Staff Comments
cITY Batt.
MAYOR -
' (208) 888-0433 - Fex 887-0813
Tammy de Wend
CITY
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CITY COUNCIL MEMBERS _
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~ ~ BUILDING DEPARTMENT
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~ (208) 887-2211-Fax 898A351
Keith Bird -
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William L.M. Nary
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\\~ ~ I~GAL DEPARTMENT
(208)466-9272-FAX 466-4405
Charl
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Rountree
STAFF REPORT: Hearing Date: May 4, 2004
To: Mayor & City Council E ~ E IVE D
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From: Sonya Allen, Planner I A~~ ~ 0 2004
Bruce Freckleton, Engineering Tech III
! ;i Ly Of Meridian
Re: Cobre Basiu Subdivision No. 4 Cay C'.erk Office
(Preliminary Platted as Havasu Creek Subdivision)
• Request for Final Plat Approval of Cobre Basin Subdivision No. 4, Consisting
of Forty-three (43) Single-family Residential Building Lots and Three (3)
Common Lots on 14.34 Acres in an R-4 Zone by Havasu Creek, LLC (Fide No.
FP-04-028).
We have reviewed this submittal and offer the following comments, as conditions of the
applicant. These conditions shall be considered in full, unless expressly modified or
deleted by motion of the Meridian City Council:
APPLICATION SUMMARY 4gi: LOCATION
This is the fourth phase of Cobre Basin Subdivision located approximately '/z mile east of N.
Meridian Road on the south side of E. McMillan Road, in the NW'/a of Section 31, T.4N., R.IE.
This phase consists of 43 single-family residential building lots and 3 common
(landscape/drainage/open space) lots on 14.34 acres of land. The gross density of Phase No. 4 is
approximately 3 dwelling units/acre. The net density is approximately 3.7 dwelling units/acre.
The preliminary plat was approved under the name of Havasu Creek Subdivision. This final plat
substantially complies with the approved preliminary plat. A common area lot (Lot 14) was
added in Block 1 for a sewer lift station which increased the open space for the subdivision and
decreased the lot sizes in that block. Staff has no objection to this change as the building lots
still meet the minimum lot size and street frontage requiremems per the approved Conditional
Use Permit.
The subdivision was approved as a Planned Development which allowed for reduced minimum
house sizes (1,200 s.f. min.), reduced lot sizes (6,561 s.f, min.), reduced frontages (60' min.),
Mayor & City Council
Hearing Date: May 4, 2004
Page 2 of 4
and reduced building setbacks (from 20', non-front entry garage 15', 5' side single story, T side
two-story) in the R-4 zone. The reduced setbacks that were requested at the time this
subdivision was approved are now allowed under currem city ordinance.
Staff recommends approval for Cobre Basin Subdivision No. 4 with the comments and
conditions stated in this report.
SITE SPECIFIC CONDITIONS OF APPROVAL
1. Applicant shall meet all terms of the approved Annexation (AZ-02-022), Preliminary
Plat (PP-02-019), and Conditional Use Permit (CUP-0028).
2. The pressurized irrigation system within this development is to be owned and
maintained by Settlers Irrigation District. The City of Meridian requires that pressurized
irrigation systems be supplied by a yeaz-round source of water. If a creek or well source
is not available, asingle-poim connection to the culinary water system shall be required.
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. Street signs aze 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 improvements, 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, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
4. .Fencing shall be constructed in conformance with Meridian City Code 12-4-10.
5. Create a minimum twenty (20') foot wide common azea lot centered over the sewer main
shown as an easement on Lot 9, Block 1.
6. Please add or revise the following plat notes:
(a.) Replace Note 12.: `Building setbacks and dimensional standards in this
subdivision shall be in compliance with Title 11 and Title 12 of the Meridian
City Code unless otherwise modified by Conditional Use Permit (CUP-02-028)
which allowed for reduced setbacks. lot sizes, lot frontages. and minimum house
size."
(b.) Add note: "Fencing adjacent to micropaths is restricted to a maximum of 4-feet
in height if solid sight obscuring material is used."
Fr-oa-ozs cobs B~u<suba.r~.a~
Mayor & City Council
Hearing Date: May 4, 2004
Page 3 of 4
(c.) Add note: "Direct lot access to E. McMillan Road is not allowed unless
specifically permitted by ACHD and the City of Meridian "
(d.) Add note: "Lot .Block 1 is anon-buildable lot to be owned and maintained bv_
the Copper Basin Homeowners Association_ or its assigns and shall have a
blanket sanitary sewer easement in favor of the Citv of Meridian "
7. The Landscape Plan (sheet LS-1) dated 4-5-04, prepared by Harvest Design needs to be
revised as follows:
a. The bottom of the storm drainage Swale must be hydroseed rather than sod for
drainage purposes.
b. The rock sumps in the corners of the drainage Swale may not exceed mare than
five feet in any horizontal dimension per MCC 12-13-14-2.B.
c. Fencing is required adjacent to all micropaths per MCC 12-13-15-9. Fencing is
recommended to be "see through" or if solid material is used, it may not exceed
4-ft. in height.
d. Add a minimum 5-foot wide pathway within the newly created lot in Block 1.
The remaining area of this lot shall be vegetated with grass. Trees will not be
allowed within this sewer easement (see site specific wmment #5 above).
8. Applicant will be responsible to construct the sewer and water mains to and through this
proposed development, thereby making them available to adjacent properties.
Subdivision designer to coordinate main sizing and routing with the Public Works
Department.
9. 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.
10. 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.)
11. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and comiguous to the area being subdivided shall be tiled per
City Ordinance 12-4-13. Plans will need to be approved by the appropriate
irrigationldrainage district, or lateral users association, with written confirmation of said
approval submitted to the Public Works Departmem.
12. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Sectiori 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape imgation.
13. One-Hundred watt (100w), high-pressure sodium streetlights will be required at
FP-04-028 Cobre Basin Sub4.fp.doc
Mayor & City Council
Hearing Date: May 4, 2004
Page 4 of 4
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 hydrarns.
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.
14. Compaction test resuhs 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 cernerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
16. The sum of the lot distances along Lots 5-14, Block 1 doesn't match the overall
boundary distance shown. Please make the appropriate corrections.
17. The bearing on the face of the plat for the west subdivision boundary, and tie to the
section line don't match the bearings in the legal description of the Certificate of
Owner's. Please make appropriate correction.
18. Graphically depict eight (8') foot wide easements along the north side of Lot 15, Block
3, and Lot 14, Block 18, and any other side lot line which has a pressure irrigation main
adjacent to it.
19. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief
and the Public Works Department.
20. Provide sidewalks in accordance with MCC 12-13-10-8.
21. Staff s failure to cite specific ordinance provisions or terms of the approved preliminary
plat or conditional use permit does not relieve Applicant of responsibility for
compliance.
RECOMMENDATION
Staff recommends approval of the final plat, with the above stated comments and conditions.
FP-04-028 Cobre Basin 8ub4.fp.doc