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HomeMy WebLinkAboutStaff Comments CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: April 17, 2007 Transmittal Date: April 12, 2007 .-...D /,mv.~ .~ " "-/Vloridz;:'l \ \ IDAHO I TO: Mayor and City Council FROM: Kristy Vigil, Assistant City Planner y.j 208-884-5533 Michael Cole, Development Services Coordinator .fY\ C 208-898-5500 SUBJECT: Bearwood Subdivision No.1 Request for Final Plat Approval of Bearwood Subdivision No.1 Consisting of 54 Single-Family Lots, 1 Swimming Pool Lot, and 13 Common Lots on 24.63 Acres in an R-8 Zone by Tuscany Development, LLC (File# FP-07-008). 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, Tuscany Development, LLC, has applied for final plat approval of 54 single~family lots, 1 swimming pool lot, and 13 common lots on 24.63 acres of land for Bearwood Subdivision No 1. The zoning district for the proposed subdivision is R-8 (Medium Density Residential). Bearwood Subdivision No. 1 is located on the east side of Linder Road, and the south side of Overland Road in the W 1/2 of Section 24, 3N., R. 1 W. This property has not been previously platted. The City Council approved the preliminary plat for Bearwood Subdivision No.1 on May 9,2006. The submitted fmal plat substantially complies with the approved preliminary plat. Staff recommends approval of Bearwood Subdivision No. 1 with the comments and conditions stated in this report. SITE SPECIFIC CONDITIONS 1. Applicant is to meet all terms of the approved annexation (AZ-05-064), development agreement (lnst. #106151232), preliminary plat (PP-05-064), and variance (V AR-05-026) for this subdivision. 2. The Final Plat approval for this subject phase shall expire on 5/9/08, if City Engineer's signature has not been obtained. 3. Graphically depict on the face of the plat the "Real Point of Beginning." 4. Include the instrument number on the face of the plat for the Temporary Turnaround Easement. 5. Prior to submittal for signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. FP-07-008 Bearwood Subdivision No. IFP.doc PAGE I CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 6. Applicant will 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. 7. Currently the construction plans show connecting to a manhole that is not installed as of yet. The construction plans will not be stamped as "review approved" until the development shows connection to an existing manhole. This condition may be rescinded by the City Engineer. 8. This entire development, approximately 321 lots, is being proposed with a single water connection in S. Stoddard Road. In order to achieve redundancy, a second connection to the City of Meridian's water system at the intersection of Linder and Overland shall be required. 9. This development is on the edge of proposed pressure zone boundaries. The applicant shall be responsible to install a pressure reducing vault at the connection to the water line in S. Stoddard Road. The pressure reducing vault shall be designed to include communication capabilities that are consistent with the City of Meridian's SCADA system. Coordinate location with Len Grady at the Public Works Department. 10. As depicted on the construction plans the applicant shall be required to construct the Black Cat Trunk through this property to Stoddard with the first phase of this development. 11. Per the development agreement, five.foot wide sidewalks and street buffers shall be constructed in accordance with City Code, along S. Stoddard Road and W. Kodiak Drive prior to occupancy of any new dwelling units for said phase. 12. The applicant has indicated that the required pressurized irrigation system in this development will be owned and operated by the Homeowners Association. Therefore plans and specifications will be reviewed by the Public Works Department, with a "draft" operations and maintenance manual to be submitted prior to construction plan approval. 13. Graphically depict a Pressure Irrigation Easement along 5.feet of each side of the proposed pressurized irrigation mains, which are not covered by the standard easement notes. a.) Currently the plans show one on the north side of Lot 13, Block 5. 14. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a single-point connection 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. 15. All fencing installed on the site must be in compliance with UDC 1l~3A-6 and 11-3A-7, and as proposed on the landscape plan. 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. 16. The landscape plan, prepared by Harvest Design, P.C. and dated 03/09/07, shall be revised as follows: a.) Depict the tot lot approved at the preliminary plat level on Lot 1, Block 6. b.) Include the details ofthe tot lot on the face of the plan. c.) Relocate the conifers in the buffer adjacent to Linder Road to the center of the buffer. d.) Depict the pedestrian friendly crossing areas at the intersection of W. Cave Bear Drive FP-07-008 Bearwood Subdivision No. IFP.doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT and W. Kodiak Drive and the intersection of W. Geyser Drive and W. Kodiak Drive on the plan. e.) Show the paver crossing areas consistent with the approved preliminary plat on the plan. f.) Storm drainage ponds shall be seeded in the bottom, sand is not allowed. Storm drainage facilities must be in compliance with UDC 11-3B-llC1. Revise Lot 1, Block, Lot 1, Lot 1, Block 2, Block 5, and Lot I, Block 6 accordingly. Submit three copies of the revised landscape plan to the Planning Department prior to signature of the final plat by the City Engineer. 17. 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. 18. Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from the United States Postal Service stating that the applicant has received approval for the location of mailboxes. Contact the Meridian Postmaster, Richard Buttram, at 887-1620 for more information. 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-II 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-ll. 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. Staffs failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. GENERAL REQUIREMENTS 1. Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways and the Ridenbaugh Canal, 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 approved and activated, fencing installed, sewer line shall be installed and passed air test and video inspection, final plat recorded and road base shall be approved 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. FP-07-008 Bearwood Subdivision No. IFP.doc PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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. II. 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. STAFF RECOMMENDATION Staff recommends approval of the final plat for Bearwood Subdivision No.1 (FP-07-008) with the above stated comments and conditions. FP-07-008 Bearwood Subdivision No. IFP.doc PAGE 4