HomeMy WebLinkAboutStaff CommentsCITY OF MERIDIAN PLANNING ANU PUBLIC WORKS DEPARTMENTS STAFF REPORT
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STAFF REPORT: Hearing Date: July 11, 2006 ~ '- .
Transmittal Date: July l 3, 2006 ~~ ~~~~"~- ~` ~" °~'
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-- __ _TO: Mayor and City Council «., ~`
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FROM: ----__- Kristy Vigil, Assistant City Planner ~`-" "~''
`- --- Michael Cole, Development Services Coordinator ~ [-
SUBJECT: ~~Sfi~~ Estates Subdivision
- Request for Final Plat Approval of Sharp Estates Subdivision Consisting of 23
_ - ---~ ~ Single-Family Residential Building Lots and 2 Common Area Lots on 5.11 Acres
in an R-8 Zone by Sharper Investments, LLC (File# FP-06-031).
We have reviewed this submittal and offer the following comments and conditions of the applicant.
- -- ~--___~_.-_ -These conditions shall be considered in full, unless expressly rnodiEed or deleted by motion of the
Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Sharper Investments, LLC, has applied for final plat approval of 23 single-family
residential building lots and 2 common area lots on 5.11 acres of land for Sharp Estates Subdivision. The
zoning designation for the proposed subdivision is R-8 (Medium Density Residential). The gross density
of the proposed subdivision is 4.5 dwelling units per acre; the net density is 5.75 dwelling units per acre.
Sharp Estates Subdivision is located on Wingate Lane south. of Challis Street (South of Ustick Road azxd
west of Eagle Road in the NW '/a of T. 3N., R. lE., Section 5. This property has not been previously
platted.
The submitted fmal plat substantially complies with the approved preliminary plat for this subdivision.
Staff recommends approval of Sharp Estates Subdivision with the comments and conditions stated in this
report.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved annexation (AZ-OS-062), development agreement
(Inst. #106096028), and preliminary plat (PP-OS-062) for this subdivisiou.
2. The applicant has indicated that the Nampa and Meridian Irrigation District will own and
maintain the pressure irrigation system within this development. Therefore, a letter of plan
approval shall be submitted prior to scheduling of apre-construction meeting.
3. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a single-point connection is used, 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
FP-06-031 Sharp Estates Subdivision FP.doc PAGE 1
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
where permanent fencing does not exist. Perimeter fencing shall be installed prior to release of
building permits for this subdivision.
5. Sanitary sewer and water service to this site is being proposed via extensions of existing mains in
surrounding development. Applicant will be responsible to construct the sewer and water mains
to and through this proposed development. Subdivision designer to coordinate main sizizxg and
routing with the Public Works Department. Applicant shall execute City of Meridian standard
forms of easements, £or any mains that are required to provide service.
6. The applicant shall upgrade the water main in N. Devlin Avenue to 10-inch to match the installed
10-inch on the northern and southern boundaries of this project.
7. The applicant shall dedicate a City of Meridian water easement along the common driveway
sufficient in size to cover the water service being proposed.
8. Any water meters located in a common driveway shall be constructed of upgraded materials per
City of Meridian Standard Specifications, Drawing 7.08 note 3.
9. Prior to signature on the final plat, remove all existing structures that do not meet the applicable
setback and zoning regulations.
10. 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.
11. All common driveways shall be constructed in accordance with UDC 11-6C-3D, and be paved a
minimum of 20-feet wide with a surface capable of supporting 75,000 lbs. with a turning radius
of 28' inside and 48' outside fox fire vehicles and equipment. All properties that abut a common
driveway shall take access from the driveway.
12. Depict the building setbacks, and orientation of the lots and structures for all lots sharizxg
driveways, on the face of the final plat. File a perpetual ingress/egress easement for all lots that
share a driveway. The applicant may record an easement and include the instrument number on
the face of the plat prior to signature of the City Engineer, OR dedicate said easements via the
plat. Graphically depict the common driveway easements for each applicable lot an the face of
the plat.
13. Frior to signature of the fmal plat by the City Engineer, the applicant shall submit a copy of a
recorded document, a release of dominant parcel interest, far the interest that this parcel has in
Wingate Lane (coordinate the drafting of this document with the City's Legal Department.)
k'urther, the applicant shall either depict the existing Wingate Lane easement on the face of the
final plat, OR terminate/vacate the private road agreement.
14. Please include the bearings of record on the face of the plat.
15. Graphically depict the Nampa and Meridian Irrigation easement located on Lot 9, Block 1 and
Lot 16, Block 2 on the face of the plat.
16. Graphically depict a special setback from the right-of--way in the following locations. The
setback is needed to comply with Department of Environmental Qualities Best Management
Practices regarding separation between a seepage bed and building foundation.
a) Northern boundary of Lots 12-14, Block 2.
b) Northern boundary of Lots 7, 8 Block 1.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
17. Revise or add the following note(s) on the face of the plat prepared by Treasure Valley Engineers,
Inc., stamped on 06/02/06 by Robert G. Hinkley, prior to signature of the final plat by the City
Engineer:
3.) Revise to read, "...public utilities draina a and irri ation easement."
4.) Revise to read, "...public utilities, drainage, and irri ag tion easezxient."
*.) Add note, "Lots 1-8, Block 2 are subject to height restrictions as detailed in the
Development Agreement, instrument number 106096028.
*.) Add note, "Bottom elevation of structural footings shall be set a minimum of 12-inches
above the highest established normal ground water elevation."
*.) Add note, "Individual lot owners are responsible for maintenance of any
irrigation drainage pipe crossing their lot unless such maintenance is assumed by an
irrigation/drainage entity."
18. The landscape plan, prepared by Jensen Belts and dated 06/01/06 shall be revised as follows:
a. Include mitigation details in accordance with UDC 11-3B-10 for all existing trees on the
property. Coordinate mitigation/protection plan with the City Arborist.
b. Include a calculations table per the requirements specified in the final plat landscape plan
submittal checklist.
c. Include tree class information in the plant schedule.
d. Include fencing details for the 6-foot high solid fencing along the north, east, and west
property lines.
e. Fencing along Lot 9, Block 1 and Lot 16, Block 2 shall be restricted to either 4-foot solid
or 6-foot open vision; include fencing details for the fencing along Lot 9, Block 1 and Lot
16, Block 2.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on the final plat by the City Engineer.
19. Please 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.
20. 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-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 ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
21. Complete the Certificate of Owners and the accompanying acknowledgement.
22. Staff s failure to cite specific ordinance provisions or conditions of the preliminary plat does not
relieve the Applicant of responsibility for compliance.
GENERAL REQUIREMENTS
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Per UDC 11-3A-6 all irrigation 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.
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 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.
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.
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.
Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backf`ill, where footing would sit atop fill material.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Carps of Engineers.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
maybe required by the Environmental Protection Agency.
10. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
11. 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.
12. 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 11-5B-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
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Staff recommends approval of the final plat for Sharp Estates Subdivision (FP-06-031) With the above
stated comments and conditions.
FP-06-03I Sharp Estates Subdivision FP.doc PAGE 5