HomeMy WebLinkAboutStaff CommentsMAYOR
Tammy de Waerd
CITY COUNCIL MEMBERS
Keith Bird
William LM. Nary
Shaun WarAa
Charles M. Rau~ea
STAFF REPORT:
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II IDAHO
To: Mayor and City Council
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From: Sonya Allen, Assistant City Planner
Bruce Freckleton, Senior Engineering Tech.-
Re: Soda Springs Subdivision
CTTY MALI.
(208) 888.4433 -Fax 887.4813
PusLlc woRxs
BUILDING DEPARTMENT
(208) 887-2211-Fax 898-9551
LEGAL DEPARTMENT
(208) 466-9272 _ FAX 466-0405
Hearing Date: Apri16, 2004
RECEIVED
APR 0 2 2004
City Of Meridian
City Clerk Office
Request for Final Plat Approval of Fifty-seven (57) Single-Family Residential
Lots and Ten (10) Common Lots on 11.08 Acres in an R-8 Zone for Soda
Springs Subdivision, by Todd Campbell Construction, Inc. (File No. FP-04-017).
We have reviewed the above-referenced submittal and offer the following comments, as
conditions of approval These conditions shall be considered io fufl, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION S[JMMARY ~ LOCATION
The applicant, Todd Campbell Construction, Inc., has requested final plat approval of Soda
Springs Subdivision. This subdivision consists of 57 single-family residential lots and 10
common lots on 11.08 acres in an R-8 zone. The common lots within the subdivision will be
used for landscaping, storm drainage, and open space. The gross density of the subdivision is
5.14 dwelling units per acre. The net density is 6.56 dwelling units per acre.
The proposed subdivision is located approximately '/a mile east of N. Locust Grove Road on the
north side of E, Victory Road, in the SW'/a of Section 20, T.3N., R lE.
Staff finds that the proposed final plat complies with the approved preliminary plat.
Staff recommends approval of Soda Springs Subdivision with the comments and conditions
stated in this report.
FP-04-017 Soda Springs Sub FP.doc
Mayor & City Council
Hearing Date: Apri16, 2004
Page 2 of 5
CONDITIONS OF APPROVAL
I. Applicant shall meet all terms of the approved Preliminary Plat (PP-03-027),
Conditional Use Permit (CUP-03-043), and Development Agreement (Inst. No.
104027946) 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
welt source is not available, asingle-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. 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
Departmern. This development is subject to applicable sanitary sewer and water
latecomers fees.
4. Applicant shall be required to pay Public Works developmern 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
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 adjacern to pathways or the common area lots shall not be over three feet in
height if constructed of a solid material, and shall not be more than 4 feet in height if it is
non-sight obscuring per preliminary plat finding #5, pg. 6.
A solid, 6-foot high cedar fence shall be installed on the west, north, and east boundaries
of the subdivision adjacern to residential lots prior to arty building permits being issued
per Preliminary Plat Finding No. 5, pg. 6. The fence along the east boundary will be
installed on the neighboring property per their consent so that it doesn't have to be set in
ACRD right-of--way (per discussion at City Council meeting on 12/9/03).
7. Per Preliminary Plat Finding #5, pg. 13, applicant shall only be allowed one story homes
to be built on the lots that hack up to the one story homes in Sherbrooke Hollows.
FP-04-014 Woodside Creek Sub FP.doc
Mayor & City Council
Hearing Date: Apri16, 2004
Page 3 of 5
Bonus rooms shall be allowed in these homes, but no windows shall face into the
Sherbrooke Hollows homes.
The applicant has stated that a note will be added on the face of the plat for this
requiremern.
8. Per Preliminary Plat Finding #6, pg. 13, minimum house sizing shall be as follows:
a. 1,500 s.f. min. for one story homes bordering Sherbrooke Hollows.
b. 1,750 s.f. min. for two story homes bordering Sherbrooke Hollows.
c. 1,300 s.f. min. for homes backing up to Victory Road
d. 1,300 s.f. nun. for one story homes on alleys.
e. 1,600 s.f. min. for two story homes on alleys.
The applicant has stated that these requiremerns will be included in the CC&R's for the
subdivision.
9. Add or revise the following plat notes:
(10.) Direct access to u~ E. Powder River Street is prohibited...
(14.) Add note: "Fencine on Lots 2 12 and 14 adjacern to common area Lots 1 and
13 Block 1 shall not exceed three feet in heiarht if constructed of a solid
material and shall not exceed four feet in height if constructed of a non sight
obscunna material."
(15.) Add note: "One story homes must be buil# on the lots that back un to the nne
homes. but no windows s a 1 face into the Sherbrooke Ho lows homes "
10. Revise the Landscape Plan (dated 11-4-03, prepared by W & H Pacific) as follows:
a. A solid, 6-foot high perimeter fence shall be installed per Preliminary Plat
Finding No. 5, pg. 6.
b. Show fencing along micropath adjacent to Lots 17 & 19, Block 1, in compliance
with Preliminary Plat Finding No. 5, pg. 6, which states that fencing adjacent to
pathways or the common area lots shall not be over three feet in height if
constructed of a solid material, and shall not be more than 4 feet in height if non-
sight obscuring.
c. Show contours for the drainage area on Lot 13, Block 1.
d. Include one tree on Lot 13, Block 1 (per MCC 12-13-16-5) to be located outside
of the drainage Swale
e. Include calculations table showing the width of the street buffer, lineal feet of
street frontage, number of street trees provided/required, acreage dedicated for
common open space, Number of trees provided/required on common lot(s).
FP-04-014 Woodside Creek Sub FP.doc
Mayor & City Council
Hearing Date: Apri16, 2004
Page 4 of 5
Provide a 20-foot wide improved surface on the fire access road capable of
supporting 70,000 lbs. Turning radius must be 28-feet measured on the inside
and 48-feet on the outside.
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 may be
used for non-domestic purposes such as landscape imgation.
12. 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. 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.
14. Applicant's engineer will be required to submit a signed, stamped statemern certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
15. Coordinate fire hydrant placement with the City of Meridian's Deputy Fire Chief and the
Public Works Department.
16. Sidewalks within the proposed subdivision shall be built in accordance with MCC 12-
13-10-8.
17. All development shall comply with the Americana with Disabilities Act and the Fair
Housing Act.
18. Bearings and/or distances of record as mentioned in the legal description of the
Certificate of Owner's, need to also be shown on the face of the plat.
19. Add the "centerline" and "property line" to the plat legend.
20. Add the Corner Record # to the W1/4 Comer of Section 20, and add a reference to
"Section 20" for all corners shown.
21. Revise the Utility, Drainage and Irrigation Easement along the subdivisions west
boundary to 15-foot in width, the east side of Lot 6, Block 6 to be 10-foot in width, the
east side of Lot 5, Block 1 to be 8-foot in width, The south side of Lot 1, Block 5 to be
8-foot in width, and the west side of Lot 20, Block 1 to be 8-foot in width. These
revisions are necessitated by the location of irrigation facilities.
FP-04-014 Woodside Creek Sub FT'.doc
Mayor & City Council
Hearing Date: Apri16, 2004
Page 5 of 5
22. The sum of the distances shown slang the subdivision's east boundary don't equal the
overall distance shown. Make the necessary con~tions.
23. Correct the dimensions shown for the''/a width of the right-of--way of E. Powder River
Street, and the south portion of S. Gunnell Avenue, as the centerline that is shown is not
in the center of the roadways.
24. Stafl°s failure to cite specific ordinance provisions or terms of the approved annexation
preliminary plat, or conditional use permit does not relieve Applicant of responsibility
for compliance.
Staff recommends approval of the final plat for Soda Springs Subdivision with the above stated
comments and conditions.
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