HomeMy WebLinkAboutStaff comments
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
William LM. Nary
Shaun Wardle
Charles M. Rountree
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IDAHO
LEGAL DEPARTMENT
(208) 466-9272 .Fax 466-4405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 . Fax 887-1297
PUINNING AND ZONING
DEPARTMENT
(208) 884-5533' FAX 888-6854
STAFF REPORT:
Hearing Date: July 6, 2004
RECEIVED
Mayor and City Council
Sonya Allen, Assistant City Planner J,f JUL 1 5 2004
John Boyd, Engineering Tech. II Q.~ City Of Meridian
¿Y~ City Clerk Office
Tricia's Crossing Subdivision (FKA Autumn Faire Crossing Subdivision)
To:
From:
Re:
Final Plat approval of Thirty (30) Single-Family Residential Building Lots and
Five (5) Common Lots on 16.4 Acres in an R-4 Zone, by Conger Management
Group (File No. FP-O4-038).
We have reviewed the above referenced submittals and otTer the fonowing comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPUCATION SUMMARY & LOCATION
The applicant, Conger Management Group, has applied for Final Plat approval of 30 single-
family residential building lots and 5 common lots on 16.4 acres of land for Tricia's Crossing
Subdivision. The zoning designation for the proposed subdivision is R-4 (Low Density
Residential). This subdivision will have a gross density of1.S3 d.u./acre.
Tricia's Crossing Subdivision is located approximately 'h mile south ofW. Ustick Road and 14
mile west ofN. Black Cat Road, in theNE 14 of Section 4, T.3N., R.1W.
The common area lots within the subdivision consist of landscape, open space, drainage, and
pathway 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. The approved
preliminary plat shows two stub streets to the south, two lot widths apart, which were originally
intended to connect to a subdivision that was in process at the same time but denied. Since the
subdivision to the south was never approved, there is no reason for the two stubs to Temain, thus
the applicant has revised the plat to show only one stub. Staff has no objection to this change.
Staff recommends approval of the final plat with the comments and conditions stated in this
report.
FP-04-038
Tricias Crossing Sub.FP.doc
Mayor & City Council
Hearing Date: July 6, 2004
Page 2
SITE SPECIFIC COMMENTS /FINAL PLAT
1.
2.
3.
4.
Applicant is to meet all tenns of the approved development agreement (Inst. No.
101092115) and preliminary plat (pP-OO-023).
Fencing must be in compliance with MCC 12-4-10.
The landscape plan shall be revised as follows:
a.
Include landscaping in compliance with MCC 12-13 for Lot 6, Block 4. Also
show contours for the drainage swale on this lot. Swale must be in compliance
withMCC 12-13-14.
The applicant has indicated that Nampa/Meridian Irrigation District will own and
maintain the pressure irrigation system within tlús 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, a single-point 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 irrigable common areas prior to
signature on the final plat by the Meridian City Engineer.
5.
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
pennits. 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.
5.
Municipal water service to this site shall be via main line extensions ftom 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.
6.
Sanitary sewer service to this development will be via a temporary lift station. The
applicant must execute a lift station operations and maintenance agreement prior to final
plat signature. Applicant will be responsible to construct lateral sewer mains to and
through this proposed development. Subdivision designer to coordinate main sizing and
routing with the Public Works Department.
7.
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.
FP4I-O38
Tricias Crossing Sub.FP.doc
Mayor & City Council
Hearing Date: July 6, 2004
Page 3
8.
9.
10.
11.
12.
13.
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.
Applicant shall submit a License Agreement with NMID for. the encroachment of the
Safford Lateral and Sky Pilot Drain prior to the City Council meeting.
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.
The island at the entryway to the subdivision on N. Dayside Ave. does not show a lot or
block number associated with it. Please provide this information.
Sign the Certificate of Owners and notarize the accompanying Acknowledgment (Sheet 2
of the final plat).
Add or revise the following notes on the face of the plat:
a.
Notes #4 and #14 refer to the same Idaho Code. Please delete one of them and
renumber the notes accordingly.
Note #11: Please add the recorded instrument number for the license agreement
on the Sky Pilot Drain.
Note #12: Please add the recorded instrument number for the license agreement
on the Safford Lateral
b.
c.
14.
Public Rights-of-Way easement dimensions are not indicated on the plat. Please
dimension the easements or add a note addressing this.
15.
Side lot line easement dimensions are not indicated on the plat. Please dimension the
easements or add a note addressing this. Please add, "unless otherwise dimensioned" on
your callouts for these easements.
16.
Please increase the width of the Public Utilities, Drainage and Irrigation Easement to
(24') twenty four-feet across the southerly boundary (also the subdivision boundary) of
Lots 1-4, Block 2 and Lot 1, Block 3. This area has pressurized irrigation transmission
mains within it.
17.
Please increase the width of the Public Utilities, Drainage and Irrigation Easement to
(23') twenty three-feet across the northeasterly boundaries (also the subdivision
boundary) of Lots 2-7, Block 1. This area has pressurized irrigation transmission mains
within it.
18.
Provide an easement adequate to cover the pressurized irrigation and gravity icrigation
transmission mains that are to be constructed at an angle in the southwesterly comer of
Lot 5, Block2.
FP-04-038
Tricias Crossing Sub,FP.doc
Mayor & City Council
Hearing Date: July 6, 2004
Page 4
19.
20.
21.
Please increase the width of the Public Utilities, Drainage and Irrigation Easement to (8')
eight feet across the westerly side of Lot 4, Block 2. This area has a gravity irrigation
transmission main within it.
Please increase the width of the Public Utilities, Drainage and Irrigation Easement to (8')
eight feet across the southwesterly side of Lot 9, Block 2. This area has a pressurized
irrigation transmission main within it.
Staff's failure to cite specific ordinance provisions, or tenns of the approved preliminary
plat does not relieve the Applicant of responsibility for compliance.
GENERAL REOUIREMENTS
1.
Any tree over 4" in caliper that is removed fÌ'om 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.
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 (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
3.
Any existing domestic wells and/or septic systems within this project will have to be
removed fÌ'om 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.
4.
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 fÌ'om
the Public Works Department prior commencing installations.
5.
Compaction test results nrust be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
6.
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 nonnal groundwater elevation.
FP-04-038
Tricias Crossing Sub.FP.doc
Mayor & City Council
Hearing Date: July 6, 2004
Page 5
7.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
8. 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-04-038
Tricias Crossing Sub.FP.doc