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HomeMy WebLinkAboutVerona Sub 2.FPFP –03-050 Verona Sub 2.FP HUB OF TREASURE VALLEY MAYOR Robert D. Corrie CITY COUNCIL MEMBERS Tammy deWeerd Keith Bird Cherie McCandless William L.M. Nary 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) 898-5500 · Fax 887-1297 PLANNING AND ZONING DEPARTMENT (208) 884-5533 · FAX 888-6854 STAFF REPORT: Hearing Date: September 16, 2003 To: Mayor, City Council and Planning & Zoning Commission From: Sonya Allen, Planner I Bruce Freckleton, Senior Engineering Tech. Re: Verona Subdivision No. 2  Request for Final Plat Approval of Seventy-Two (72) Single-Family Residential Lots, Six (6) Office Lots, and Fourteen (14) Other Lots on 30.79 Acres in an R-8 Zone (P-D) for Verona Subdivision No. 2, by Primeland Development, LLP (File No. FP-03-050). We have reviewed the above-referenced submittal and offer the following comments, as conditions of approval. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY & LOCATION The applicant, Primeland Development, LLP, has requested final plat approval of the second phase of Verona Subdivision. This phase of the subdivision consists of 72 single-family residential lots and 14 other lots on 30.79 acres and is located off of the north-east corner of W. McMillan Road and N. Ten Mile Road. The other lots consist of pedestrian paths, landscaping, and drainage lots. The residential portion of this phase of the subdivision has a gross density of 2.50 d.u./acre and a net density of 3.15 d.u./acre. Although the proposed subdivision is located in an R-8 zone, a Conditional Use Permit for a Planned Development (File No. CUP-03-007) has been approved for the subdivision that allows a portion of the subdivision to be developed in a commercial manner. Staff finds that the proposed final plat substantially complies with the approved Preliminary Plat and the terms of the Conditional Use Permit. There were some revisions made to this phase of the final plat that included additional common area lots than were approved on the preliminary plat. The additional common lots were created within portions of existing building lots. Most of the additional lots were originally shown Mayor & City Council Hearing Date: September 16, 2003 Page 2 FP –03-050 Verona Sub 2.FP as landscape easements. Since no additional building lots are proposed, staff still deems the plat to be in substantial conformance with the approved preliminary plat. Staff recommends approval of Verona Subdivision No. 2 with the comments and conditions stated in this report. CONDITIONS OF APPROVAL 1. Applicant shall meet all terms of the approved Preliminary Plat (PP-03-003), Planned Development (CUP-03-007), and Development Agreement (Inst. No. 103097612). 2. The pressurized irrigation system within this development is to be owned and maintained by the Bridgetower Crossing and Verona Home Owner’s Associations. 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 municipal 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. Sanitary sewer and water service to these lots shall be via main line extensions from existing mains adjacent to the subdivision. This development shall be subject to latecomers’ fees to reimburse those responsible for bringing service to the area. The latecomers’ fees shall be due and payable upon City of Meridian endorsement on the final plat map. 4. 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. 5. 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. 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. Applicant shall add a permanent shared access easement, centered on the lot line between Lots 26 & 27, Block 3; Lots 3 & 4, Lots 20 & 21, Lots 22 & 23, and Lots 28 & 29, Block 10 for the purpose of a common driveway. The access easement shall be a minimum 20 feet wide by 20 feet long. Label or note said easement accordingly on the face of the plat. Mayor & City Council Hearing Date: September 16, 2003 Page 3 FP –03-050 Verona Sub 2.FP Mayor & City Council Hearing Date: September 16, 2003 Page 4 FP –03-050 Verona Sub 2.FP 8. Add or revise the following plat notes:  Add note: No building permits shall be issued on any lots in this subdivision until the provisions of the recorded Development Agreement Instrument No. 103097612 have been fulfilled as determined by the City of Meridian. (16.) Revise setbacks: Street side – 20’ single family, 15’ townhomes (17.) Revise to read: No sight obscuring fencing shall be constructed higher than (4) feet, with the allowance of a (2) foot lattice on top of the solid fence, adjacent to pedestrian walkways lying along side lot lines of Lot 21, Block 3. 9. Add adjacent platted subdivision names to face of plat. 10. Graphically depict 30’ McMullen Lateral easement on face of plat. 11. Submit a revised landscape plan showing detached sidewalks on N. Ten Mile Road & W. McMillan Road per the Meridian Comprehensive Plan. 12. Per MCC 12-13-13-6 Mitigation Trees, prior to the City Council meeting, applicant shall submit evidence to the Planning & Zoning Department that another governmental agency is requiring the removal of the existing silver maple and conifer trees. According to Harvest Design, a total of 124 caliper inches of trees must be replaced. Mitigation trees are in addition to all other required landscaping. A revised landscape plan showing the required mitigation shall be submitted 13. Any existing domestic wells and/or septic systems within this project shall 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. 14. Street lights shall be installed in compliance with the approved streetlight agreement. Two-Hundred-fifty watt (250w) and 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 to obtain design and permit from the Public Works Department prior commencing installations. 15. 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. 16. In lieu of piping the existing north-south ditch running through the park lot, the developer shall post cash surety in the amount of 110% of a contractor’s estimate for the proposed 24-inch diameter pipe. 17. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief and the Public Works Department. Mayor & City Council Hearing Date: September 16, 2003 Page 5 FP –03-050 Verona Sub 2.FP 18. Sidewalks within the proposed subdivision shall be built in accordance with MCC 12-13- 10-8. Detached sidewalks shall be required along the entire subdivision frontage of Ten Mile Road. 19. A new detailed Conditional Use Permit will be required prior to development of any of the office/church uses within Verona Subdivision. 20. All development shall comply with the Americans with Disabilities Act and the Fair Housing Act. 21. Fencing shall be installed as submitted on fencing plan in accordance with MCC 12-4-10. 22. Staff’s failure to cite specific ordinance provisions or terms of the approved preliminary plat, conditional use permit or development agreement does not relieve Applicant of responsibility for compliance. 23. Graphically depict 10-foot wide public utilities, drainage and irrigation easements along all rear lot lines that are not adjacent to the subdivision boundary. 24. Graphically depict 8-foot wide public utilities, drainage and irrigation easements along all side lot lines where pressurized irrigation mains run. 25. Graphically depict 5-foot wide public utilities, drainage and irrigation easements along all lot lines adjacent to the subdivision boundary that will be side lot lines in future phases. RECOMMENDATION Staff recommends approval of the final plat for Verona Subdivision No. 2 with the above stated comments and conditions.