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HomeMy WebLinkAboutStaff Comments CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: June 19,2007 Transmittal Date: June 14,2007 ctG;;di~\ :t} ~l ~tm TO: Mayor and City Council FROM: Kristy Vigil, Assistant City Planner 'f.J! 208-884-5533 Scott Steckline, Development Services Coordinator 208.898-5500 SUBJECT: Arch Rock Terrace Subdivision Request for Final Plat Approval of Arch Rock Terrace Subdivision Consisting of 26 Single-Family Building Lots and 6 common lots on 5 Acres in R-8 and R-15 Zones by CTD Development, LLC (File# FP-07-016). 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, CTD Development, has applied for final plat approval of 26 single-family building lots and 6 common lots on 5 acres of land for Arch Rock Terrace Subdivision. The zoning districts for the proposed subdivision are R-8 (Medium-Density Residential District) and R-15 (Medium High-Density Residential District). The gross density of the proposed subdivision is 5.27 dwelling units per acre; the net density is 8.34 dwelling units per acre. Arch Rock Terrace Subdivision is located on Linder Road, approximately a ~ mile south of McMillan Road in the NW ~ ofT. 4N., R. 1 W., Section 36. This property has not been previously platted. The City Council approved the preliminary plat for Arch Rock Terrace Subdivision on February 27,2007. The submitted final plat substantially complies with the approved preliminary plat. Staff recommends approval of Arch Rock Terrace Subdivision with the comments and conditions stated in this report. SITE SPECIFIC CONDITIONS 1. Applicant is to meet all terms of the approved annexation (AZ-06-060) and preliminary plat (PP- 06-061) for this subdivision. 2. The Final Plat approval for this subject phase shall expire on 02/27/09, 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. The widths of the common driveways depicted on the plat appear to be substandard and do not meet the minimum requirement of 20 feet wide. The common driveways shall meet the following FP-07-016 Arch Rock Terrace Subdivision FP.doc PAGE 1 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT standards: all common driveways shall be constructed in accordance with UDC 11.6C-3D, and be paved a minimum of 20-feet wide with a turning radius of 28' inside and 48' outside for fire vehicles and equipment. All properties that abut a common driveway shall take access from the driveway. Depict the building setbacks, and orientation of the structures for all lots sharing driveways, on the face of the final plat. File a perpetual ingress/egress easement for all lots that share a driveway. The applicant may record an easement and include the instrument number on the face of the plat prior to signature of the City Engineer, OR dedicate said easements via the plat. Graphically depict the common driveway easements for each applicable lot on the face of the plat. 5. The street frontage for Lot 5, Block 1 does meet the minimum requirement of 15 feet, revise accordingly. 6. The applicant has indicated the knuckles and knuckle islands (Lot 1, Block 3 and Lot 1, Block 4) will be revised to meet lFC requirements with a minimum driving surface of 28' inside turning radius and 48' outside turning radius. Also there will also be "No Parking" signs installed in the knuckles to allow fire access to the residential lots. 7. Revise or add the following note(s) on the face of the plat prepared by Mason & Stanfield, Inc., Inc., stamped on 04/12/07 by Darin Holzhey, prior to signature of the final plat by the City Engineer: *.) Add a note, "Lot owners are responsible for maintenance of any irrigation/drainage pipe or ditch crossing their lot unless such responsibility is assumed by an irrigation/drainage entity." *.) Add a note, "The bottom elevation of house footings shall be set a minimum of 12 inches above the highest known normal ground water elevation." *.) Add a note, "Lot 8. Block 2 will be utilized as an emergency vehicle turnaround and considered non-buildable until W. Cobblefield Street is extended." 8. The landscape plan, prepared by Mason & Stanfield. Inc., and dated 08/01/06 shall be revised as follows: a.) Include details for fencing on Lots 1 and 17, Block 1 on the plan (picture & description). b.) A six-foot open vision fence or four-foot solid fence is required adjacent to the nllcropath located on Lot 17, Block 1. c.) Provide three additional trees on Lot 1, Block 2 as approved with the preliminary plat. d.) Provide a tree on Lot 1, Block 3 e.) Include a calculations table on the plan. f.) Include the tree class in the plant palette. g.) Show landscaping for Lot 9, Block 1 on the plan. Submit three copies of the revised landscape plan to the Planning Department prior to signature of the final plat by the City Engineer. 9. 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. 10. Prior to signature of the [mal 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. 11. 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- FP-07-016 Arch Rock Terrace Subdivision FP.doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 3B.Il 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-I1. 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. 12. 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. 13. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. 14. 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. 15. 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. GENERAL REQUIREMENTS I. 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. 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 FP-07-016 Arch Rock Terrace Subdivision FP.doc PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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. 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. STAFF RECOMMENDATION Staff recommends approval of the final plat for Arch Rock Terrace Subdivision (FP-07-016) with the above stated comments and conditions. FP-07-016 Arch Rock Terrace Subdivision FP.doc PAGE 4