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HomeMy WebLinkAboutStaff Comments Revised 7.25.06 STAFF REPORT: Hearing Date: July 25, 2006 Transmittal Date: July 25, 2006 TO: Mayor & City Council FROM: Sonya Watters, Assistant City Planner Michael Cole, Development Services Coordinator SUBJECT: Madelynn Estates Subdivision (fka Basin Creek Subdivision) - REVISED Request for Final Plat Approval of Madelynn Estates Subdivision Consisting of 88 Single-family Residential Building Lots and 9 Common/other Lots on 29.7 Acres in an R-4 Zone by Pacific Landmark Development (File# FP-06-030). 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, Pacific Landmark Development, has applied for final plat approval of 88 single-family residential building lots and 9 common/other lots on 29.7 acres in an R-4 zone for Madelynn Estates Subdivision, which received preliminary plat approval under the name of Basin Creek Subdivision. The proposed gross density of this phase of the development is 2.96 dwelling units per acre. The proposed net density is 4.13 dwelling units per acre. Madelynn Estates Subdivision is located west of Locust Grove Road, approximately ½ mile south of Chinden Boulevard in the NE ¼ of Section 30, T.4N., R.1E. This property has not been previously platted. The applicant is providing 3.4 acres of open space including a neighborhood park with a picnic shelter and basketball courts, and a pedestrian pathway as amenities for the subdivision. There were several changes made to the final plat from the approved preliminary plat concerning open space. Three common lots in the form of landscaped roundabouts (Lot 1, Block 13; Lot 1, Block 6; and Lot 1, Block 10) were added to the final plat at the south end of N. Morpheus Way, and the east ends of E. Yucca Canyon Ct. and E. San Pedro Ct.; the two landscape islands on N. Sun Shimmer Ave. shown on the preliminary plat were reduced in size; Lot 1, Block 8 was slightly decreased in size; and Lot 1, Block 4 was increased in size. The overall open space increased from 146,447 square feet on the preliminary plat to 147,430.66 square feet on the final plat. Since the overall open space increased from what was originally approved, Staff has no concerns with the proposed changes and the submitted final plat still substantially complies with the approved preliminary plat. Staff recommends approval of Madelynn Estates Subdivision with the comments and conditions stated in this report. SITE SPECIFIC COMMENTS Applicant is to meet all terms of the approved annexation (AZ-06-011) and preliminary plat (PP-06-009) for this subdivision. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7. Perimeter fencing to contain debris shall be installed at the subdivision boundary prior to release of building permits for this subdivision. Remove any structures spanning lot lines or not meeting the dimensional standards of the UDC prior to signature on the final plat by the City Engineer. No on-street parking shall be allowed along E. Halpin Street from N. Locust Grove Road west to the intersection with N. Starry Night Avenue. The street shall be signed as “No Parking” per the Meridian Fire Department’s comments. All existing houses that will be retained on site shall be required to connect to City services. The applicant shall be responsible for the payment of assessments and the actual physical connection to City services for these houses. Prior to signature on the final plat by the City Engineer, the applicant shall submit documentation showing that the Idaho Power Easement shown on the preliminary plat has been vacated. The “Real Point of Beginning” shown on the face of the plat does not match the location called out in the “Certificate of Owners”. The applicant shall make any changes necessary to ensure that the face of the plat and the “Certificate of Owners” are both accurate and consistent. Revise the Domestic Water Service Origin Statement on the signature page to reference the City of Meridian instead of United Water. No manholes or water valves shall be allowed to be placed in the landscape islands. If sewer or water mains are to be routed underneath them, then no trees will be allowed in the islands. The applicant shall coordinate with the Planning Department to meet this condition while still complying with all City Ordinance regarding landscaping. A permanent public pedestrian easement shall be recorded, in favor of the City of Meridian, for the pedestrian pathway within this subdivision. 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 subdivision. Applicant shall work with the City Parks Department and conform to the Parks Department standards for construction of the pathway. The Homeowner’s Association is responsible for maintenance of all landscaping adjacent to the pathway. Prior to signature on the final plat by the City Engineer the applicant shall submit documentation (i.e. License Agreement) from Settler’s Irrigation District, that the portion of lots encumbered by Settler’s easement remains “usable” by the lot owners. Meaning that the property owners can fence back to their property line and not just the easement line. If this is not the case, then the plat shall be revised to include the “unusable” portion of the lots into a common lot. The applicant shall be responsible to ensure that all revised lots meet the minimum dimensional standards in the UDC for the R-4 zone. 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 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. Revise or add the following note(s) on the face of the plat dated 7/18/06 (notes & signature sheet dated 5/17/06), prepared by WRG Design, Inc. and signed by, Michael S. Byrns, prior to signature on the final plat by the City Engineer: (4.) “. . . is prohibited unless specifically allowed in writing by the Ada County Highway District and the City of Meridian. (11.) Delete note. (*.) Add a note, “Fencing on Lots 12, 14, 15, & 16, Block 5 adjacent to the micro pathway on Lot 13, Block 5; Lots 14 & 16, Block 1 adjacent to the micro pathway on Lot 15, Block 1; Lots 2, 4, 5, 6, & 7, Block 8 adjacent to the open space and micro pathway on Lot 1, Block 8; and Lots 2-7 and 8-13, Block 4 adjacent to the open space on Lot 1, Block 4, shall be in compliance with the most recently approved fencing standards of the City of Meridian.” (*.) Add a note, “Individual lot owners are responsible for maintenance of any irrigation/drainage pipe or ditch crossing their lot unless such responsibility is assumed by an irrigation district or association.” (*.) Add a note, “Bottom elevation of structural footings shall be set a minimum of 12 inches above the highest established normal ground water elevation.” The Landscape Plan, prepared by WRG Design, Inc., and dated 5/15/06, shall be revised as follows: Woody shrubs are required to be two gallon pot size minimum per UDC 11-3B-5; revise plant schedule accordingly. Include fencing details of all proposed fencing (picture, height, construction materials, etc.). Submit three copies of the revised landscape plan to the Planning Department prior to signature on the final plat by the City Engineer. The applicant has indicated that the Settlers Irrigation District will own and maintain the pressure irrigation system within this development. If the 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. 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. 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. a.) East boundary of Lot 20, Block 1. b.) West boundary of Lot 5, Block 4. c.) North boundary of Lots 8-13, Block 4. d.) North boundary of Lots 13-17, Block 3. e.) South boundary of Lots 2-6, Block 1. Sanitary sewer service to this development is proposed via extensions of mains Saguaro Canyon 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 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. Water service to this proposed development is being proposed via extensions of mains in Saguaro Canyon Subdivision, Arcadia Subdivision, Locust Grove, and future mains planned in Cardigan Bay 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. 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. No subdivision identification signs are approved with this application. All proposed signs will require approval of a separate sign permit. Revise the Key Map on Sheet 4 of the final plat to reflect the revisions made to the plat dated 7/18/06. 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 Staff’s failure to cite specific ordinance provisions, or terms of the approved annexation or preliminary plat does not relieve the applicant of responsibility for compliance. GENERAL REQUIREMENTS 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 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. 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. 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 948. Wells may be used for non-domestic purposes such as landscape irrigation. 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. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 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. 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. 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 Madelynn Estates Subdivision (FP-06-030) with the above stated comments and conditions.