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HomeMy WebLinkAboutApplicant Response Letteri~~.. €~I LANs PLANNING y, ~''~~ ~~~~~° ~; .__.W ~..>.; G1VIL ENGINE6 RING '~i4 ~~;I LAN D5CAPE ARCNITECTV RE ~~~1 LAi+~n SURVEY WareR ResauRCes T 173 East Winding Creek Drive EagIe,ID 83616 PH 208/246.8300 FX 2D8/246.8320 © n o~ s i G N i~ c. February 13, 2007 FEB 1 4 2007 City Of' 1VIericliaz:i ~'ity Clerk Office Mr. Justin Lucas Associate Planner City of Meridian Planning Department 6b0 East Watertower Lane Suite 202 Meridian, Idaho 83642 RE: Deklan Subdivision Staff Report (RZ-07-001) azad (PP-07-002) 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 prelizxainary plat: SITE SPECIFIC GOMMENTS _ PRELIMINARY PLAT 1. The prelirninaxy .plat plan labeled Sheets CO1 and C02, prepared by WRG Design lnc., 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}- Response: We will comply. 2. The landscape plan prepared by WRG Design Inc. dated 12/ 13/06 is approved with the fallowing modifications/notes: , ~ Provide aten-foot wide landscape strip (placed in a common lvt} between the proposed Deklan Court grad the existing hornes to the south, as proposed- ~ Per UDC 11~3B-10, the applicant should work with the City Arborist, Elroy Huff, on designing, adopting, and irraplementing 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 nurse:ryxnan responsible far the landscape plan. All standards of installation should apply as listed in UDC 11-3B-14. www.wrgtlesign_cvm 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 % (Q. l 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 or made to conform to city code, prior to signature of the final plat by the City Engineer. Response: We wail 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. Perirn.eter, caznznon 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 C]wners' Association- Response: We will comply. 7. Per UDC I1-3A-5 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 coxnply. 8. The City of Meridian requires .that pressurized irrigatiaxz systems be supplied by a year-xound 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 source is not available, asingle-point connection to the culinary water system shall be required. ~ E S 1 G N I N C. 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-~?-OU2) 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. l0. Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to UDC 11-3A-17. Response: We will comply. 11.A1I areas approved as open space shall be free of wet ponds or other such nuisances. A11 storznwater detention facilities incorporated into the approved open space are subject to UDG 11-3A-1$ 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 11-35. Where tiie 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 zxzeet the standards of UDC 11-3A-1$, 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 AGHD, City of Meridian and all other regulatory requirements at the time of final construction. Response: We will comply. l 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. Response: We will comply. 13. Staff s failure to cite specific ordinance provisions 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 ordinaxtces. 3 D E S I G N I N C. W `'`~~'t~z~'`` G . 14. Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-'7. Response: We wall comply. PUBLIC WORKS DEPARTMENT 15. Sanitary sewer service to this development is being proposed via extension of nrxains 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 l7. Any potential reimbursement agreements must conr~ply with all requirezx~ents of City Cade 9-1-13 and 9-4- l9, which includes the preliminary agreement (which includes footage, size, and depth of reixra.bursable 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 waterfsewer mains outside of public right of way (include all water services and hydrants). Response: We w411 comply. 19.The applicant has proposed a waiver to the pressurized irrigation system required by City Code for this develapmer~t. There reasoxx stated was, "the water crossing the site is not reliable enough to provide pressure irrigation to the site". Per Meridian City Code 9-1-25, 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 ~ E 5 1 G N I N C. percentage of the p.i. system will be utilizing City water, sa that apro-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 2007. 20.1E 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 pressurized 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 anal maintenance manual shall be submitted prior to construction plan approval, with the final 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 11-3A-6). The applicant should be required to use any existing surface water for the prirxrary source. If a surface source is not available, asingle-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 fiz~.al plat by the City Engineer. Response: We will comply. 23. All existing structures not meeting setbacks or meeting the dimen.sianal standards of the UDC shall be rernaved prior to signature on the final plat by the City Engineer. Response: We will comply. 24. Meridian Public Works specifications da 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 l'rorxi domestic service per City Ordiriance Section 9-1-~ and 9-4-8. We11s znay be used for non-domestic purposes such as landscape irrigation. 5 D E S I G A3 I N C. Respanse: We will comply. 25. 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 the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or nan- approval submitted to the Public Warks Department priar to plan approval. if lateral users associataian 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 isx 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 appraved 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 priar to signature on the final plat. These include but are not limited ta, fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, and water. Response: We will comply. 29. All development improvements, including but not limited to sewer, fencing, rnicra- paths, pressurized irrigation and Landscaping shall be installed and approved priar to obtaining certificates of occupancy. Response: We will comply. 30. Applicant shall be 'required to pay Public Warks development plan review, and construction inspection fees, as determined durixxg the plan review process, prior to signature on the final plat. Respanse: We wilt carnply. 31. Tt shall be the responsibility of the applicant to ensure that all development features corxxply with the Arrrericazxs with Disabilities Act and the Fair Housing Act. Respanse: We will comply. 32.Applicant shall be responsible for application axrd compliance with and NPDES Permitting that xnay be required by the Environmental Protection Agency. Response: We will comply. 5 o e s~ G ti r N c. 33.Applicant shall be responsible for applicatiara and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. Response: We will comply. 34.Develaper 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 far unobstructed sidewalk access. 35.Compaction test results shall be subxnitted 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 1-foot above. Response: We will comply. 37.One hundred watt, high-pressure sodium. streetlights, an 25' pale 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 callectvr 'roadways. Design of the streetlights shall be approved by the Public Works Department. Decorative lights require a streetlight agreement an file with Public Works prior to activation. All streetlights shall be installed at suhdivider's expense. Typical locations are at street intersections and/or fire hydrants, and no further than 400' distance in between locations. Final design locations anal ,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 3$.One and two family dwellings not exceeding 3600 square feet will require afire-flow 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 far 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 D E S I G iV I N C. 40. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 %" outlet face the xx~.ain street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses an. it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on canners when: spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within lD'. f. Fire hydrants shall be place 18" above finish grade- g. Fire hydrants shall be provided to meet the requirezxxents 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 15D feet in length that is not provided with an outlet shall be required to have an approved turn 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 4$' outside radius. Response: We will comply. 43.Operational fire hydrants, temporary or perxxxanent street signs and access roads with an all weather surface are required before combustible construction is brought an site. Response: We will comply. 44.~1Vhere a portion of the facility or 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 ata approved route around the exterior of the facility or building, an-site fire hydrants and mains shall be provided where required by the code official. Far 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 (1$3 m). b. Far 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 {1$3 m). Response: We will comply. $ © _" D E S I G N 1 N C. 45.A11 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. PARIS DEPARTMENT 47:The Parks Department has xxo concerns with the site desigrx as submitted with the application. Sanitary Service Gompany 4$.Turning Radius: the applicant shall provide a minimum of 5~ ft.~turning radius, Response: The Deklan Subdivision will have a 48' turning radius in conformance with Meridian Fire Department standards. ADA COUNTY HIQrHWAY DISTRICT -SITE SPECIFIC GOPIDITIONS OF APPROVAL 49. Construct the internal street, Deklan Court, as a 35-foot street section with vertical curb, gutter, and S-foot attached concrete sidewalk within 50-feet of right-of way, as proposed. Response: We will comply. 5D. Construct 4th Street to match the existing curb line/street section/right-af--rxray to the irnzxaediate south of the site, as proposed. Dedicate sufficient right-of way to complete the street section (the proposed 28.7-Feet from centerline is acceptable) for 4th Street; AND if any sidewalk improvemlents are located outside of the right- af way they should be accompanied by a public access easement. Response: We will comply. 51, Construct a standard cul-de-sac turnaround at the eastern terxninus of Deklan Court with a minimum turning radius of 45-feet. Response: We will comply. 52. Comply with all Standard Caxrditions of Approval. Response: We will comply. 9 b E S I G N I N C, !- -- "r+i+ifi STANDARD CONDITIONS pF APPROVAL 53 . Any existing irrigation facilities shall be relocated outside of the right-af--way. Response: We will comply. 5~.Private sewer or water systems are prohibited from being located within any ACRD roadway ar right-of--way. Response: We will comply. . 55.A11 utility relocatiozx costs associated with improving street frontages abutting the site shall be borne by the developer. Response: We will comply. 56. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6250 (with file number} far details. Response: We will comply. 57. Comply with the District's Tree Planter Width Interim Policy. Response: We will comply. 5$.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 engirxeer registered in the State of Idaho -shall prepare and certify all improvement plans. Response: We will comply. 60.The applicant shalt 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. zo D E S I G N I N C. W ~~L, ~~~ ~>;~~. G ~.~., 61. Construction, use and property development shall be iri conformance with all applicable requirements of the Ada County Highway District prior to District approval far occupancy. Response: We will comply. b2. Payment of applicable road impact fees is required prior to building construction in accordatxce 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 ACRD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (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 axzy 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. 6S.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 Iegal 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 far central sewage and central water. Response: We will comply. 11 D E S I G N I N C. 67, The fallowing plans must be subzzaitted to and approved by the Idaho Departrneza.t of Health 8v welfare, Division of Environmental Quality: central sewage and central water. Response: We will comply. fi$. Run-off is not to create a mosquito breeding problerzx. Response: We will comply. We appreciate the opportunity to comment vn this staff report and the recotrxmended conditions of approval. If you should have any questions or concerzas, please do not hesitate to contact me at 208.246.8300 or at megan.johnson~awrgdesign.cozn. Sincerely, WRG Design, Inc. Megan Johnson Senior Planner CG: Wayne Stacy Enterprises, LLC 1.2 D E S I G N I N C.