HomeMy WebLinkAboutStaff CommentsCITY OF MERIDIAN PLANNING AND PUBLIC WORKS 'DEPARTMENTS STAFF REPORT
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STAFF REPORT; Hearing Date: May 23, 2006 , .., " ~ + * ~~" ~ -:
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Transmittal Date: May 15, 2006 ~~ " ~~ ~~ ('~ f ::~~:~. f l
TO: Mayor & City Council ~ J~
FROM: Sonya Watters, Assistant City Planner ~ ~~~ ~ 1:i~
Michael Cole, Development Services Coordinator ~ ~-
~'AY ~ ~ ~O~b
SUBJECT: Buckeye Place Subdivision City o£Meridian
City Clerk Offfce
Request for Final Plat Approval of Buckeye Place Subdivision Consisting of '1
Single-family Residential Building Lots and 3 Common/other Lats on 4.99 Acres
in an R-4 Zone by Briggs Engineering Inc. (File# FP-06-021).
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, Briggs Engineering, Inc., has applied for final plat approval of 16 single-family residential
building lots and 3 common/other lots on 4.99 acres in an R-4 zone for Buckeye Place Subdivision. The
proposed gross density of the subdivision is 3.21 dwelling units per acre. The proposed net density of this
subdivision is 3.72 dwelling units per acre.
Buckeye Place Subdivision is located east of N. Black Cat Road and south of W. Cherry Lane, in the
northeast'/4 of Section 30, T.4N., R.lE. This property has not been previously platted.
The submitted final plat substantially complies with the approved preliminary plat for this subdivision.
Staff recommends approval of the final plat for Buckeye Place Subdivision with the comments and
conditions stated in this report.
SITE SPECIFIC CONDITIONS
Applicant is to meet all terms of the approved annexation (AZ-OS-050), development agreement
(Inst. No. 106060857) and preliminary plat (PP-OS-051) for this subdivision.
2, All fencing shall comply with UDC 11-3A-6B and 11-3A-7 and conditions of approval of the
preliminary plat. Perimeter fencing shall be installed prior to release of building permits for this
subdivision.
3. Prior to signature on the final plat submit signed stamped letter stating no buildable lots are
encumbered by the floodplain associated with the Tenmile Creek. This letter must be from a
professional surveyor or other licensed professional qualified to certify this.
4. The construction plans show a gravity irrigation line on the northern boundary of this
development, but it is unclear if it is existing or planned to be installed. If it is to be a new
improvement include plans in the construction set, and submit a letter of plan approval prior to
signature on the final plat.
FP-06-021 Buckeye Place Sub FP 1'AGIw I
CITY OF MI~RIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Revise or add the following note(s) on the face of the plat dated 3/23/06, prepared by Briggs
Engineering, lnc., prior to signature on the final plat by the City Engineer:
(9.) Complete recorded instrument number.
(10.) Add Lot 1, Block 2 as a common lot and revise this note to reference City of Meridian
Sewer Easement instead of City of Boise.
(*.) Add note: "Fencin ad~acent to Lot 11 Block 1 shall be in com liance with the most
recently approved Fencing Standards of the City of Meridian."
(*.) Add Note: "This plat is subject to a development agreement recorded as instrument
number 106060857 of Ada County Records."
The Landscape Plan, prepared by Briggs Engineering, Inc. and dated 12/21/05, shall be revised as
follows:
a. Include tree class information in the plant schedule.
b. Landscaping along the micropath on Lot 11 shall comply with UDC 11-3B-12 Micropath
Landscaping. A minimum 5-foot wide landscape strip is required along each side of the
pathway. One tree per 35-lineal feet is required along the pathway; add one additional
tree.
c. The applicant is proposing to construct 6-foot tall cedar fencing along the north-east and
east boundaries of the subdivision; depict location & fencing type on plan.
d. The applicant is proposing to construct 4-foot tall solid vinyl fencing adjacent to the
common area µpath on Lot 11; depict location & fencing type on plan.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on the final plat by the City Engineer.
7. The applicant has indicated that the Nampa Meridian Irrigation District will own and maintain the
pressure irrigation system within this development. Since the system is to be owned and
maintained by an irrigation district, a letter of plan approval shall be submitted prior to scheduling
of apre-construction meeting.
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, asingle-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer
shall be responsible fo.r the payment of assessments for the irrigable common areas prior to
signature on the final plat by the Meridian City Engineer.
9. Sanitary sewer service to this development is proposed via extension of mains to the south of this
property recently installed as a City of Meridian project. At this time the mains are not read to
accept sewage and certificates of occupancy will not be issued on this project until these mains
are activated.
10. The applicant shall install all mains to and through this development. 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.
11. Water service to this proposed development is being proposed via extensions of mains in Pintail
Pointe subdivision to the north. 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.
FP-06-021 Buckeye Place Sub FP PAGE 2
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
12. The applicant shall construct the off-site connection to the multi-use path, along Ten Mile Creek
prior to issuance of any Certificate of Occupancy for the subdivision.
13. No on-street parking shall be allowed along lots 1 and 18, Block 1, adjacent to the landscape
island. The street shall be signed as "No Parking" per the Meridian Fire Department.
]4. No subdivision identification signs are approved with this application. All and all proposed
subdivision signs will require approval of a separate sign permit.
] 5. Remove all buildings that do not meet setback requirements, prior to signature on the plat by the
City Engineer.
16. 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 .ravel or other non-ve etated
surface materials shall not be used in o en s ace lots exce t as ermitted 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 ACRD, City of Meridian and all other regulatory requirements at
the time of final construction
17. Staffs 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.
GENERAL REQUIREMENTS
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
FP-06-021 Buckeye Place Sub FP PAGE 3
CITY OF MERIDIAN PLANNING ANI7 PUBLIC WORKS DEPARTMENTS STAFF REPORT
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
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.
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-$. 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 cornpHance 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.
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-7A. 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 Buckeye Place Subdivision (FP-06-021) with the above
stated comments and conditions.
)~P-06-021 Buckeye Place Sub FP PAGE 4
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
°;~ ..
STAFF REPORT: Hearing Date: May 23, 2006 ~. " ._
Transmittal Date: May 15, 2006
TO: Mayor & City Council
FROM: Sonya Watters, Assistant City Planner
Michael Cale, Development Services Coordinator ~ ~-
SUBJECT: Settlement Bridge Subdivision No. 5
Request for Final Plat Approval of Settlement Bridge Subdivision No. 5
Consisting of 31 Single-family Residential Building Lots and 5 Common/other
Lots on 9.02 Acres in an R-8 Zone by Capital Development, Inc (File# FP-06-
023)
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, Capital Development, Inc., has applied for final plat approval of Settlement Bridge
Subdivision No. 5, which consists of 31 single-family residential building lots (attached and detached
homes) and 5 common/other lots on 9.02 acres in an R-8 zone. The gross density for this subdivision is
3.44 dwelling units per acre. The net density for this subdivision is 4.01 dwelling units per acre.
Settlement Bridge Subdivision No. 5 is located in the northeast 1/4 of the northwest '/a of section 32,
T.4N, R.1 E. The site is generally located off the southeast corner of N. Locust Grove Road and E.
McMillan Road.
A conditional use permit/planned development was approved for this subdivision that allowed for
reductions to the minimum standards for lot size (to 4,031 s.f. for attached lots and 5,250 s.f. for detached
lots) and street frontage (to 4U feet for attached lots on straight-away streets and 28 feet for lots on
corners/cul-de-sacs, 5$ feet for detached lots on straight-away streets and 30 feet for lots on corners/cul-
de-sacs, lots sharing common driveways aren't required to have any street frontage).
The final plat shows one less building lot than was approved on the preliminary plat; howevex, staff has
no objection to this change as the applicant is not increasing the number of buildable lots from what was
previously approved. Open space was also increased slightly an the north side of Lots 38 and 40, Block
l5 and as a result, lot sizes decreased on these lots but still meet the minimum lot size requirements. The
Planning Director has approved this minor modification. Staff finds that the proposed final plat
substantially complies with the approved Preliminary Plat.
Staff recommends approval of Settlement Bridge Subdivision No. 5 with the comments and conditions
stated in this report.
SITE SPECIFIC REQUIREMENTS
1. Applicant is to meet all terms of the approved annexation (AZ-03-035), development agreement
(Inst. No. 104061807), preliminary plat (PP-03-041), and conditional use permit (CUP-03-065).
FP-06-023 Settlement Bridge Subs FP.doc PAGE 1
C1TY OF M$RIDIAN PLANNING AND PUBLIC WORKS DI~PARTMENTS STAFF REPORT
2. The applicant has indicated the pressurized irrigation system in this proposed development is to
be owned and operated as a private system. Since it is to be owned and operated by a
homeowner's association, plans will be reviewed and approved by the Public Works department
as a part of the construction plan approval.
3. 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, asingle-point connection to the
culinary water system shall be required. if a single-point connection is utilized, the developer
shall be responsible far 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-6B and 11-3A-7.
Temporary construction fencing to contain debris shall be installed around the perimeter of this
phase where permanent fencing is not proposed prior to release of building permits.
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. Sanitary sewer service to this site is being proposed via extension of mains in a previous phase.
The applicant shall install all sewer mains necessary to serve this development. 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. Water service to this site is being proposed via extension of mains in a previous phase. The
applicant will be responsible to construct all water mains necessary to serve 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.
8. Graphically depict a special setback on. Lots 15-18 Block 15. Building foundations may not be
constructed within 20 feet of the infiltration trenches. Those lots that front the infiltration
trenches must have a front setback sufficient to guarantee the DEQ mandated 20-feet.
9. Minimum house size for the attached dwellings shall be a minimum of 1,200 feet, exclusive of
garage.
10. Lot 39, Black 15, shall have signage designating it as a private street.
11. The private street drive aisle shall be posted as fire lanes with no parking allowed. In addition, the
curb shall be painted red.
12. The depicted swing gate on the emergency access shall be equipped with a Knox box Padlock
which has to be ordered through the Meridian Fire Department. It shall be signed no parking for
emergency access.
13. The private street within this development shall comply with all provisions of UDC 11-3F Private
Street Requirements. Prior to signature on the final plat the applicant shall provide
FP-06-023 Settlement Bridge Subs FP.doc PAGE 2
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
documentation of a binding contract that establishes the party or parties responsible for the repair
and maintenance of the private street, including regulations for the funding thereof.
14. A permanent public pedestrian easement shall be recorded, in favor of the City of Meridian, for
the North Slough pedestrian pathway prior to certificates of occupancy being issued for this
phase. The easement shall be sufficient width to cover the 10-foot wide pathway shown. The hard
surfaced pathway shall be constructed and fully improved prior to the issuance of the first
Certificate of Occupancy for any building within this phase of the subdivision.
Applicant shall work with the City Parks ,Dept. and conform to the Park's Dept. standards for
construction of the pathway. The Homeowner's Association is responsible for maintenance of all
landscaping adjacent to the pathway.
15. In the Legend on the face of the plat, please correct the note reference on the ACHD Storm Drain
Easement to reflect note # ] 0, instead of #9.
16. A License Agreement with ACHD will be required for all landscaping within the right-af--way of
E. McMillan Road.
17. Depict a 5-foot wide sidewalk easement on the plat in favor of ACRD within Lot 48, Block 15,
adjacent to E. McMillan Road.
18. Remove all buildings that do not meet setbacks established in the Unified Development Code,
prior to signature on the final plat by the City Engineer.
19. The landscape plan, prepared by The Land Group and dated 4/14/06, shall be revised as follows:
a. Include tree class in plant schedule.
b. Include detail (picture) of proposed fence.
c. Perimeter fencing shall be 6 feet in height per preliminary plat condition of approval #18.
d. Legend shows the existing & installed plants as the same symbol; revise symbol.
e. Calculations table meeting the criteria shown on the final plat landscape plan checklist.
f. A statement of how existing healthy trees proposed to be retained will be protected from
damage during construction.
g. Indicate which existing trees on-site will be retained or removed.
h. All woody shrubs shall be a minimum 2 gallon pot size.
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
the final plat by the City Engineer.
20. Revise or add the following note(s) on the face of the plat dated 4/11/06, prepared by Engineering
Northwest, LLC., prior to signature on the final plat by the City Engineer:
(11.) «... is prohibited u .len~ :~':,,.,ii. ,.i~,. oa t-.~, ~i,o n,~„ rte,. .,~., u;,.i,.. , r.;.,+..:,.+ ,..,a
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21. Complete the Certificate of Owners and accompanying acknowledgement.
22. Staffs failure to cite specific ordinance provisions or terms of the approved annexation,
development agreement, preliminary plat, or conditional use permit does not relieve the Applicant
of responsibility for compliance.
FP-06-023 Settlement fridge Subs FP.doc PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
GENERAL REQUIREMENTS
1. A11 irrigation ditches, laterals or canals, exclusive of natural waterways and the North Slough,
intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled
per UDC 11-3A-(. 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 tp the
Public Works Department. if lateral users association appraval 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 tees, 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 far
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-06-023 Settlement Bridge Subs FP,doc PAGE 4
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
13. 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-7A. 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 Settlement Bridge Subdivision No. 5 (FP-06-023) with
the above stated comments and conditions.
FP-06-023 Settlement Bridge Subs FP.doc PAGE S