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Home My WebLink AboutStaff CommentsCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 4, 2007 STAFF REPORT Hearing Date: September 4, 2007 ~ '~°~ ~ crrv of !' `-~ .~.- TO: Mayor & City Council _, FROM: Jenny Veatch, Assistant City Planner ~/~~~ ~ 4v 884-5533 Scott Steckline, Development Services Coordinato ~~ 208-898-5500 ~ SUBJECT: Portico Place Subdivision • FP-07-025 Request for Final Plat Approval of 26 single-family and townhouse building lots and 3 common lots on 5.17 acres in the R-8 zone 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, Portico, LLC, has applied for Final Plat approval of 26 single-family residential and townhouse building lots and 3 common lots in an R-8 zone for Portico Place Subdivision. The site is located at 1780 E. McMillan Road, on the north side of McMillan Road, just east of the intersection of Locust Grove and McMillan Roads, in Section 29, Township 4 North, Range 1 East, and is currently referenced as Assessor's Parcel Number 50529336250. The City Council approved the preliminary plat for Portico Place Subdivision on March 27, 2007 and the submitted fmal plat substantially complies with the approved preliminary plat. Staff recommends approval of Portico Place Subdivision with the comments and conditions stated in this report. SITE SPECIFIC CONDITIONS Applicant is to meet all terms of the approved annexation (AZ-06-052), development agreement (Inst. #107071997), and preliminary plat (PP-06-053) for this subdivision. ' 2. If the City Engineer's signature is not obtained by 3/27/09, the Final Plat approval for this subject phase shall expire. 3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. A Certificate of Zoning Compliance (CZC) is required prior to issuance of building permits for the townhomes within the subdivision. The townhomes may be combined in one CZC or submitted separately for approval. The townhomes shall substantially comply with the approved building elevations. The subject final plat shall be recorded prior to issuance of any Certificate of Zoning Compliance or building permits on this site. FP-07-025 Portico Place Subdivision FP.doc CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 4, 2007 6. All common driveways shall be constructed in accordance with UDC 11-6C-3D, and be paved a minimum of 20-feet wide with a surface capable of supporting 75,000 lbs. 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. File a perpetual ingress/egress easement for all lots that share a driveway. The applicant shall 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. Prior to signature of the final plat by the City Engineer, the applicant shall submit to the Planning Department for review and approval, an exhibit depicting the setbacks, building envelope, orientation of the buildings, and structures located on Lots 13, 14, 15 Block 1 ,and Lots 8, 9, 10, Block 2. The applicant has not indicated who will own and operate the required pressurized irrigation system in this development. Therefore plans and specifications will be reviewed by the Public Works Department during the construction plan review with a "draft' operations and maintenance manual being required prior to plan approval and a "final" draft being required prior to signature on the final plat. 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. 10. Except for the existing residence on Lot 17, all existing structures shall be removed prior to signature of the final plat by the City Engineer. 11. Accurately depict the location of the sidewalk easement along McMillan Road (currently points to right-of--way that is being dedicated); include the instrument number. 12. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7. 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. 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. 14. 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-11 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-11. If the storrnwater detention facility cannot be incorporated into the approved open space and still meet the standards of UDC 11-3B-11, 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 ACRD, City of Meridian and all other regulatory requirements at the time of final construction. FP-07-025 Portico Place Subdivision FP.doc CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 4, 2007 15. Revise or add the following note(s) on the face of the plat prepared by Treasure Valley Engineers, Inc., stamped on 07/11/07 by Robert G. Hinckley, prior to signature of the final plat by the City Engineer: 4.) Revise to read, "Direct lot access to McMillan Road is prohibited unless otherwise approved by Meridian City and ACHD", ° °^* ~ _ *'~° *°m^^r^^• ° ° *'~°* °''°" *.) Add a note stating: "Lots 7, 8, 9, and 10, Block 2 and lots 13, 14, and 15, Block 1 shall take access from the proposed common drives and owners of said lots shall maintain the common drive." *.) Add a note, "Bottom elevation of structural footings shall be set a minimum of 12 inches above the highest established normal ground water elevation." *.) Add a note:. "Lot owners are responsible for maintenance of any irrigation/drainage Wipe or ditch crossing their lot unless such responsibility is assumed by an imQation/drainage entity.,, 16. Revise the plat to depict the street buffer width along E. McMillan Road as 30 feet along the portion that is adjacent to the existing house, as modified and approved by City Council. 17. Revise the plat to graphically depict 4-foot tall closed vision fencing or 6-foot tall open vision fencing along the perimeter boundary of Lot 2, Block 1. 18. The landscape plan, prepared by Jensen Belts and dated 03/1/07 shall be revised as follows: a. Graphically depict the detail for the gazebo on the face of the plan. b. Per UDC-11-3G-3E.2, add 1 deciduous tree to the southeast side of Lot 1, Block 1. Submit three copies of the revised landscape plan to the Planning Department prior to signature of the final plat by the City Engineer. 19. 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. 20. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. GENERAL REQUIREMENTS 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. FP-07-025 Portico Place Subdivision FP.doc CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 4, 2007 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. 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, or as otherwise allowed by UDC 11-SC-1. 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. Applicant shal'1 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. 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. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 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. 12. Any water meter lids placed in driveways must be traffic rated lids, approved by the City of Meridian. 13. Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 14. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. FP-07-025 Portico Place Subdivision FP.doc CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 4, 2007 STAFF RECOMMENDATION Staff recommends approval of the final plat for Portico Place Subdivision (FP-07-025) with the above stated conditions. FP-07-025 Portico Place Subdivision FP.doc