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HomeMy WebLinkAboutApplicant Response Letter --- RECEIVED FEB 1 4 2007 DES I G N INC. ; : ~ ; . '""'...."~..,~.~__.".'_A'V~_~_...'N~!.~,..\.V.....W..,,.....,"_;.........r~.._.........".",..~............,.."..........,..~.._~........................_~~._~_._~.~.~__~..~~~.....__~................__._ City Of Meridian City Clerk Office February 13, 2007 ~~~I Mr. Justin Lucas Associate Planner City of Meridian Planning Department 660 East Watertower Lane Suite 202 Meridian, Idaho 83642 LANO PLANNl NG RE: Deklan Subdivision Staff Report (RZ-07-001) and (PP.:,07-002) r(\:'iTii~l , !~)j0"(fl b::.;::0~~.::.i.') Dear Mr. Lucas; On behalf of my client, Wayne Stacy please accept. the following comments in regards to the staff report regarding the Deklan Subdivision zoning and preliminary plat: . CiVIL -- ENGINE..E:RING f1W"="""""] i,it.:] -~~~.;....;..- SITE SPECIFIC COMMENTS - PRELIMINARY PLAT 1. The preliminary plat plan labeled Sheets CO 1 and C02, prepared by WRG Design Inc., dated 12/13/06, is approved, with the conditions listed herein. All comments/conditions of the accompanying Rezone (RZ-07 -001) shall also be considered conditions of the Preliminary Plat (PP-07-002). LA.N OSCAPE: A"CI"1'ECTIJA~ 'I~{fe~~'! "",,""'.\1'1 l~;~:jil l.ANO SURVE.Y Respons~: We will comply. 2. The landscape plan prepared by WRG Design Inc. dated 12/13/06 is approved with the following modifications/notes: lit~~~ ~.. L.,..."~ !.&~;;~~~~ · Provide a ten-foot wide landscape strip (placed in a common lot) between the proposed Deklan Court and the existing homes to the south, as proposed. · Per UDC 11-3B-10, the applicant should work with the City Arborist, Elroy Huff, on designing, adopting, and implementing a protection and mitigation plan for the existing trees on site. · A written certificate of completion should be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan. All standards of installation should apply as listed in UDC 11-3B-14. WATER RE'SOURCES 1173 Easl Winding Creek Drive Eagle, 10 83616 PH 2081246.8300 FX 208/246.8320 www.wrgdesign.com 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. The proceeding modifications and notes should be shown on a revised landscape plan submitted with the final plat application(s). Response: The width of the 10~foot landscape buffer along the southern boundary decreases to 5 feet in a small area adjacent to the cul-de-sac as a result of the Meridian Fire Department's request to increase the cul~de-sac radius from 45 feet to 48 feet. The majority of the buffer will remain as proposed. We will comply with the remaining conditions. 3. Provide 6.3 % (0.1 acres) open space as proposed, Response: We will comply. 4. All buildings or structures that span across proposed lot lines, or do not conform to the dimensional standards (setbacks, height, etc.) of the UDC shall be removed, relocated ormade to conform to city code, prior to signature of the final plat by the City Engineer. Response: We will comply. 5. Install six foot high vinyl fencing along the south and east property lines adjacent to the existing single family homes, as proposed. A detailed fencing plan shall be submitted upon application of the final plat. If permanent fencing is not provided before issuance of a building permit, temporary construction fencing to contain debris must be installed around the perimeter. Perimeter, common open space, and micro-path fencing shall be designed according to UDC 11-3A- 7. Response: We will comply. 6. Maintenance of all common areas shall be the responsibility of the Deklan Subdivision Home Owners' Association_ Response: We will comply. 7. Per UDC 11-3A-6 all irrigation ditches, laterals or canals, but exclusive of any natural waterway, 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 construction plan approval. If lateral users association approval can riot be obtained, alternate plans will be reviewed and approved by the City Engineer. Response: We will comply. 8. The City of Meridian requires .that pressurized irrigation systems be supplied by a year-round source of water. The applicant shall be required to use any existing surface or well water for the primary source. If a surface or well s.ource is not available, a single-point connection to the culinary water system shall be required. --- DES I G N INC. If a single-point connection is used, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11~3A-15 and MCC 9-1-28. Response: We will comply. GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-07-002) 9. A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as noted in this report, shall be submitted for the subdivision with the final plat application(s). Response: We will comply. 10.Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to UDC 11-3A-17. Response: We will comply. II.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 11-3A-18 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. 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 11-3A-18, 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. Response: We will comply. 12.Coordinate fire hydrant placement with the City of Meridian Public Works Department. Response: We will comply. 13. Staffs failure to cite specific ordinance prOV1SlOns or terms of the approved annexation and conditional use does not relieve the applicant of responsibility for compliance. Response: We will comply will all applicable ordinances. 3 --- DES I G N INC. 14,Preliminary plat approval sh~l be subject to the expiration provisions set forth in UDC 11-6B-7. Response: We will comply. PUBLIC WORKS DEPARTMENT IS. Sanitary sewer service to this development is being proposed via extension of mains in W. 4th Street. The applicant shall install mains to and through this subdivision; 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. ' Response: We will comply. 16. Water service to this site is being proposed via extension of mains in W. 4th Street. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. Response: We will comply 17.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. Response: We will comply. 18.The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). Response: We will comply. 19. The applicant has proposed a waiver to the pressurized irrigation system required by City Code for this development. There reason stated was, "the water crossing the site is not reliable enough to provide pressure irrigation to the site". Per Meridian City Code 9-1-28, the pressurized irrigation'requirement can only be waived if the particular property can prove they have no water rights in an irrigation district. UDC 11-3B-6D requires non-potable water to be used in pressurized irrigation systems when deemed available. Therefore, the applicant shall be required to install a pressurized irrigation system using the existing surface water, with a single point connection to the potable water system to ' supplement the pump station wet well. The design of this system shall be coordinated with the Public Works Department prior to construction plan approval, but it shall include at a minimum a wet well for surface water retention. The applicant shall coordinate with the Public Works Department to determine what 4 --.. DESIGN INC. percentage of the pj. system will be utilizing City water, so that a pro-rated well development fee can be determined, and it shall be payable prior to signature on the final plat by the City Engineer. Response: Per discussions with Nampa Meridian Irrigation District the proposed site only receives water intermittently during the irrigation season. Our client understands the need for an irrigation system and is willing to install an irrigation system utilizing the municipal water supply. Please see the letter from Nampa Meridian Irrigation District dated 24 January ~007. 20.If City Council waives the requirement for a pressurized irrigation system using existing surface water, that applicant shall be subject to the payment of well development fees prior to signature on the final plat. Response: Should requirements be waived we will comply. 21. If the required pressuri?ed irrigation system in this development is to be owned and maintained by the Homeowner's Association then plans will be reviewed and approved as part of the construction plan approval. A draft copy of an operations and maintenance manual shall be submitted prior to construction plan approval, with the [mal draft being Response: We will comply. 22.The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (UDC 1l-3A-6). The applicant should be required to use any existing surface water for the primary source. If a surface 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 will be responsible for the payment .of assessments for the common areas prior to signature on the [mal plat by the City Engineer, Response: We will comply. 23.All existing structures not meeting setbacks or meeting the dimensional standards of the UDC shall be removed prior to signature on the final plat by the City Engineer. Response: We will comply. 24. Meridian Public Works specifications do not allow any large landscaping within a five foot radius of water meters, The applicant shall make the necessary adjustments to achieve this separation requirement and comply with all landscape requirements. Response: We will comply. 25.Any existing domestic wells and/or septic systems within this project shall be removed from 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. 5 --- DES I G N INC. Response: We will comply. 26. Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that intersect, cross or lie within the area being developed shall be tiled. Plans will need to be approved by th~ 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. Response: We will comply. 27. 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. Response: We will comply. 28.A letter of credit or cash surety in the amount of 110% will be required for all uncompleted required improvements prior to signature on the final plat. These include but are not limited to, fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, and water. Response: We will comply. 29.All development improvements, including but not limited to sewer, fencing, micro- paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. Response: We will comply. 30,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. Response: We will comply. 31. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act, and the Fair Housing Act. Response: We will comply. 32.Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency, Response: We will comply. 6 --- DES I G N t N C. 33.Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. Response: We will comply. 34.Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes are located on or near sidewalk the applicant shall comply with all American with Disabilities Act requirements for unobstructed sidewalk access. 35. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. Response: We will comply. 36. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above. Response: We will comply. 37.0ne hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole shall be required on subdivision entrances and collector . roadways. Design of the streetlights shall be approved by the Public Works Department. Decorative lights require a streetlight agreement on file with Public Works prior to activation. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants, and no further than 400' distance in between locations. Final design locations and. quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain approval from the PUblic Works Department, _ and permit from Building Department prior to commencing installations. Response: We will comply. FIRE DEPARTMENT 38. One and two family dwellings not exceeding 3600 square feet will require a fire~f1ow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. One and two story family dwellings will require a fire flow of 1500 gallons per minute. Fire hydrants shall be placed an average of 500 feet apart. International Fire Code Appendix: C. Response: We will comply. 39. Acceptance of the water supply for fire' protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. Response: We will comply. 7 --- - DES I G N INC. 40. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department, a. Fire Hydrants shall have the 4 Y2" outlet face the main street or parking lot aisle, b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on comers when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project, Response: We will comply. 41.Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved tum around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. Response: We will comply. 42.All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside radius. Response: We will comply. 43. Operational fire hydrants, temporwy or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. Response: We will comply. 44. Where a portion of the facility Of building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed 1.n accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). Response: We will comply. 8 --- DES I G N INC. 45.All portions of the buildings located on this project muSt be within 150' of a paved surface as measured around the perimeter of the building. 4. Police Department 46. The propos~d development shall limit landscaping shrubs and bushes to species that do not exceed two feet in height. Trees shall have a canopy of no less than six feet. PARKS DEPARTMENT 47.The Parks Department has no concerns with the site design as submitted with the application. Sanitary Service Company 48.Tuming Radius: the applicant shall provide a minimum of 50 ft,.turning radius. Respons~: The Deklan Subdivision will have a 48' turning radius in conformance with Meridian Fire Department standards. ADA COUNTY HIGHWAY DISTRICT - SITE SPECIFIC CONDITIONS OF APPROVAL 49. Construct the internal street, Deklan Court, as a 36-foot street section with vertical curb, gutter, and 5-foot attached concrete sidewalk within 50-feet of right-of-way, as proposed. Response: We will comply. 50. Construct 4th Street to match the existing curb line / street section/ right~of-way to the immediate south of the site, as proposed. Dedicate sufficient right-of-way to complete the street section (the proposed 28,7 -feet from centerline is acceptable) for 4th Street; AND if any sidewalk improvements are located outside of the right- of-way they should be accompanied by a public access eas-ement. Response: We will comply. 51, Construct a standard cul-de-sac turnaround at the eastem terminus of Deklan Court with a minimum turning radius of45-feet. Response: We will comply. 52. Comply with all Standard Conditions of Approval. Response: We will comply. 9 --- o E S I G N INC. STANDARD CONDITIONS OF APPROVAL 53. Any existing irrigation facilities shall be relocated outside of the right-of-way. Response: We will comply. 54. Private sewer or water systepls are prohibited from being located within any ACHD roadway or right-of-way. . Response: We will comply. . 55.All utility relocation costs associated with improving street frontages abutting the site shall he bome by the developer. Response: We will comply. 56.Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services 'at 387-6280 (with file number) for details. Response: We will comply. ' 57. Comply with the District's Tree Planter Width Interim Policy. Response: We will comply. 58. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387 -6258 (with file numbers) for details. Response: We will comply. 59.All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho - shall prepare and certify all improvement plans. Response: We will comply. 60.The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. Response: We will comply. 10 --- DESIGN INC. 61. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. Response: We will comply. 62. Payment of applicable road impact fees is required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. Response: We will comply. 63.It is the responsibility of the applicant to verify all existing utilities within the right- of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the a.pplicant. The applicant shall be required to call DIG LINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. Response: We will comply. 64.No change in the terms and conditions of this approval shall,be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. Response: We will comply. 65.Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to -'change the planned use of the subject property unless a waiver /variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Response: We will comply. CENTRAL DISTRICT HEALTH DEPARTMENT 66.After written approval from appropriate entities is submitted, we can approve this proposal for central sewage and central water. Response: We will comply. 11 --- DES I G N INC. 67. The following plans must be submitted to and approved by the Idaho Department of Health & welfare, Division of Environmental Quality: central sewage and central water. Response: We will comply. - 68. Run-off is not to create a mosquito breeding problem. Response: We will comply. We appreciate the opportunity to comment on this staff report and the recommended conditions of approval. If you should have any questions or concerns, please do not hesitate to contact me at 208.246.8300 or at megan.johnson@wrgdesign,com, Sincerely, WRG Design, Inc. M~~ Senior Planner cc: Wayne Stacy Enterprises, LLC 12 --- DES I G N INC.