HomeMy WebLinkAbout11/30 Staff Comments
CITY OF
MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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Hearing Date: November 21,2006
Transmittal Date: November 16, 2006
STAFF REPORT:
FROM:
Kristy Vigil, Assistant City Planner '(.JI
Michael Cole, Development Services Coordinator (Y\ c.
TO:
Mayor and City Council
SUBJECT:
Gramercy Subdivision NO.1 Final Plat
City Of Meridian
City Clerk Office
Request for Final Plat Approval of Gramercy Subdivision No.1 Consisling of 50
Residential Building Lots, 32 Commercial Building Lots, 1 City Park Lot and 21
Common Lots on 62.01 Acres in R-15 and C-G Zones by Kenai Partners, LLC
(File# FP-06-048).
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, Kenai Partners, LLC, has applied for fmal plat approval of 50 residential building lots, 32
commercial building lots, 1 city park lot, and 21 common lots on 62.01 acres of land for Gramercy
Subdivision No. 1. The current zoning designations for the proposed subdivision are R-15 (Medium
High-Density Residential) and C-G (General Retail and Service Commercial). The residential density of
this phase is to be determined in the future, as there are four multi-family lots being platted. The applicant
will be required to submit a conditional use permit application, or an additional plat for approval on Lots
9 and 26 Block 3, Lot 1 Bock 4, and Lot 1 Block 5, the lots that are anticipated to contain multi-family
dwellings.
Gramercy Subdivision No.1 is on the south side of East Overland Road, west of South Eagle Road in the
NE ~ ofT. 3N., R.lE., Section 20. This property has not been previously platted.
The City Council approved the preliminary plat for this site as Kenai Subdivision on July 18, 2006.
Gramercy Subdivision No. 1 substantially complies with the approved Kenai preliminary plat.
The applicant has applied for alternative compliance regarding the required 10-foot landscape buffers
along S. Wells Avenue, E. Gala Court, E. Blut: Horizon Drive, and E. Goldstone Street (See Site Specific
Condition #3 below). The applicant is requesting to reduce said landscape buffers from 10-feet wide to 8-
feet wide, exclusive of a 5-foot sidewalk adjacent to the buffer. Also, the applicant has requested a portion
(approximately 730 feet south of Overland Road) ofthe required 10-foot wide landscape buffer along S.
W ells Avenue be waived in lieu of the proposed hardscape design that includes planters, enhanced
paving, and pedestrian furnishings (benches, lights, etc.). Staff has reviewed the applicanl's alLt:malt:
compliance request and will be issuing an approval letter on December 1, 2006.
The Parks Department has indicated that the shelter in the Kiwanis Meridian Park located near the pond
should be relocated to the other side of the sidewalk and closer to the playground area. Staff has included
this as a condition below.
Staff recommends approval of Gramercv Subdivision No. 1 with the comments and conditions stated in
this report.
FP-06-048 Gramercy Subdivision No. 1 (preliminary platted as Kenai Sub) FP .doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved preliminary plat (PP-06-0l9) and development
agreement (Inst. No. 106141056).
2. Prior to any construction on Lots 9 and 26, Block 3; Lot 1, Bock 4; and Lot 1 Block 5, the
applicant shall submit a conditional use permit application (for multi-family), or an additional plat
for approval (for single-family, duplexes and/or townhomes).
3. The landscape buffers along S. Wells Avenue, E. Gala Court, E. Blue Horizon Drive, and E.
Goldstone Street shall be a minimum of 10 feet wide, measured from the back of curb to any
impervious surface or building on the adjacent buildable lot.
4. The applicant has indicated that the pressurized irrigation system in this development is to be
owned and operated by the Nampa and Meridian Irrigation District. Therefore a letter of plan
approval shall be submitted prior to scheduling of a pre-construction meeting.
5. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a single-point connection to the potable water system 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.
6. Per UDC 11-3B-6-E, all pressurized irrigation pump stations shall be installed on their own lot.
The applicant shall revise the plat so that the pump station being proposed on this development is
on its own lot.
7. 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. Perimeter fencing shall be installed prior to release of
building permits for this subdivision.
8. Sanitary sewer service to this development is being proposed via extension of mains in Overland
Road. The applicant shall install all mains necessary to provide service; applicant shall coordinate
main size and routing with the Public Works Department, and cxccutc 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 confonnance of City of Meridian Public Works Departments Standard
Specifications.
9. Water service to this site is being proposed via extension of mains in Overland Road, E. Gala
Street and E. Blue Horizon Drive. The applicant shall be responsible to install water mains to and
through this development, coordinate main size and routing with Public Works. Applicant shall
execute City of Meridian standard forms of easements, for any mains that are required to provide
service.
10. The applicant shall be required to install a lO-inch water main down S. Kenai Way and the
outennost loop road around the residential portion of this development
11. 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.
FP-06-048 GramercySubdivision No.1 (preliminary platted as Kenai Sub) FP.doc
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CITY OF MERIDIAN P LANNING AND PUBLIC WORKS DEP AR TMENTS STAFF REPORT
12. Call out and dimension all easements on the face ofthe plat.
13_ All common driveways shall be constructed in accordance with UDC ll-6C-3D, and bc pavcd 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 for fire vehicles and equipment. All properties that abut a Common
driveway shall take access from the driveway. Depict the building setbacks, and orientation of the
lots and structures for all lots sharing driveways, on the face of the fmal plat. File a perpetual
ingress/egress easement for all lots that share a driveway. The applicant may record an easeIllt:ul
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 on the face of the plat.
14. If any of the lots that are sharing tht: common driveways in Block 3 are to contain attached
structures, then do not dedicate easements on those lot lines which are being spanned. Include in
the legend, a symbol that will denote which lot lines will not have the standard easements
dedicated due to the fact that these lot lines will be spanned by attached structures.
15. The applicant shall submit final street name approval from the Ada County Street Name
Committee.
16. Revise or add the following plat notes on the face of the plat prepared by Engineering Solutions,
and dated 10/19/06:
11.) Revise to read, "The private driveways shown on this plat are for cross access and
ingress/egress. The driveways are covered by easements for Public Utilities, irrigation and
Meridian City Sanitary Sewer and Water."
*.) Add a note, "This plat is subject to a development agreement recorded as instrument number
106141056 of Ada County Records."
*.) Add a note, "Other than the points of access approved by ACHD, direct lot access to Overland
Road is prohibited."
17. The landscape plan, prepared by The Land Group and dated 10/18/06, shall be revised as follows:
a. The landscape buffer adjacent to Overland Road does not meet the required 25 feet from
the propcrty linc in all areas, rcvisc accordingly;
b. Depict the required lO-foot wide landscape buffer with landscaping along the north side
of E. Goldstone Street;
c. Depict the 10-foot multi-use pathway along the north side of E. Goldstone Street to the
west property line;
d. Depict the required fencing along Lot 39, Block 3 (see UDC ll-3A-7A7a);
e. Include fencing details (i.e. construction materials & picture/sketch) for the required
fencing along Lot 39, Block 3 per UDC 11-3A-7 A 7b;
f. Class III trees are prohibited adjacent to micro pathways. Revise the landscaping on Lot
39, Block 3 accordingly.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on the final plat by the City Engineer.
18. The landscape plan for the Kiwanis Meridian Park, prepared by Pinnacle Engineers, Inc., and
dated 03/24/03, shall be revised as follows:
a. Include fencing details (i.e. construction materials & picture/sketch) for the fencing along
the north side of the Ridenbaugh CanaL
FP-06-048 Gramercy Subdivision No.1 (preliminary platted as Kenai Sub) FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
b. Relocate the shelter located near the pond to the other side of the sidewalk and closer to
the playground area
19. 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 ll-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.
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 ll-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. 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.
3. 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.
4. A written certificate of completion shall be prepared by the landscape architect, landscl'lpe
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.
5. 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.
6. 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.
7. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
8. Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
FP-06-048 Gramercy Subdivision No.1 (preliminary platted as Kenai Sub) FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
9. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
10. 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.
11. Approval of the preliminary plat shall become null and void if the applicant fails to record the
[mal plat within two years of the approval of the preliminary plat per UDC ll-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 [mal approval
without resubmission for preliminary plat approval per UDC ll-6B-7B.
STAFF RECOMMENDATION
Staff recommends aooroval of the final plat for Gramercv Subdivision No. 1 (FP-06-048) with the above
stated comments and conditions.
FP-06.048 Gramercy Subdivision NO.1 (preliminary platted as Kenai Sub) FP.doc
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