HomeMy WebLinkAboutStaff CommentsMAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Kei[h Bird
William LM. Nary
SLaua Wardle
Charley M. Rou~ee
STAFF REPORT:
CRY OF
eri~i~n
11 IDAHO
To: Mayor and City Council
From: Sonya Allen, Assistant City Planner
John Boyd, Engineering Tech. II q~
Re: Glacier Spriugs Subdivision
LEGAL DEPARTMENT
(208) 466-9272 Fax 466-0405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
PLANNING AND ZONING
DEPARTMENT
(ZOS) 8845533 ~ FAX 888-6854
Hearing Date: July 6, 2004
RECEIVED
JUL 0 2 200q
City Of Meridian
City Clerk Office
Final Plat approval of Fifty-one (51) Single-Family Residential Building Lots and
Six (6) Common Lots on 17.62 Acres in an R-4 Zone, by Tuscany Development,
LLC (File No. FP-04-039).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These cogditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Tuscany Development, LLC, has applied for Final Plat approval of 51 single-
family residential building lots and 6 common lots on 17.62 acres of land for Glacier Springs
Subdivision. The zoning designation for the proposed subdivision is R-4 (Low Density
Residential). This subdivision will have a gross density of 2.9 d.u./acre and a net density of 1.72
d.u./acre.
Glacier Springs Subdivision is located on the north side of E. Victory Road, approximately 'h
mile east of S. Meridian Road, in the SE'/4 of Section 19, T.3N., R IE.
The common area lots within the subdivision consist of landscape, open space, and drainage lots.
The pressurized irrigation system within this development is to be owned and maintained by the
Nampa Meridian Irrigation District.
The submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Glacier Springs Subdivision with the comments and conditions
stated in this report.
FP-04-039 Glacier Springs Sub.FP.doc
Mayor & City Council
Heazing Date: July 6, 2004
Page 2
SITE SPECIFIC COMMENTS /FINAL PLAT
1. Applicant is to meet all terms of the approved Preliminary Plat (PP-03-028) and
Development Agreement (Inst. No. 104073030).
2. Fencing must be in compliance with MCC 12-4-10.
3. Minimum square footage for house sizes within the subdivision shall be 2,000 s.f. (per
preliminary plat FF/CL #H.2. pg. 12).
4. Revise the following note on the face of the plat:
a. Note #5: "...regulations of the City of Meridian, '
~-^-•- *w~ -~^'^• ^F •°°° A variance wild need to be grcuated for reductions to MCC.
5. The landscape plan shall be revised as follows:
a. Relocate the tree shown to the west of the pathway on Lot 2, Block 2 as it is
located within a sewer easement.
b. A five-foot vinyl fence shall be installed on top of a 2-3 ft. berm along the eastern
boundary of the property per Preliminary Plat Finding #H.S., pg. 13. Include a
cross section of the proposed berm/fence.
c. ffLot 9, Block 3 contains a stormwater drainage swale, contours must be shown.
Swale may not be located over the existing sewer easement.
d. Include landscaping and 10-foot wide regional pathway along northern boundary
adjacent to Ten Mile Creek. The pathway shall meet the City of Meridian Pazk's
Department pathway standards.
e. Connect pathway to the regional pathway along Ten Mile Creek. leading from E.
Glacier Bay Drive.
f. Show lot lines along eastern side of subdivision in Block 2.
Submit a recorded public pedestrian easemem for the public pathway located on Lot 8,
Block 3 prior to signature on the final plat. Also, add a note on the plat of the recorded
instrument number referencing the pathway easement.
6. The applicant has indicated that Nampa/Meridian Irrigation District will own and
maintain the pressure irrigation system within this development. 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 wnnection to the culinary water
system shall be required. ff asingle-point connection is utilized, the developer shall be
responsible for the payment of assessments for the irrigable common areas prior to
signature on the final plat by the Meridian City Engineer.
6. 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
FP-04-039 Glacier Spy Sub.FP.doc
Mayor & City Council
Heazing Date: July 6, 2004
Page 3
irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users
association approval can't be obtained, plans will be reviewed and approved by the
Meridian City Engineer prior to final plat signature.
7. The Ten Mile Creek runs across the northerly border of this subdivision. The creek has
not been tiled previously and Staff has no objection to this portion of the Ten Mile Creek
being left open.
8. 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 perimeter fencing, 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, amenities, sanitary sewer, water, etc., prior to
signature on the final plat.
9. Sanitary sewer service to this site shall be via the existing Ten Mile Tnmk that passes
through the subject property. Domestic water service to this site shall be via main line
extensions from mains installed adjacent to the property. Applicant will be responsible to
construct the 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. Applicant shall execute City of Meridian
standard forms of easements, for any mains that are required to provide service.
10. There is an existing sanitary sewer trunk line installed across Loi 9, Block 3 and Lots 1 &
2, Block 2. This sewer tntnk line must have a standard 20' easement covering it. Please
show this easement on the plat with bearings and distances locating it precisely and add a
note on the plat that describes this easement.
11. 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.
12. Any drainage areas (detention/retelrtion 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.
13. Applicant shall submit a FINAL street name approval letter from the Ada County Street
Name Committee prior to signature on the final plat by the Meridian City Engineer.
14. Increase the width of the Public Utilities, Drainage and Irrigation Easement to (13')
thirteen-feet across the easterly side (subdivision boundary) of Lots 1-3, Block 3 and Lots
4-14, Block 2. This azea has pressurized irrigation transmission mains and gravity
irrigation mains within it.
FP-04-039 Glacier Springs Sub.FP.doc
Mayor & City Council
Hearing Date: July 6, 2004
Page 4
15. Increase the width of the Public Utilities, Drainage and Irrigation Easement to (8') eight
feet across the southerly side of Lot 2 and 14, Block 3 and Lots 6, 9 and 13, Block 2. This
area has pressurized imgation transmission mains within it.
16. Staffs failure to cite specific ordinance provisions, or terms of the approved
Development Agreement or Preliminary Plat does not relieve the Applicant of
responsibility for compliance.
GENERAL REQUIREMENTS
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.
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. One-hundred-watt, 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. The street light contractor shall obtain design and permit from
the Public Works Department prior commencing installations.
4. Compaction test results must be submitted to the Meridian Building Departmern for all
building pads receiving engineered backfill, where footing would sit atop fill material.
5. 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.
6. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
Developer shall coordinate mailbox locations with the Meridian Post Office.
STAFF RECOMMENDATION
Staff recommends approval of the final plat with the above stated comments and conditions.
FP-04-039 Glacier Springs Sub.FP.doc