HomeMy WebLinkAboutStaff CommentsCITY OF MERIDIAN PLANNING AND PIJBLIC WQRKS DEPARTMENTS STAFF REPORT
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STAFF REPORT: Hearing Date: May 23, 2006 1
Transmittal Date: May 15; 2006 ,~°~""~~~~' ° ~°
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TO: Mayor & City Council ~~^~ ~ r~
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FROM: Sonya Wafters, Assistant City Planner ~ ~-
Michael Cole, Development Services Coordinator ~ G MAY ~ g Zn~~
GlTY OF MERIDIAN
SUBJECT: Settlement Bridge Subdivision No. 5 C 1~1~Y C L-E R K O FF I C F
Request for Final Plat Approval of Settlement Bridge Subdivision No. 5
Consisting of 31 Single-family Residential Building Lots and 5 Cammon/other
Lots on 9.02 Acres in an R-$ Zone by Capital Development, Inc (FiZe# 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 '/4 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 40 feet for attached lots on straight-away streets and 2$ feet for lots on
corners/cul-de-sacs, 58 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; however, 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 on the north side of Lots 38 and 40, Block
15 and as a result, lot sizes decreased on these lots but still meet the minirnurn 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
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
CITY OF MIrRIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS 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 for 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 11-3Aw7.
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 extensian 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, Block 15, shall have signage designating it as a private street.
11. The private street on Lot 39, Block 15 shall be constructed as a 29-foot wide street section
measured from back of curb to back of curb.
12. The private street drive aisle shall be posted as fire lanes with no parking allowed. In addition, the
curb shall be painted red.
13. The depicted swing gate on the emergency access shall be equipped with a K.x~.OX box Padlock
which has to be ordered through the Meridian Fire Department. It shall be signed na parking for
emergency access.
FP-06-023 Settlement Bridge 5ub5 FP.doc PAGE 2
CITY QF MERIbIAN PLANNING ANp PUBLIC WORKS DEPARTMENTS STAFF REPORT
14. 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
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.
15. A permanent public pedestrian easement shall be recorded, in favor of the City of Meridian, for
the North Slough pedestrian pathway priar to certificates of occupancy being issued far 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 rnairatenance of all
landscaping adjacent to the pathway.
16. In the Legend on the face of the plat, please correct the note reference on the ACHD Storm Drain
Easement to reflect note #10, instead of #9.
17. A License Agreement with ACHD will be required for all landscaping within the right-of--way of
E. McMillan Road.
18. Depict a 5-foot wide sidewalk easement on the plat in favor of ACRD within Lot 48, Block 15,
adjacent to E. McMillan Road.
19. 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.
20. 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 PZanning Department prior to signature on
the,fnad plat by the City Engineer.
21. Revise or add the following note(s) on the face of the plat dated 4/11/06, prepared by Engineering
Northwest, LLC., priar to signature on the final plat by the City Engineer:
(11.) "... is prohibited
22. Complete the Certificate of Owners and accompanying acknowledgement.
23. 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 Bridge Subs FP.doc PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPQRT
GENERAL REQUIREMENTS
All 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-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.
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 fmal 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.
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 imgation.
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 maybe required by the Army Corps of Engineers.
10. Applicant shall be responsible for application and compliance with and NPDES Permitting that
maybe 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 pF MERIDIAN PLANNING AND PUBLIC WpRKS DEPARTMENTS STAFF REPpRT
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, maybe 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
tk~e above stated comments and conditions.
FP-06-023 Settlement Bridge Subs FP.doc PAGE 5