16. 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. 17. No subdivision identification signs are approved with this application. All proposed signs will require approval of a separate sign permit. 18. Include an easement on the face of the plat for the sidewalk adjacent to N. Meridian Road in favor of Ada County Highway District, if not located within the right-of-way. 19. 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-11 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 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~1l, 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 FP-O6-017 Ambercreek Sub 1 FP.doc PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 20. Staff s failure to cite specific ordinance provisions, or terms of the approved annexation, development agreement, or preliminary plat does not relieve the applicant of responsibility for compliance. FP-O6-017 Ambercreek Sub! FP.doc PAGE 4 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT GENERAL REQUIREMENTS 1. All irrigation ditches, laterals or canals, exclusive of the Lemp Canal, 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 [mal 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. 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. FP-O6-017 Ambercreek Subl FP.doc PAGE 5 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 13. 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 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 from the Public Works Department prior to commencing installations. 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. STAFF RECOMMENDATION Staff recommends approval of the final plat for Ambercreek Subdivision No.1 (FP-O6-017) with the above stated comments and conditions. FP-O6-017 Ambercreek Sub 1 FP.doc PAGE 6