Loading...
Staff ReportSTAFF REPORT Meeting Date: TO: FROM: Apri126, 2011 Mayor and City Council Bill Parsons, Associate City Planner 208-884-5533 E IDIAN~-- IDAHO Scott Steckline, Land Development Supervisor 208-887-2211 SUBJECT: FP-11-002 -Barletta Subdivision I. APPLICATION SUMMARY The applicant, Russell Hunemiller, has applied for final plat approval for 2 residential lots and 3 common lots on 5.80 acres of land for the Barletta Subdivision. The subject property is zoned R-2 (Low-density Residential District). The proposed plat has a density of 0.34 units to the acre which is consistent with density requirements of the R-2 zoning district. The site is located on the east side of S. Ten Mile Road midway between W. Tasa Drive and W. Overland Road in the northeast '/ of Section 22, Township 3 North, Range 1 West. The City Council approved the preliminary plat on January 11, 2010. The plat contained 2 residential lots and 2 common lots on 5.80 acres of land in an R-2 zoning district. While the preliminary plat was being processed by the City, the Ada County Highway District (ACRD) was negotiating with the property owner for additional right-of--way (ROW) for the widening of S. Ten Mile Road. The approved preliminary plat depicted 56 feet of ROW that was to be dedicated via the plat. Due to the widening of S. Ten Mile Road a portion of Lot 4 fronts along S. Ten Mile Road. The unified development code (UDC) requires that a 25-foot wide common lot be platted along S. Ten Mile Road, an arterial street. The applicant has extended a common lot (Lot 5, Block 1) to address the street buffer requirement of the UDC. Thus, the number of common lots has increased from two to three from the approval of the preliminary plat. The additional common lot has increased the amount of open space originally proposed on the preliminary plat. The amount of open space planned for this subdivision is in excess of 11 percent. Per UDC 11-6B-3C, a final plat should be reviewed for substantial compliance with the approved preliminary plat. The following changes are allowed by UDC to grant approval of a fmal plat in order to determine substantial compliance with the approved preliminary plat: • The number of buildable lots is the same or fewer; • The amount of common open space has increased; • The amount of open space is relocated with no reduction in the total amount; • The number of open space lots has increased and • The transportation authority has required minor changes. Based on the aforementioned criteria, Staff finds the proposed final plat to be in substantial conformance with the approved preliminary plat attached as Exhibit B with the inclusion of the added common lot. The applicant has until November 16, 2012 to obtain the City Engineer's signature on the final plat or apply for an administrative time extension in accord with UDC 11-6B-7. Barletta Subdivision FP-11-002.doc PAGE 1 II. STAFF RECOMMENDATION Staff recommends approval of the Barletta Subdivision final plat subject to the conditions noted below. These conditions shall be considered in full, unless expressly modified or deleted by motion of the City Council. III. SITE SPECIFIC CONDITIONS Applicant is to meet all terms of the approved Barletta development agreement (instrument # 111022579), annexation (AZ-10-002), and preliminary plat (PP-10-002) applications for this subdivision. 2. If the City Engineer's signature has not been obtained by 11/16/2012, the Final Plat approval shall expire. The property shall be subdividing in accord with the UDC prior to issuance of a building permit. 4. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. The final plat prepared by Engineering Solutions, stamped on 04/07/11 by Michael E. Marks, is approved with the following changes: a. Revise note #8 on the face of the plat to include common lot #5. b. Either add a note to the plat that Davis Drive/common drive is to maintained by the homeowners or provide proof that an existing maintenance agreement has been recorded with Ada County and note the maintenance agreement on the plat. If said maintenance agreement does not exist than the applicant shall comply with the requirements for common drives as outlined in UDC 11-6C-3D. c. Graphically depict on the plat the 10-foot wide Public Utilities, Drainage and Irrigation easements on the subdivision boundaries and interior lot lines. The landscape plan, prepared by South Landscape Architecture, and dated 07/21/10 is approved with the following changes: a. Construct and install Lot 1, Block 1 adjacent to S. Ten Mile Road, as proposed. b. Revise the landscape plan to include an additiona125-foot wide common lot (lot 5, block 1) adjacent to S. Ten Mile Road. This buffer shall be planted in accord with UDC 11-3B- 7C. The landscape buffers adjacent to S. Ten Mile Road are subdivision improvements and shall be installed prior to receiving a building permit. c. Submit a landscape plan stamped and signed approved for construction and labeled fmal plat landscape plan. d. Install additional landscaping in Lot 3, Block 1 as proposed. This improvement shall be completed prior to receiving a building permit. e. Update the open space calculations on the revised landscape plan to include the additional open space proposed with Lot 5, Block 1. Note: Only 50 percent of the 25- foot wide landscape buffers adjacent to S. Ten Mile Road can count towards the 10 percent open space requirements. Submit three copies of a revised landscape plan to the Planning Department prior to signature of the final plat by the City Engineer. Said plan shall be consistent with the changes listed above. Barletta Subdivision FP-11-002.doc PAGE 2 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 prior to release of building permits for this subdivision. 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. In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. 10. Driveways shall have a 20' wide improved surface capable of supporting an imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D Section D103.6 Signs. 11. The applicant shall post an address on Davis Lane before construction on the building is started. 12. All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and 48' outside, per International Fire Code Section 503.2.4. 13. 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 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. 2. All development improvements, including but not limited to 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. 4. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process. 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 maybe required by the Army Corps of Engineers. Barletta Subdivision FP-11-002.doc PAGE 3 7. Applicant shall be responsible for application and compliance with and NPDES Permitting that maybe required by the Environmental Protection Agency. 8. 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. 9. 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. This condition shall be required when the subject properties connect to city services per the recorded development agreement. 10. 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. This condition shall be required when the subject properties connect to city services per the recorded development agreement. 11. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. 12. The applicant's design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or the ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 13. At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. This condition shall be required when the subject properties connect to city services. V. EXHIIBITS A. Vicinity Map B. Approved Preliminary Plat C. Proposed Final Plat D. Proposed Landscape Plan Barletta Subdivision FP-11-002.doc PAGE 4 Exhibit A -Vicinity Map ~~~ f ~ "-----, .... __. . l'' ~ ~~ ~ ~ ._ ~ ~ `~, ~/ 0 ~ ~ r ,~ ,, '~' ~ '` ! rr'F`'r / ' ''' ~ ~ ~~f ~`r ~_ .wy~ ., _, ,~ _ .._ ,~ $ _ ~•. ___,' s ~ '~,, ~ ___. __ ,s -- - --- f.` - - ~~~ i ~~ f- ..~~. .••° .~ ._ ! 4 ~_ •• 71, -~ --_ _~`--. -a.~_._._._...___ _ _ __.__., . _.__,_...__.._ ~ ww~rrN~w SAN qTY Li1WT8 aan.n~rc OikDiliO ~~~~ ,.gam AI~L~"A SUE~DI11'IS~I©N M10a.Fn ffib7a2 ~.~ ~ T~ ~~ ~j~ ~ ~~. ~ T..~.y ~.~w4 ~.~. aaca A~-COlN1TY,~IWO LV71Q~ ur VIIN VICtMtTY AAAP ,~~~.,..,<~o ~.~. Barletta Subdivision FP-11-002.doc PAGE 5 Exhibit B -Approved Preliminary Plat ~~ i" ~ I I I ~ S ~ r ~ ~V l i A I i ~~ ~ i t ~~ ~1~1~1 t~It 1 4 ~ i t I~ ~, I~~ ;` ~ T ~ ti ' ~ ~ ~ ~ '~ t ~ 1 ~ ~ I ~~~~ Ian ~ . ~~~ ~' I 1 ,~ ~~ ~ f 11 ~ 11 v ~'~~ ~1~ I~~ 11ti 1~ , ~ ~t~ I ~ ~ ~~ ` III t~s` '~ 1~ ~~ `~ ' t< ~ ~ \ ~ 1 1. a~111 ~` :\ ~ 1 is ~ I rom~r~e k, ~"~ ~ tit ~ ~ `~~ ~ ~' ; ~~l ~. j ~~ ~' ~'~,, ;~ °~ ~'~ ,~ ; ~ ~~~ i r ~ i _~~1 ~~`~ ~ G~ , ` ~ ; ; ~ ~ ~ ~'ti~ 1'` ~y via °' -_ --- ~ i ~. ! ~y r-r~r -I ~_ "'• _~ 'two _" 'a ~~~. --- ~ ~ 1 '~~ t I r ~. ~ i r 1 it J ~ ~'' , ' ...~ ~ ~ ~ 4 r ,. - i ~ ~ ~ . 'f a~ iL~Pi'Y~R ~'.dei.osti „ PRE Barletta Subdivision FP-11-002.doc PAGE 6 Exhibit C -Proposed Final Plat PLAT SHON7NG LOCATED IN THE NE t/4 OF THE NE 7/4 OF SECTION 22. TOWNSHIP 3 NORTH, RANGE 1 NEST, B.M. MERIDIAN. ADA COUNTY, IDAHO 2011 a e a la ue ~,C!M ~~ 1 ' \ 414 al-~ _ _ _. ~ 5 lP1YIS E NISY `~ \ ~ ,,1 Kt I •nYM ~\` P~e~4 1'1 IICµ iii ~ g 14 ~° X41 R 1 I h e.~ii . a 1'1 y III Ivu : x 'L• Y 4' ~~ ~ . vxa sI nxa s ~ 1 ~ Il q 11 ,1 a.~r,fs- ----.'--- , 9~II~~~ I i / / _.____._}[__ Nlx15°V~'1P~__ ____'___JV_____fRS .1C4.S.dy~ ~ ' I nu oorr / UNftATEEO ` I i l~ ~~~IFie~ _-_- - ~ ..~. ~.. 'ur`n"` ~ n ~5x 'Z$= - xua"~ 'w~iri v TTT 4 e • •'«w" 'FSCRi71RC.:l~'6°~11&'°n~' :eGs'~."lim. --- m°^im"•ua 9..v... "`aq alu.cmnl.wallaai.~ ~,.. ~ 6 . .a~..,r Y4i ----- amr eaa ul I ~.a ,~e~nerw..wrraisrwe..res.n dsa B Imew> " "StlMISS'ii°dP$1T.M°"e~?'~: ~715,i'J®""a°'° m ww so..w.. v.. iu «o ~p cao eo N'Ma Mmc a.u+ r .e°I. c.~"":.~.~'.~~ iselKesn.e'a a.Ieo a»~~ei amu•s.ac .n c e\s Me~ m P[1YM.M 'w~~t[ wMKIN~II[Ie1.O. .ILO OO it ~~ 4w~I ~IUO~oIw¢II1~11{IOI. lIER II.P es~.sn.ew lw aewewo llaww 1e '.~ ~ IAlll ~.~...~. =......I~....~....o. 4YY! °I°r r rain® n•s•ne.r•Iai~m..rrnm•s. ,auws~r,~,.~~~' .O e4. ee)12 Barletta Subdivision FP-11-002.doc PAGE 7 Exhibit D -Proposed Landscape Plan .,J,~ P _ _ .~..~ ~, Ai ~ \ ~, ~ ~~` ~ --- --~ . ~ ;,,. ~~ ~~ '~ ~.r. i ~ ~:' R, R~ i '`~` LANDSCAPE PLAN ~, ~, ' i ti' ,~ '~ ~\ ~ y ~''y } ~. .~ ~ ~ "~ ~w `1 t i ~ 3 1 i _ __ _. , +~ m a ~ : ~. r ~.'~~~.,. v ` i ~,g~ I ~ ~,~; cs~~ Y}~!~ ~..~.....~.c. :' _~ ~~ ~. - ~.,.. .~. rww~ai g Mwvi. ...,._.D. ~~ =~~,s~ S ~ ~' i o ~ ~ .',~~ ~ ~' 4s <: m S~a#--_.i-~- Barletta Subdivision FP-11-002.doc PAGE 8