HomeMy WebLinkAboutStaff Comments Cardigan Bay FP
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: September 12, 2006
Transmittal Date: August 24, 2006
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TO:
Mayor and City Council
FROM:
Sonya Watters, Assistant City Planner ~
Michael Cole, Development Services Coordinator (Y\ c.
SUBJECT:
Cardigan Bay Subdivision
Request for Final Plat Approval of 28 Single~Family Residential Lots and 3
Common/other Lots on 11.5 Acres in the R-2 and R-4 Zoning Districts, by
Engineering Solutions, LLP (File No. FP-06-040).
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, Engineering Solutions, LLP, has requested final plat approval of 28 single-family
residential building lots and 3 common/other lots on 11.5 acres in the R-2 and R-4 zoning districts for
Cardigan Bay Subdivision. The gross density of this subdivision is 2043 dwelling units per acre. The net
density is 2.66 dwelling units per acre.
Cardigan Bay Subdivision is located at 5450 and 5500 Larkwood Place, approximately Yz mile north of E.
McMillan Road and ~ mile west ofN. Locust Grove Road, in the SE ~ of Section 30, TAN., R.lE.
Staff finds that the proposed final plat is consistent with the approved preliminary plat.
Staff recommends approval of Cardigan Bay 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-06-01O) and preliminary plat (PP-
06-008) for this subdivision.
2. All fencing installed on the site must be in compliance with UDC 11- 3A-6 and ll-3A-7. Fencing
along the perimeter of the subdivision shall be installed prior to release of building permits for
this subdivision.
3. The temporary turn-around easement appears as if it is being dedicated via the platting process.
To aid in vacating of this easement, staff recommends that this easement be dedicated via a
separate document with the instrument number of the document being shown on the face of the
plat.
4. The existing houses shall be required to connect to City sewer and water. The applicant shall be
responsible for the payment of assessments prior to signature on the final plat, and the actual
physical connection to the services prior to Certificates of Occupancy being released.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
5. 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.
6. 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.
7. The bearings for the exterior boundary of this subdivision do not appear to match the bearings of
record for Larkwood Subdivision. The applicant shall include the bearings of record in
parenthesis on the face of the plat.
8. Lots 13-18, Block 3 shall meet the dimensional standards of the R-2 zoning district. Lots 1-7 and
9-12, Block 3 and Lots 1-7 and 9-12, Block I shall meet the dimensional standards of the R-4
zoning district as currently depicted on the plat.
9. No street parking shall be allowed along Lot 8, Block 1 and Lot 8, Block 3, adjacent to the
landscape island. The street shall be signed as "No Parking" per the Meridian Fire Departments
comments approved with the preliminary plat.
10. The applicant has indicated that the pressurized irrigation system within this development will be
owned and maintained by the Homeowner's Association, and also that it will connect to the
pressurized irrigation system to the south, which is a Settlers system. Prior to plan approval the
applicant shall clarify who is operating the system. If it is to be a private system then plans will
be reviewed by the Public Works Department during the plan review process, and a Draft
Operations and Maintenance Manual shall be submitted prior to plan approval, with a final being
submitted prior to signature on the plat. If it is to be owned by an Irrigation District a letter of
plan approval from Settlers Irrigation District shall be submitted prior to scheduling of a pre-
construction meeting.
11. 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.
12. The applicant shall install sewer and water mains to and through this proposed development. The
applicant shall coordinate main size and routing with the Public Works Department, and execute
standard forms of easements for any mains that are required to provide service. Minimum cover
over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than
alternate materials shall be used in conformance of City of Meridian Public Works Departments
Standard Specifications.
13. Per preliminary plat condition 2.3, this development shall have two water main connections prior
to occupancy.
14. The applicant shall be required to install sewer and water mains along their full frontage of N.
Larkwood Place.
15. No subdivision identification signs are approved with this application. All proposed signs will
require approval of a separate sign permit.
16. 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-
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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-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
17. Revise or add the following note(s) on the face of the plat prepared by Idaho Survey Group,
stamped on 8/1/06 by D. Terry Peugh, prior to signature of the final plat by the City Engineer:
(10.) Replace note: "Fencing: adiacent to Lot 8. Block I and Lots 8. Block 3 shall be in
compliance with the Fencing: Standards of the City of Meridian in effect at the time of
issuance of the fence perrnit."
18. The landscape plan, prepared by Harvest Design and dated 8/4/06 shall be revised as follows:
a. Fencing adjacent to Lot 8, Block 3 and Lot 8, Block I (the common area lots) shall not
exceed 4 feet in height if constructed of a closed vision material or 6 feet in height if
constructed of an open vision material; revise plan accordingly.
b. Include the tree class in the Plant Material Legend.
c. The pathway on Lot 8, Block 3 is called out as being a 5-foot wide pathway. It scales out
at 14-foot wide; revise plan to reflect the correct width.
19. Complete the Certificate of Owners and the accompanying acknowledgement.
20. 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
1. 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.
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.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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 [mal plat.
7. 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.
8. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
9. Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
10. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
II. 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 11-6B-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 final approval
without resubmission for preliminary plat approval per UDC 11-6B-7B.
STAFF RECOMMENDATION
Staff recommends approval of the [mal plat for Cardigan Bay Subdivision (FP-06-040) with the above
stated comments and conditions.
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