HomeMy WebLinkAboutStaff Comments
MAYOR
Tammy de Weerd
LEGAL DEPARTMENT
(208) 466-9272 'Fax 466-4405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500 . Fax 898-9551
CITY COUNCIL MEMBERS
Keith Bird
William LM. Nary
Shaun Wardle
Charles M. Rountree
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 . FAX 888-6854
STAFF REPORT:
Hearing Date: August 24, 2004
To:
Mayor, City Council and Planning & Zoning commissio~E C E IVE D
AUG 2 0 2004
Sonya Allen, Assistant City Planner J'I
Bruce Freckleton, Senior Engineering Tech~
Fulfer Subdivision No.3
City Of Meridian
City Clerk Office
From:
Re:
Final Plat approval of Seventy-two (72) Single-Family Residential Building Lots
and Fifteen (15) Common Lots on 31.35 Acres in an R-4 Zone, by Kevin Howell
Construction (File No. FP-O4-046).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Kevin Howell, has applied for Final Plat approval of 72 single-family
residential building lots and 15 common lots on 31.35 acres ofland for Fulfer Subdivision No-
3. This phase was preliminary platted under the name of Lochsa Falls Subdivision. Mr. Howell
purchased the property from the Lochs Falls developer and intends to develop it in compliance
with the approved preliminary plat.
Fulfer Subdivision No.3 is located approximately \4mi1e east of N. Ten Mile Road on the
north side ofW. McMillan Road in the SW \4 ¡fi Section 26, TAN., R.lW.
The current zoning designation for the proposed subdivision is R-4 (Low Density Residential).
This subdivision will have a gross density of 2.3 d.u./acre and a net density of 3.9 d.u./acre.
The common lots within the subdivision consist of landscape, open space, and drainage lots
!Qld will be owned and maintained by the Homeowners Association. The pressurized irrigation
system within this development will be owned and maintained by Settler's Irrigation District.
FP.()4-OlD
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4.
FP.04-020
Planning & Zoning CommissionlMayor & City Council
Hearing Date: August 24, 2004
Page 2
A Conditional Use Permit/Planned Development was approved for the proposed subdivision
which allowed for reductions to the minimum requirements for lot size, lot frontage, setbacks,
and house size. It also allowed for blocks within the subdivision to exceed the maximum block
length of 1,000 feet.
In phase 8 (tKa phase 10) of Lochsa Falls, Tignes Avenue was relocated further to the north
causing the elimination of one lot. That lot is being shifted to this phase. Lot 11, Block 18 was
added as a building lot in what was originally approved as an open space area. The applicant
states that the resulting reduction in open space has been made up for in previous phases of
Lochsa Falls and that the overall open space area actually exceeds the amount that was
originally approved on the preliminary plat. Staff has no objection to this change.
Staff did, however, request that this fmal plat receive a public hearing because of the relocated
lot. The relocated lot has the greatest impact on two buildable lots in Lochsa Falls (Lot 2,
Block 22, Lochsa Falls #7 and Lot 1, Block 22, Lochsa Falls #4). It is Staff's understanding
that these lots have been sold to builders and are currently being marketed for sale. Because
neither the applicant nor the Lochsa Falls developer owns these properties, staff felt it was
import to notify the new property owners and afford them the opportunity to comment on the
final plat.
Staff recommends approval of the final plat for Fulfer Subdivision No.3 with the comments and
conditions stated in this report.
SITE SPECIFIC COMMENTS / FINAL PLAT
I.
Applicant is to meet all terms of the approved conditional u~e permit (CUP-02-0l2),
preliminary plat (PP-02-009) and Development Agreement (Inst. No's. 103012598 &
104022054).
2.
The applicant has indicated that the Settler's 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, a single-point connection to the municipal 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 fmal plat by
the Meridian City Engineer.
3.
Fencing must be in compliance with MCC 12-4-10.
Temporary construction fencing to contain debris shall be installed along the boundaries
of this phase unless fencing already exists at the subdivision boundaries.
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
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9.
13.
14.
FI'-04-020
Planning & Zoning Commission/Mayor & City Council
Hearing Date: August 24, 2004
Page 3
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.
5.
Sanitary sewer service and municipal water to this site shall be via extensions ftom
existing mains. 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. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
6.
Complete the Certificate of Owners and accompanying Acknowledgment prior to
signature on the fmal plat.
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.
8.
Submit a recorded copy of the ingress/egress easement for Lot 8, Block 7, prior to
signature on the final plat if this lot is to remain in the ownership of the Homeowners
Association.
Clarify note #14 to explain ownership and maintenance responsibility of Lot 8, Block 7.
10.
Coordinate boundary fencing with Mr. Moss consistent with the Lochsa Falls Subdivision
per preliminary plat finding #C.l.h., pg. 11.
II.
Complete book and page numbers of adjacent recorded plats.
12.
Stormwater drainage swales must be in compliance with MCC 12-13-14.
Revise the landscape plan as follows:
a.
Detached sidewalks are required along McMillan Road. The minimum width of
the parkway area between the curb and sidewalk is five feet.
Rock sump inlet areas may not exceed 5-feet in any horizontal dimension.
b.
Revise or add the following notes on the face of the plat:
a.
Add the following text to the end of note #1: ".. .Idaho. unless otherwise modified
by CUP-02-0l2."
Note #11: Complete recording information.
Note #12: Complete recording information.
b.
c.
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6.
7.
".04.020
Planning & Zoning CommissionlMayor & City Council
Hearing Date: August 24, 2004
Page 4
d.
Note #13: Complete recording information.
Note #14: Include recording information for ingress/egress easement.
e.
15.
Developer shall coordinate mailbox locations with the Meridian Post Office.
16.
Staff's failure to cite specific ordinance provisions or terms of the approved preliminary
plat or conditional use permit does not relieve the Applicant of responsibility for
compliance.
GENERAL REOUIREMENTS
I.
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
2.
Any existing domestic wells and/or septic systems within this project will have to be
removed ftom 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 ftom
the Public Works Department prior commencing installations.
4.
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.
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.
Coordinate fire hydrant placement with the City of Meridian's Water Works
Superintendent.
Any tree over 4" in caliper that is removed ftom 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.
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Planning & Zoning CommissionlMayor & City Council
Hearing Date: August 24, 2004
Page 5
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Fulfer Subdivision No.3 with the above stated
comments and conditions.
FI'-o4-020
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