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HomeMy WebLinkAboutStaff Comments CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: January 9,2007 Transmittal Date: January 4, 2007 TO: Mayor and City Council FROM: Kristy Vigil, Assistant City Planner '{JI Michael Cole, Development Services Coordinator City Of Meridian City Clerk Office SUBJECT: Zebulon Heights Subdivision No.2 Final Plat Request for Final Plat Approval of Zebulon Heights Subdivision No. 2 Consisting of 66 Sing1e.Pami1y Residential Building Lots and 8 Common Lots on 28.22 Acres in an R-4 Zone by The Traditions by Amyx II, LLP (File# FP- 06-053). We have reviewed tlus 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, The Traditions by Amyx II, LLP, has applied for final plat approval of 66 sing1e.fami1y residential building lots and 8 common lots on 28.22 acres of land for Zebulon Heights Subdivision No. 2. The current zoning designation for the proposed subdivision is R.4 (Medium Low.Density Residential). The gross density of the proposed subdivision is 2.89 dwelling units per acre and the net density is 3.2 dwelling units per acre. Zebulon Heights No.2 Subdivision is located west of Eagle Road and south of McMillan Road in the NE 1/4 ofT. 4N., R.1E., Section 19. This property has not been previously platted. The Meridian City Council approved the preliminary plat for Zebulon Heights Subdivision No.2 on April 19,2005 and the submitted final plat substantially complies with the approved preliminary plat. NOTE: This phase o/Zebulon Heights is being called and will be recorded as phase No.2. However, this is the first final plat phase that is being processed by the City of Meridian; the first phase afthe Zebulon development was approved and recorded in Boise City. Staff recommends approval of Zebulon Heights Subdivision No. 2 with the comments and conditions stated in this report. SITE SPECIFIC CONDITIONS 1. Applicant is to meet all tenus of the approved preliminary plat (PP.05.008), conditional use permit (CUP.05.0l9) and development agreement (Inst. No. 106111627). 2. The applicant's application has indicated that the pressurized irrigation system in this development is to be owned and operated by Nampa and Meridian Irrigation District, however the plat has a note indicating that the Homeowner's Association will own the system. If it is a private system then a draft copy of the operation and maintenance manual shall be submitted prior to scheduling of a preconstruction meeting with a final copy being submitted prior to plat Fp.06+053 Zebulon Heights Subdivision No.2 FP.doc PAUl: CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT signature. If it is to be owned by an irrigation district a letter of plan approval 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 shall be responsible for the payment of assessments for the irrigab1e common areas prior to signature on the final plat by the Meridian City Engineer. 4. The on.site pwnp station shall be in a COmmon lot, outside of any required street buffers. 5. All fencing installed on the site must be in compliance with UDC 1l~3A~6 and 1l.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. 6. Revise the plat to include the bearings and distance for the frontage on Lots 9-10, Block 1. 7. Graphically dcpict an additional Public Utilitics, Drainagc and Irrigation Eascmcnts width along Wainwright Drive where the sidewalk or multi.use pathway extends out of the right.of.way. There needs to be at least a lO-foot wide easement past the edge of walk/pathway. 8. A permanent public pedestrian easement shall be created for the lots that contain the multi.use palhway, and recorded prior to issuance of any building permits within the subdivisioIl. The easement and/or right-of-way shall be sufficient width to cover the 1O.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. 9. Sanitary sewer and water service to tills site are being proposed via extension of mains proposed in Settlement Bridge Subdivision. These mains are not currently installed, prior to plan approval the applicant shall submit plans showing the off-site connection to the existing sewer with the accompanying easements OR wait for these mains to be constructed. 10. The applicant shall be responsible to construct the sewer and water mains to and through tills 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. 11. A 12.inch main shall be constructed from McMillan through E. Camas Creek Way as depicted on the construction plans. 12. All portions of buildings located on all lots witilln the development should be witilln 150.feet of a paved surface (as measured around the perimeter of the building). A minirnwn of two points of access will be required for any portion of the project, which serves more than 50 homes. The two entrances shall be separated by no less than 'is the diagonal measurement of the project. Prior to issuance of the 51 st building permit, a secondary emergency access approved by the Meridian Fire Department shall be provided. Note: this condition only applies if E. Wagon Drive has not been constructed through Settler's Bridge Subdivision No.6. Furthermore, if E. Wagon Drive has not Fp.06.053 Zebulon Heights Subdivision No.2 FP.doc PAGI CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT been constructed provide a temporary turnaround for N. Camas Creek Way. 13. If the Parkins.Nourse Lateral is owned by an Irrigation District, then prior to signature on the final plat by the City Engineer submit evidence of a license agreement which allows the individual property owner's to fence to their property line. If a license agreement can not be obtained, include this area into a common lot to be owned and maintained by the HOA. 14. Any existing domestic wells and/or septic systems witllln tllls project will have to he 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. 15. 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. 16. Revise or add the following plat notes on the face of the plat prepared by Idaho Survey Group, and dated 11/08/06: 4.) The application and tllls plat notc arc inconsistent. Please revise tllls note to indicate the actual owner of the pressurized irrigation system. l3.) Strike note unless it is a requirement from ACHD. If this note is required by ACHD, reword it to allow Lots 11.14 Block 2, and Lots 1.5, Block 3 access to Wainwright Drive. *.) Add note, "Direct lot access to McMillan Road is prohibited"; 17. The landscape plan, prepared by Harvest Design, and dated 11/06/06 shall be revised as follows: a. Include fencing details for the fencing adjacent to Lot 9, Block 4 (i.e. construction materials, & picture/sketch); b. Revise scale to be no smaller than 1 """ 50; Submit threejil11-size copies nfthe revised landscape plan to the Planning Departmentprior to signature of the final plat by the City Engineer. 18. 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 moditlcations as proposed by staff. If the stormwater detention facility cannot be incorporated into the approved open space and still meet the standards of UDC Il.3B-Il, then the applicant shall relocate the facility. Tills 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. I 9. Complete the Certificatc of Owners, and accompanying acknowledgement. 20. Staffs failure to cite specific ordinance provisions or conditions of the preliminary plat does not relieve the Applicant of responsibility for compliance. STANDARD CONDITIONS 1. Per UDC 11.3A.6 ::111 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 FP.06.053 Zebulon Heights Subdivision No.2 H.doc PAG! CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non.approva1 submitted to the Public Works Department prior to plan approval. If lateral users association approval can not be obtained, alteml'lte 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 Pinal Plat for tills 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 laud:Sl,;ape 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 thc preliminary plat shall become null and void if the applicant fails to rccord thc 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 resubnussion for preliminary plat approval per UDC 11-6B.7B. STAFF RECOMMENDATION t'P.U6.U53 Zebulon Heights Subdivision No.2 t'P.doc PAul: CITY OF MERIDIAN PLANNiNG AND PUBLIC WORKS DEPARTMENTS STAFF REPORT Staff recommends approval of the final plat for Zebulon Heights Subdivision No.2 (FP-06-053) with the above stated conditions. Fp.06.053 Zebulon Heights Subdivision No.2 FP.doc PAGE