HomeMy WebLinkAboutStaff Comments
CITY OF MERiDIAN PLANNING AND PUBLIC
STAFF REPORT:
Hearing Date: January 9,2007
Transmittal Date: January 4, 2007
WORKS DEPARTMENTS STAFF REPORT
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.,\~y N O~ 2006
TO:
Mayor and City Council
FROM:
Kristy Vigil, Assistant City Planner 'fJ/
Michael Cole, Development Services Coordinator (Y\ C,
City Of Meridian
City Clerk Office
SUBJECT:
Bellingham Park Subdivision No.3 Final Plat
Request for Final Plat Approval of Bellingham Park Subdivision No. 3
Consisting of 38 Single-Family Residential Building Lots and 5 Common Lots
on 7.76 Acres in an R-8 Zone by Bellingham Park, LLC. (File# FP-06-052).
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, Bellingham Park, LLC, has applied for final plat approval of 38 single-family residential
building lots and 5 common lots on 7.76 acres of land for Bellingham Park Subdivision No.3. The
current zoning designation for the proposed subdivision is R-8 (Medium-Density Residential). The gross
density of the proposed subdivision is 7047 dwelling units per acre and the net density is 5 Al dwelling
units per acre.
Bellingham Park Subdivision No.3 is located on South Locust Grove Road and south of Victory Road in
the SW 1/4 ofT. 3N., R.IE., Section 29. This property has not been previously platted.
A Conditional Use Permit for a Planned Development was approved for this subdivision that allowed for
reductions to the minimum requirements for street frontage (from 65 feet to 36 feet on non cul-de-sac
lots) and lot size (from 6,500 s.f. to 4,140 sJ.).
The City Council approved the preliminary plat for Bellingham Park Subdivision on July 26, 2005 and
the submitted fmal plat substantially complies with the approved preliminary plat.
Staff recommends approval of Bellingham Park Subdivision No.3 with the comments and
conditions stated in this report.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved annexation (AZ-05-007), preliminary plat (PP-05-
009), conditional use permit (CUP-05-008) and development agreement (lust. No. 105134292).
2. The applicant has indicated that Nampa and Meridian Irrigation District will own and operate the
required pressurized irrigation system in this development. Therefore a letter of plan approval
from NMID shall be submitted prior to scheduling of a pre-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 to the potable water system is used, the developer
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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 1l.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.
5. The applicant shall be responsible to construct the sewer and water mains to and through this
proposed development. Subdivision designer to coordinate main sizing and routing with the
Public Works Department. Applicant shall execute City of Meridian standard forms of easements,
for any mains that are required to provide service. Minimum cover over sewer mains is three-feet.
If there is less than three feet from top of pipe to sub-grade then upgraded pipe materials shall be
used per City of Meridian Standard Specifications.
6. The street frontage for Lot 40, Block 1 shall be widened to a width of 20.feet. The extra width is
needed for the Public Work's requirement of a 20.feet easement over sewer mains.
7. Graphically depict on the face of the plat the 20.foot wide sewer easement over Lot 40, Block 1,
or record a separate document using the City of Meridian's standard forms.
8. No manholes or water valves shall be allowed within landscape islands.
9. Complete the book and page numbers in the Certificate of Owners.
10. This property has a Development Agreement that states, "That development of Phases III and IV
shall not commence until FEMA approves the proposed Letter of Map Revision and the flood
designation has been revised for Ten-Mile Creek. If the flood plain and floodway boundaries
presented with this application are not approved by FEMA, the applicant shall have two options:
1) remove any lots within the FEMA-approved floodplain boundaries or 2) resubmit for
preliminary plat approval of Phases II and lil." Therefore, the City will not issue building
permits on this phase until the FEMA-approved LOMAR is submitted to Public Works.
11. If the bridge crossing of the Ten Mile Creek is to be done on this phase a "No Rise Analysis"
shall be submitted to Public Works prior to plan approval.
12. 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.
13. 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.
14. At the City Council preliminary plat hearing for this project the applicant testified that all
buildings in this development would use slab-on-grade construction. Slab-on-grade construction
shall be utilized in conjunction with typical footings, and builders of each lot shall comply with
all recommendations contained in the applicant's Geotechnical Engineering Report (dated
6/10/04) prepared by Michael G. Woodworth, P.E., of Materials Testing & Inspection, Inc.
regarding slab on grade construction. The builder of each lot shall provide fill material gradation
certification and a minimum of one compaction testing report per 500 square feet of first floor
area (induding garage) and provide such reports to the Meridian Building Department prior to
commencement of any framing.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
15. A covenant shall be recorded for each lot within Bellingham Park Subdivision stating that the
owner of the lot shall be responsible for maintenance of the drainage swale located on ACHD
right.of~way fronting on the lot.
16. A permanent public pedestrian easement shall be created for the lots that contain the multi-use
pathway, and recorded prior to issuance of any building permits within the subdivision. The
easement and/or right-of-way shall be sufficient width to cover the lO-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 phase of the subdivision. Applicant
shall work with the City Parks Dept. and conform to the Park's Dept. standards for construction
of the pathway. The Homeowner's Association is responsible for maintenance of all landscaping
adjacent to the pathway.
17. Revise or add the following plat notes on the face of the plat prepared by Bailey Engineering,
Inc., and dated 01/20/06:
7.) Include instrument number.
18. The landscape plan, prepared by The Land Group, Inc., and dated 02/13/06, shall be revised as
follows:
a. Depict and construct a micropath on Lot 40, Block 1;
b. Relocate two of the trees proposed on the north side of E. Wrightwood Drive, currently
within the right-of-way, to be within Lot 39, Block 1 - the other trees shall be installed in
the right-of-way, if allowed by ACHD;
c. Unless allowed by ACHD, remove the trees on the south side of E. Deerhill Street,
currently within the right~of-way;
d. Revise the fencing adjacent Lot 40, Block 1 to be 6.foot open~vision constructed of a
non-combustible material;
e. Add the tree class to the plant schedule;
f. Include the symbol for the multi-use pathway in the legend or include label on the plan;
g. Revise the calculations table to accurately depict the mentioned changes regarding trees.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
of the final plat by the City Engineer.
19. All areas approved as open space shall be free of wet ponds or other such nuisances. All
stonnwater 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.
20. Staff's failure to cite specific ordinance provisions or conditions of the preliminary plat does not
relieve the Applicant of responsibility for compliance.
STANDARD CONDITIONS
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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 installed and activated, sewer system shall
have passed air-testing and video inspection, fencing installed, drainage lots constructed, road
base 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.
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 final 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.
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
fmal 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.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Bellingham Park Subdivision No.3 (FP-06-052)
with the above stated conditions.
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