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HomeMy WebLinkAboutStaff Report CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: June 5, 2007 Transmittal Date: May 31, 2007 ~nN<* ~ . tJridi:n"J; \ \ .;.. IDAHCl I iIt TO: Mayor and City Council FROM: Kristy Vigil, Assistant City Planner '(.Jf 208-884-5533 Scott Steckline, Development Services Coordinator 208-898-5500 '. SUBJECT: Cavanaugh Subdivision No.1 Request for Final Plat Approval of Cavanaugh Subdivision No. 1 Consisting of 123 Single-Family Building Lots and 12 common lots on 24.8 Acres in R.8 and TN-R Zones by Kastera Development, LLC (File# FP-07-014). 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, Kastera Development, LLC, has applied for final plat approval of 123 single~family building lots. and 12 common lots on 24.8 acres of land for Cavanaugh Subdivision No.1. The zoning districts for the proposed subdivision are R-8 (Medium-Density Residential District) and TN-R (Traditional Neighborhood District). Cavanaugh Subdivision No. 1 is located approximately a Y2 mile east of Meridian Road on Victory Road in a portion of the N Y2 ofT. 3N., R lB., Section 30. This property has not been previously platted. The City Council approved the preliminary plat for Tanana Valley Subdivision on August 22,2006. Cavanaugh Subdivision No.1 is the first phase of the approved preliminary plat. The submitted final plat substantially complies with the approved preliminary plat. Staff recommends approval of Cavanangh 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-06-015), development agreement (inst. # 106151214), and preliminary plat (PP.06~013) for this subdivision. 2. The Final Plat approval for this subject phase shall expire on 08/22/08, if the City Engineer's signature has not been obtained. 3. Prior to submittal for signature by the City Engineer, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. Depict the lot number on Lot 6, Block 10. FP-07-014 Cavanaugh Subdivision No.1 FP (preliminary platted as Tanana Valley).doc PAGE CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 5. Because there is a single access to the site, which serves more than 50 homes, the applicant shall contact the fire marshal for a secondary/emergency access for this phase. 6. All alleys shall have a minimum of sixteen feet of paving. All alleys shall serve as fire lanes. All alleys shall be concrete or asphalt with a concrete ribbon curb. The entrance to the alley from the public street shall provide a minimum twenty-eight foot (28 ') inside and forty-eight foot (48') outside turning radius. No parking shall be allowed on either side of the street within fifty feet (50') of the alley entrance as measured from the centerline of the alley. Alleys shall be designed so that the entire length is visible from a public street. 7. All dwelling units within the TN-R district shall have a minimum of two lights at the front of the unit. In addition, all dwelling units on alley accessed properties shall have a minimum of two lights along the alley. All lighting shall prevent uplighting and shall be on a photocell that activates the lightening at dusk and turns it off at dawn. Submit plans with each building permit application in the TN-R district showing/stating compliance with these lighting requirements. 8. Revise or add the following note(s) on the face of the plat prepared by J-U-B Engineers, Inc., stamped on 05/01/07 by Ronald W. Hodge, prior to signature of the final plat by the City Engineer: 9.) Include instrument number. (*.) Add a note: "Lot owners are responsible for maintenance of any irrigation/drainage vipe or ditch crossing their lot unless such responsibility is assumed by an irril!ation/drainage entity." 9. The landscape plan, prepared by Breckon Land Design. Inc., and dated 04/30/07 shall be revised as follows: a.) Include fencing detail on the plan (i.e. picture). b.) Include trees on Lot 1, Block 13 and Lot 1, Block 14 as approved with the preliminary plat. c.) Depict Lot 18, Block 10 and associated landscaping on the plan. d.) The lot numbers on the landscape plan do not match the [mal plat, revise accordingly. e.) Because the 6-foot wide parkways proposed contain trees, the trees shall he planted with root barriers. See UDC ll.3A-17 E2 for specific standards. Submit three copies of the revised landscape plan to the Planning Department prior to signature of the .final plat by the City Engineer. 10. 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. 11. Prior to signature of the fmal 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. 12. 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 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 FP-07-014 Cavanaugh Subdivision No.1 FP (preliminary platted as Tanana Valley).doc PAGE CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEP AR TMENTS STAFF REPORT developer to comply with ACHD, City of Meridian and all other regulatory requirements at the time of final construction. 13. All fencing installed on the site must be in compliance with UDC 11-3A-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. 14. Staffs failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. 15. The applicant shall install all mains necessary to provide service; 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 outside of the public right of way. 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. 16. 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 [mal plat by the Meridian City Engineer. 17. 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 shall be submitted prior to scheduling of a preconstruction meeting. GENERAL REQUIREMENTS 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 approved and activated, fencing installed, sewer line shall be installed and passed air test and video inspection, 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. Developer shall be responsible for the abandonment of the sewer lift/off peak station and its allied facilities upon connection to the future Black Cat sewer trunk in Victory road 5. 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-07-014 Cavanaugh Subdivision NO.1 FP (preliminary platted as Tanana Valley).doc PAGE CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 6. 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. 7. 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. 8. 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. 9. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 10. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 11. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 12. 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 Cavanaugh Subdivision No.1 (FP-07-014) with the above stated comments and conditions. FP-07-014 Cavanaugh Subdivision No.1 FP (preliminary platted as Tanana Valley).doc PAG!