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Home My WebLink AboutREV Staff CommentsMAYOR Tammy de Weerd CITY COUNCIL MEMBERS Keith Bird William L.M. Nary Shaun Wardle Charles M. Rowtree r' ~. , ,. CrrY OF C~ri~i~n {~ NAH~J CITY HALL (208) 888-4433 -Fax 887-0B 13 PUBLIC WORKS BUILDING DEPARTMENT (208) 887-2211 ~ Pax 898-9551 LEGAL DEPARTMENT (208) 466-9272 -FAX 466-4405 REVISED STAFF REPORT: Revised Staff Report: Apri12, 2004 Hearing Date: March 16, 2004 To: Mayor and City Council - From: Sonya Allen, Assistant City Planner ~~ Bruce Freckleton, Senior Engineering Tech.- ~~~ u ~ Z00~ Re: Woodside Creek Subdivision L'ity Of Meridian City Clerk 9ffioe Request for Final Plat Approval of Fifteen (15) Single-Family Residential Lots and Four (4) Common Lots on 4.47 Acres in an R-8 Zone for Woodside Creek Subdivision, by Woodside Properties, LLC (File No. FP-04-014). 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, Woodside Properties, LLC, has requested final plat approval of Woodside Creek Subdivision. This subdivision consists of 15 single-family residential lots and 4 common lots on 4.47 acres in an R-8 zone. The common lots within the subdivision will be used for landscaping, storm drainage, and open space. The proposed subdivision is located at 1115 N. Ten Mile Road, approximately Y mile south of W. Cherry Lane on the west side of N. Ten Mile Road, in the NE '/ of Section 10, T.3N., R.1 W. The gross density of the subdivision is 3.5 d./u. per acre. The net density is 4.62 d./u. per acre. Staff finds that the proposed final plat substantially complies with the approved preliminary plat. In Council's original approval of the preliminary plat, the Applicant was allowed to keep an existing home that was approximately 10 feet from the future right-of--way. The applicant was still required to provide a 25-foot landscape buffer, but it was allowed to "wrap around" the existing home. This put one portion of the required 25-foot landscape buffer on a common lot, and another portion on a privately owned lot with the existing home. When the Applicant actually surveyed the location of the existing home, it turned out to be three feet from the edge of the future right of way. The Applicant has therefore decided to relocate the house and place Mayor & City Council Hearing Date: March 16, 2004 Page 2 of 4 the full length of the required buffer on a common lot. These modifications to the approved preliminary plat cleazly exceed the intent of the original approval and create 1) a much better streetscape for pedestrians and drivers and 2) living environment for the eventual owner of the existing home. A revised plat was submitted on April 1, 2004 which changed the configuration of the lots and the lot numbering in Block 1. No building Zots were lost or added. The applicant states that in the future it is likely that Lot 13, Block 1 will be subdivided into two lots. Staff recommends approval of Woodside Creek Subdivision with the comments and conditions stated in this report. CONDITIONS OF APPROVAL Applicant shall meet all terms of the approved Rezone (RZ-03-010) and Preliminary Plat (PP-03-025) approved for this development. 2. The pressurized irrigation system within this development is to be owned and maintained by Nampa & Meridian Irrigation District. 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, asingle-point connecfion 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 azeas 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. The applicant shall be responsible to construct the sewer and water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. 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. Any drainage areas (detention/retention basins) must be designed to ensure that water will percolate or discharge within a period of time not to exceed 24 hours for all storms up to and including a 100-year storm event. (All areas being counted toward the 10% open space amenity shall be free of "wet ponds" or other such nuisances.). 6. Fencing must be installed in compliance with Meridian City Code 12-4-10. FP-04-O14 Woodside Creek Sub FP.doc Mayor & City Council Hearing Date: March 16, 2004 Page 3 of 4 7. The existing house on Lot 13, Block 1 shall be re-located out of the required 25-foot landscape buffer adjacent to N. Ten Mile Road per preliminary plat finding #H.1 prior to signature on the final plat. If not completed before signature on the final plat, a Letter of Credit will be required in the amount of 110% of the cost for re-locating the existing house. Re-location of the house must take place prior to the sale of this lot. Include the instrument number of the new right-of--way adjacent to N. Ten Mile Road indicated on the face of the plat 9. Add or revise the following plat notes: (1.) Note refers to drainage easements, as shown hereon, however none are shown. (4.) Revise note to read: "Building setbacks and dimensional standards in this subdivision shall be in compliance with Title 11 and Title 12 of the Meridian City Code." r,r;,,;,,,,,,,,,, ,...:,a;.... ne.,.n,.,. ,;..en n,.n„ ,.e ,...,,n..,.., ..:«,- .,.,. r....~:«..«.... ; n~ n4 n4 4,~n 4:«nu ~F :n......«nn ..~.. ~...:,.~:«.. .. «....:4 «.~ ..,, 1..k .. n, ..«~, ' .. ' « 10. The Landscape Plan dated 7-27-03, prepared by Brooks Design Group, is approved as submitted. 11. 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 maybe used for non-domestic purposes such as landscape irrigation. 12. 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. 13. Graphically depict 8-foot wide public utilities, drainage and irrigation easements along the east side of Lot 8, Block 1, and Lot 15, Block 1, and a 10-foot wide irrigation easement across Lot 1, Block 2. The extra width is required due to pressurized irrigation mains. 14. 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. 15. 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. FP-04-O14 Woodside Creek Sub FP.doc Mayor & City Council Hearing Date: March 16, 2004 Page 4 of 4 16. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief and the Public Works Department. 17. Sidewalks within the proposed subdivision shall be built in accordance with MCC 12- 13-10-8. 18. All development shall comply with the Americans with Disabilities Act and the Fair Housing Act. 19. Staffls failure to cite specific ordinance provisions or terms of the approved rezone or preliminary plat does not relieve Applicant of responsibility for compliance. RECOMMENDATION Staff recommends approval of the final plat, with the above stated comments and conditions. FP-04-014 Woodside Creek Sub FP.doc