HomeMy WebLinkAboutStaff Comments
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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Hearing Date: June 27,2006
Transmittal Date: June 22, 2006
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STAFF REPORT:
FROM:
Mayor & City Council
Sonya Watters, Assistant City Planner ,S!w
Michael Cole, Development Services Coordinator fY\ G
TO:
JUN 2 2 2006
SUBJECT:
Pisa Place Subdivision City Of Meridian
City Clerk Office
Request for Final Plat Approval of Pisa Place Subdivision Consisting of 16
Single-family Residential Building Lots and 2 Common/other Lots on 4.99 Acres
in an R-8 Zone by Briggs Engineering, Inc. (File# FP-06-026)
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 fmal plat approval of Pisa Place Subdivision
which consists of 16 single-family residential building lots (there is an existing residence on Lot 8, Block
1), and 2 common/other lots on 4.99 acres in an R-8 zone. The gross density for this subdivision is 3.21
dwelling units per acre. The net density is 3.86 dwelling units per acre.
Pis a Place Subdivision is a division of a previously un-platted parcel of land located in a portion of the
southeast 1/4 of the northeast ~ of section 30, T.3N, R.1E. The site is located on the west side of Locust
Grove Road, approximately 1h mile south of Victory.
A final plat for this project was previously approved on January 17, 2006. The original final plat changed
slightly from the approved preliminary plat. The right-of-way width of E. Pisa Court and S. Leaning
Tower Place was reduced from 64 feet to 52 feet, which reduced the frontage of Lots 8, 10, and 11, Block
1. The resulting street frontage of these lots still met the minimum requirements of Unified Development
Code (UDC) 1I-2A-3RI. The previously approved final plat substantially complied with the approved
preliminary plat.
After approval by City Council, Ada County Highway District disallowed the use of roadside swales as
the storm water retention system. Subsequently the applicant had to revise the storm drainage system to
include a storm retention pond. A new common area lot was added to accommodate the drainage pond,
which decreased the size of Lot 1. With removal of the roadside swales, the right-of-way width decreased
from 52 feet to 50 feet (matching the adjacent Chatsworth Subdivision), increasing the size oflots (except
Lot 1) within the subdivision.
Staff recommends approval of the afore-mentioned revisions to the Pisa Place Subdivision fmal plat with
the comments and conditions stated in this report.
SITE SPECIFIC REQUIREMENTS
1. Applicant is to meet all terms of the approved annexation (AZ-05-039) and preliminary plat (PP-
05-038).
FP-06-026 Pisa Place Sub FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
2. The applicant has indicated Nampa and Meridian Irrigation District will own the pressurized
irrigations system in this proposed development. Since it is to be owned and operated by an
Irrigation District then a license agreement shall be entered into prior to the scheduling of a pre-
construction meeting.
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, 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 final plat by the Meridian City Engineer.
4. 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 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 and water service to this site is being proposed from existing stubs in the
Chatsworth Development to the west. These mains are installed but not activated yet. The City
of Meridian does not guarantee service in the timelines outlined in the UDC.
7. 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.
8. 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.
9. Lots 9 and 11, Block 1 do not meet the 30-foot minimum street frontage requirement per UDC
11-2A-3. Either revise the plat to get the minimum frontage allowed by ordinance or revise the
plat to have the two lots share a common drive. If the lot lines are to be adjusted to have the
required 30-feet of frontage, as measured by the chord, the applicant shall be responsible to move
any water meters to ensure they comply with all City requirements on meter placement prior to
signature on the final plat.
10. The applicant shall be responsible for the payment of assessments and the actual hook up to
municipal services for the existing house.
11. Remove all buildings that do not meet setbacks or the zoning ordinance prior to signature on the
final plat by the City Engineer.
12. Prior to the signature of the fmal plat by the City Engineer, the applicant shall submit a recorded
cross access agreement with the property to the north if the driveway access to the existing home
on Lot 8, Block 1 of Pisa Place Subdivision is placed on Lot 11, Block 6 of Chatsworth
Subdivision.
FP-06-026 Pisa Place Sub FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
13. The landscape plan, prepared by The Land Group and dated 12/13/05, shall be revised as follows:
a. Include the tree class in the plant schedule for all trees shown.
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
the final plat by the City Engineer.
14. Revise or add the following note(s) on the face of the plat dated 5/9/06, prepared by Briggs
Engineering, Inc., prior to signature on the final plat by the City Engineer:
(11.) Revise to read: "... in compliance with Title 11 aM Title 12 ofthe Meridian G#;< Unified
Develovment Code 1:1Fl10sS etherwise ffieEli:tiea BY eSBditio:aal l::lse pennit CUP 03 05g
Whi.€Ifl allowed fur relil:1eeellot sizes, lot froBtages a:aa Hliniffil.'lffi h01:1se size."
(12.) " .. .is not allowed l:lfl.less speeifieally pe11'lHttea By .\CHD aRd tae City of Mocidian."
(13.) Include instrument number.
15. Complete the Certificate of Owners and accompanying acknowledgement.
16. Staff s failure to cite specific ordinance provisions or terms of the approved preliminary plat does
not relieve the Applicant of responsibility for compliance.
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 II-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.
FP-06-026 Pisa Place Sub FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAPP REPORT
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.
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 Il.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 fmal approval
without resubmission for preliminary plat approval per UDC Il-6B-7B.
STAFF RECOMMENDATION
Staff recommends approval of the fmal plat for Pisa Place Subdivision with the above stated comments
and conditions.
FP-06-026 Pisa Place Sub FP.doc
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