HomeMy WebLinkAboutStaff CommentsMAYOR
Tammy de Weard
Cn'Y COUNCIL MEMBERS
Keith Bird
William L.M Nary
Shaun Wardle
Charles M. RauMree
CITY OF
eri~i~n
Il IDAHO
crrY xAta.
(208) 888-4433 -Fax 587-4813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 - Fex 898-9331
LEGAL DEPARTMENT
(208)466.9272 -FAX 466.4403
STAFF REPORT: Hearing Date: Apri120, 2004
To: Mayor, City Council and Planning 8t Zoning Commission t 4~~ C.r.L,r,1~ ~/ ~j
(~~J~' APR 16 2004
From: Wendy Kirkpatrick, AICP, Associate City Planner VW I "' -,.
Bruce Freckleto Senior F.n ineerin Tech. fJTt9 Of Meridian
~ g g ~ sty Clerk Oflice
Re: Sageland Subdivision
Request for Final Plat Approval of 41 Single-family Residential Building
Lots on 10.64 Acres in an R-8 Zone for Sageland Subdivision, by Quasar
Development, LLC. (Fide No. FP-04-024)
We have reviewed the above-referenced submittal and ofFer the following comments, as
conditions of approval These conditions shall be considered in full, unless ezpressty
modified or deleted by motion of the Meridian City Counc~7:
APPLICATION SL~Ma1tY ~ LOCATION
The applicartt, Quasar Development, LLC has requested approval for Sageland Subdivision.
This subdivision consists of 41 single-family residential building lots and 10 common area lots
on 10.64 acres in an R 8 zone. The gross density is approximately 3.85 dwelling units/acre. The
net density is approximately 4.69 dwelling unit acre.
Sageland Subdivision is located at the northeast corner of Victory Road and Locust Grove Road.
A Conditional Use Permit for a Planned Development was approved for this project. The CUP
allowed for the minimum lot size to be reduced to 5,000 s.f. for detached homes and fora 5'
rear setback for garages.
A revised landscape plan needs to be submitted depicting the addition of roadside infiltration
swales to the subdivision plat. The swales were required by ACHD after the preliminary plat
was approved by Council. The addition of the swales will result in the proposed subdivision's
sidewalks being shifted to an easement on the subdivision lots. Approximately 2' of the width of
the sidewalks will be located inside the subdivision lots. With this added condition, staff has no
Mayor & City Council
Hearing Date: Apri120, 2004
Page 2 of 5
objection to the sidewalk easement. Staff has added a condition stating that setbacks shall be
measured from the sidewalks not property line.
Staff recommends approval of Sageland Subdivision with the comments and conditions stated in
this report.
SITE SPECIFIC 1tE0UIItEMENTS/FINAL PLAT
Applicant shall meet all terms of the approved Preliminary Plat (PP-03-020), Planned
Development (CUP-03-036), Annexation and Zoning (AZ-03-015) and Development
Agreement (Inst. #104033485).
2. The pressurized irrigation system within this development is to be owned and
maintained by the 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 coffiection to the culinary water
system shall be required. If a single-point connection is utilized, the developer shall be
responsible for the paymern of assessmerns for the common areas prior to signature on
the final plat by the Meridian City Engineer.
3. A revised landscape plan must be submitted depicting the roadside infiltration swales
and all trees which will be relocated from the originally approved landscape plan due to
the addition of the swales.
4. Sidewalk easements and shared driveways must be depicted on the revised final plat.
5. Fencing shall be constructed in conformance with the Preliminary Plat Findings of Fact
and Conclusions of Law and MCC 12-4-10.
6. Sanitary sewer service to this site shall be via mainline extension from the trunk line
installed for the Tuscany Village development. 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.
7. Municipal water service to this site shall be via main line extensions from existing
mainlines installed adjacent to the proposed development. Applicant will be responsible
to construct the water mains to and through this proposed development.
8. 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.
9. Complete the Certificate of Owners and its accompanying Acknowledgement.
FP-04-024 3ageland Subdivi~on FP.doc
Mayor & City Council
Hearing Date: Apri120, 2004
Page 3 of 5
10. The bearing and distance calls on the face of the plat don't match the bearing and
distance calls in the legal description of the Certificate of Owner's. Please make the
appropriate revisions.
11. Graphically depict eight (8') foot wide public utilities, drainage and imgation easements
along the south side of Lot 13, Block 2, and the north side of Lot 6, Block 2. The extra
width is required due to the location of the pressurized irrigation mains.
12. Applicarn shall add a pennanern shared access easement, centered on the lot line
between Lots 17 & 18, and Lots 19 & 20 Block 2; Lots 17 & 18, Block 1 for the
purpose of a common driveway. The access easemem shall be a minimum 20 feet wide
by 20 feet long for Lots 17-20, Block 2, and 40 feet long for Lots 17 & 18, Block 1.
Add a reference for each case to plat Note #9.
13. Please revise the Landscape Plan as follows:
a. Stormwater swales must meet standards outlined in Section 12-13-14-2a of
Meridian's Zoning Ordinance.
b. Contour lines must be shown on landscape plan.
c. Roadside infiltration swales must be shown on landscape plan.
d. Show where trees which were originally located in the swale areas will be
relocated.
14. Please add or revise the following plat notes:
6. All rear lot lines and those common to a public right-of--way have a ten (10')
foot wide permanent public utilities, drainage, street light and irrigation
easement, except for those lots with sidewalk encroachment, in those cases the
easement width shall be twelve(12) foot.
9. Re-word.• A cross access easement is herby dedicated for the purpose of shared
driveways.
11. Complete recording information.
12. The owner of each lot across which passes an irrtgation/drainage ditch or pipe,
is responsible for the maintenmace therof, unless such responsibility is assumed
by an irrigation/drainage district.
13. Front yard setbacks shall be measured from back of sidewalk for lots where
sidewalk encroaches into lot.
14. Building setbacks and dimensional standards in this subdivision shall be in
compliance with Title ]I and Title I2 of the Meridian City Code unless otherwise
mod~ed by Conditional Use Permit (CUP-03-036) which allowed for reduced
setbacks and lot sizes.
15. 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.
FP-04-024 Sageland Subdivi~on FP.doc
Mayor & City Council
Hearing Date: Apti120, 2004
Page 4 of 5
GENERAL REQUIREMENTS
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. 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 improvemerns, 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, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
4. Two-Hundred-fifty watt (250w) and One-Hundred watt (100w), high-pressure sodium
streetlights will be required at locations designated by the Public Works Departmern. 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 cornractor to
obtain design and permit from the Public Works Department prior commencing
installations.
5. 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.
6. Submit "Final" letter from the Ada County Street Name Committee, approving the
subdivision and street names. Make any corrections necessary to conform.
Applicant's engineer will be required to submit a signed, stamped statement certifying
that alt street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
8. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief
and the Public Works Department.
FP-04-024 Segeland Subdivison FP.dac
Mayor & City Council
Hearing Date: Apri120, 2004
Page 5 of 5
9. Provide five-foot-wide sidewallcs in accordance with City Ordinance Section 12-5-2.K.
Sidewalks are to provide a clear five-foot-wide (four feet if detached) walkway pathway
without encroachment of mailbox structures.
10. All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
11. No building permits shall be issued within the development until a final plat has been
recorded for this subdivision.
RECOMMENDATION
Staff recommends approval of the final plat for Sageland Subdivision with the above stated
comments and conditions.
FP-04-024 Sageleod Subdivision FP.doc