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HomeMy WebLinkAboutBaldwin Park No7.fpFP-03-051 Baldwin Park Sub No.7 ies HUB OF TREASURE VALLEY MAYOR Robert D. Corrie CITY COUNCIL MEMBERS William L.M. Nary Keith Bird Tammy deWeerd Cherie McCandless A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433 · FAX (208) 887-4813 City Clerk Office Fax (208) 888-4218 LEGAL DEPARTMENT (208) 466-9272 ·Fax 466-4405 PUBLIC WORKS BUILDING DEPARTMENT (208) 887-2211 · Fax 887-1297 PLANNING AND ZONING DEPARTMENT (208) 884-5533 · FAX 888-6854 STAFF REPORT: City Council Date: September 16, 2003 To: Mayor & City Council From: Sonya Allen, Planner I Bruce Freckleton, Engineering Tech III Re: Baldwin Park Subdivision No. 7  Request for Final Plat approval of Thirty-Eight (38) Single-Family Residential Building Lots and Two (2) Other Lots on 9.28 Acres in an R-8 Zone, by Capitol Development (File No. FP-03-051). We have reviewed this submittal and offer the following comments, as 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 This is the seventh phase of the Baldwin Park Subdivision, located on the east side of Linder Road, approximately 1/2 mile south of McMillan Road. This phase of the subdivision includes 38 single family residential building lots and 2 common lots. The gross density of Phase No. 7 is approximately 4.09 dwelling units/acre. The subdivision is located in an R-8 zone. The minimum house size within the subdivision is 1,301 square feet, not including the garage area. With the exception of Lot 50, Block 12 (lot lines needs to be shifted to meet minimum street frontage requirements), the proposed subdivision plat meets the requirements of the R-8 zone. As a condition of approval for Phase 5, the applicant was required to submit a complete revised preliminary plat application prior to signature on the final plat for that phase. A revised layout plan showing the previously approved/future phases of Baldwin Park Subdivision was submitted with Phase 5. The final plat submitted for Phase 6 included 3 additional lots than was approved on the original preliminary plat for that phase, but did match what was proposed on the revised layout plan. Phase 7 has 2 additional lots than was approved in the preliminary plat, but also matches the revised layout plan. Additional lots were also added on previously approved phases of Baldwin Park Subdivision. As a result, a new revised preliminary plat application will have to be approved before the final phase can be submitted. The total number of lots cannot exceed the number approved on the preliminary plat for this subdivision. Submission of a revised preliminary plat application is required before signature on the final plats for Phases 6 & 7. Mayor and Council Hearing Date: September 16, 2003 Page 2 FP-03-051 Baldwin Park Sub No. 7 Staff recommends approval of this phase of Baldwin Park Subdivision with the comments and conditions stated in this report. We have allowed this subdivision to proceed as such because originally we were under the understanding that the lot count would equal out at the end to the approved amount of lots. However, staff would not recommend following this procedure in the future, so far as accepting final plat applications that do not follow the approved preliminary plat. If an applicant adds a lot or lots in a phase that are beyond what was approved for the preliminary plat within the phase boundaries, we will ask for a revised layout of the entire property that is consistent with the approved number of lots. The Administrator will then make a determination as to whether the revised layout is in substantial compliance with the approved preliminary plat. This does not mean that an applicant will be prohibited from expanding phase boundaries to accommodate market demand. SITE SPECIFIC REQUIREMENTS 1. Applicant shall meet all terms of the approved Preliminary Plat (PP-01-024) and Development Agreement (Instrument No. 102083000). 2. The pressurized irrigation system within this development is to be owned and maintained privately by the Baldwin Park Subdivision Homeowner’s Association. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a creek or well source is not available, a single-point connection to the culinary water system shall be required. Plans and specifications for the irrigation system shall be reviewed by the Public Works Department as part of the development plan review process, and a draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the Meridian City Engineer. 3. Street signs are to be in place, water system shall be approved and activated, pressurized irrigation system approved and activated, drainage lots constructed, fencing installed, and road base approved by the Ada County Highway District prior to applying for building permits. All development improvements, including fencing, micro-paths, irrigation, and landscaping shall be installed and approved prior to obtaining certificates of occupancy. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. Fencing adjacent to micropaths shall be installed per MCC 12-13-15-9. Fencing within 20’ of the right-of-way shall be reduced to 3’ in height. 5. Per Preliminary Plat (PP-01-024) condition #61, all drainage within the micropath (and pathway amenity) lots shall be maintained within the 7 ½ foot area on either side of the 5-foot hard surface path and not drained to the fence line. A minimum three (3) foot wide separation between the hard surface path and adjacent building lots shall be maintained. Mayor and Council Hearing Date: September 16, 2003 Page 3 FP-03-051 Baldwin Park Sub No. 7 6. The Landscape Plan dated 8-4-03 (L-1 & L-2) by The Land Group, Inc. is approved as submitted. 7. Shift the lot lines between Lots 49 & 50, Block 12 on the plat to allow for the 40’ minimum street frontage, as measured on the chord, for a cul-de-sac lot on Lot 50. 8. Modify or add the following plat notes in the manner noted below:  Revise numbering in Notes section (goes from 3 to 5). (9.) Revise to read: No building permits shall be issued on any lots in this subdivision until the provisions of the recorded Development Agreement Instrument No. 102083000 have been fulfilled… (13.) Setbacks – Revise interior side to 5’ single story & 10’ two story (ordinance has changed). (15.) Revise spelling of irrigation. (16.) Add note: The pressurized irrigation system within this development is owned & maintained by the Baldwin Park Homeowners Association. 9. Sanitary sewer service to this site shall be via the White Drain Trunk. Applicant will be responsible to construct the sewer mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. 10. Municipal water service to this site shall be via main line extensions from mains installed in previous phases. Applicant will be responsible to construct the water mains to and through this proposed development. 11. Complete the Certificate of Owners and accompanying Acknowledgment. 12. 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 per Resolution 02-374. 13. Any drainage areas (detention/retention basins) must be designed to ensure that water is retained only during 100-year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1. 14. Prior to signature on the final plat for this phase, applicant must submit a complete revised preliminary plat application to the City of Meridian Planning & Zoning Department. 15. Delete the “Fence Height Restriction Area” symbol from the plat and legend. 16. Staff’s failure to cite specific ordinance provisions or terms of the approved preliminary plat or development agreement does not relieve Applicant of responsibility for Mayor and Council Hearing Date: September 16, 2003 Page 4 FP-03-051 Baldwin Park Sub No. 7 compliance. GENERAL REQUIREMENTS 1. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 2. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 3. One-Hundred watt (100w), high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. Street light contractor shall obtain design and permit approval from the Public Works Department prior to commencing installations. 4. 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. 5. Sewer and water mains shall be extended to and through the proposed development, thereby making services available for adjacent properties. 6. Applicant’s engineer will be required to submit a signed, stamped statement certifying that all street finish centerline elevations are set a minimum of three feet above the highest established normal groundwater elevation. 7. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief and the Public Works Department. 8. Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K. Sidewalks are to provide a clear five-foot-wide walkway pathway without encroachment of mailbox structures. RECOMMENDATION Staff recommends approval of Baldwin Park Subdivision No. 7 with the above stated comments and conditions. The applicant will need to submit a complete revised preliminary plat application prior to signature on the final plat for Phases 5, 6, & 7. No future phases of Baldwin Park Subdivision will be accepted until a revised preliminary plat is approved.