HomeMy WebLinkAboutStaff Comments
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
FROM:
Sonya Watters, Assistant City Planner tS!w
Michael Cole, Development Services Coordinator (Y\ G
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STAFF REPORT:
Hearing Date: July 11, 2006
Transmittal Date: July 7, 2006
TO:
Mayor & City Council
SUBJECT:
Irvine Subdivision No.1
City Of Meridian
City Clerk Office
Request for Final Plat Approval of Irvine Subdivision No.1 Consisting of 62
Single-family Residential Building Lots and 3 Common/other Lots on 13.1 Acres
in an R-8 Zone by Dyver Development, LLC. (File# FP-06-029).
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 62 single-family
residential building lots and 3 common/other lots on 13.1 acres in an R-8 zone for the first phase of Irvine
Subdivision. The proposed gross density of this phase of the development is 4.95 dwelling units per acre.
The proposed net density is 6.65 dwelling units per acre.
Trvine Subdivision No. 1 is located east of Ten Mile Road, on the south side of Chinden Boulevard in the
W'l'1 of the NW \4 , TAN., R.1 W. This property has not been previously platted.
A condition of approval of the preliminary plat was that the applicant revise the plat to include a
minimum of 5% open space for the subdivision. The applicant has submitted a letter, dated July 7, 2006,
detailing that the required change has been made and the calculation for usable open space is now 5.2%.
The increase in open space will occur in a future phase(s) in the common lots (Lot 9, Block 3, Lot 9,
Block 4, and Lot 9, Block 5) along W. Seadrift Drive and the park area (Lot 5, Block 2).
The submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Irvine 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-05.038) and preliminary plat (PP-
05-037) for this subdivision.
2. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.
Temporary construction fcncing to contain debris shall be installed at the subdivision boundary
where permanent fencing is not proposed prior to release of building permits.
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
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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. Submit three full-sized and one reduced copy of the revised preliminary plat in compliance with
the minimum 5% open space required by UDC l1-3G prior to signature on the final plat by the
City Engineer.
5. The applicant shall provide a sandstone color, solid vinyl fence and slight berming (to prohibit
potential drainage infiltration) adjacent to the Stevenson property.
6. Revise or add the following note(s) on the face of the plat dated 6/13/06, prepared by Bailey
Engineering, Inc. and signed by Terry Peugh, prior to signature on the final plat by the City
Engineer:
(8.) Include instrument number.
(*.) Add note: "All front lZuruge setbacks shall be 20 feet as mcasurcd from the pro-pcrtv line
or the back of sidewalk. whichever is more restrictive."
7. The Landscape Plan, prepared by JensenBelts and Associates and dated 6/13/06, shall be revised
as follows:
a. Depict the solid fence detail shown as "vinyl".
b. Depict the berming adjacent to the Stevenson property referenced above in site specific
requirement #5.
c. Extend the perimeter fencing to the rear lot line of Lot 1, Block 3.
Submit three copies o.lthe 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. Ifthe 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 yearvround
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.
7. It appears to statf that the Stevenson property that borders the southwest comer of this property
may have had water delivery to it via a head gate off of the Simpson Lateral. Prior to
construction plan approval the applicant shall determine if the parcel in question has water rights
through the Irvine property. If they do have the rights, then the applicant shall be responsible to
comply with all State statutes and City regarding water delivery, included written documentation
of end user approval. If the end users approval can not be obtained alternate plans may be
approved by the City Engineer.
8. Graphically depict an 8.foot wide Public Utilities, Drainage and Irrigation easement in the
following locations. The extra width is necessary to protect a pressurized irrigation mains being
installed in this location.
a.) North boundary of Lot 1, Block 5.
b.) East boundary of Lot 13, Block 4.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
c.) East boundary of Lot 7, Block 2.
9. 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, 4, 7, and 8 Block 5.
b.) Lots 1-4, Block 3.
c.) Lots 6-9, Block 4.
d.) Lots 3-6 Block 2.
10. Sanitary sewer service to this development is proposed via extensions of mains Silverleaf
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 confonnance with the City's Master Sewer Plall. Thl: appli4,;anl 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
Silverleaf 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.
12. 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.
13_ No subdivision identification signs are approved with this application_ All proposed signs will
require approval of a separate sign permit.
14. 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-ll 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-ll, 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
l5. Staff's failure to citc spccific ordinance provisions, or terms of thc approved annexation or
preliminary plat does not relieve the applicant of responsibility for compliance.
GENERAL REQUIREMENTS
1. Per UDC ll-3A-6 all inigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being subdivided shall be covered. 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 prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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 tor building permits.
3_ A letter of credit or cash surety in the amount of llO% 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 lundscaping 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 lamls<.;ape
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.
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
padFl 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. 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 penllit 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
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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 Irvine Subdivision No. 1 (FP-06-029) with the above
stated comments and conditions.
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