HomeMy WebLinkAboutStaff Comments
MAYOR
Tammy de Weerd
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CITY COUNCIL MEMBERS
Keith Bini
William LM. Nary
Shaun Wanlle
Charles M. Ruuntree
IDAHO
LEGAL DEPARTMENT
(208) 466-9272 'Fax 466-4405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 . Fax 887-1297
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 . FAX 888-6854
STAFF REPORT:
Hearing Date: September 14, 2004
To:
Mayor and City Council
Sonya Allen, Assistant City Planner ¿II
Bruce Freckleton, Senior Engineering Tech ~
Razzberry Crossing Subdivision
From:
Re:
RE C E IVE,D
,~~~:;'.~F MERIDIAN
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Final Plat approval of Thirty-four (34) Single-Family Residential Building Lots
and Nine (9) Common Lots on 11.31 Acres in an R-8 & L-O Zone by Carl &
Bonnie Reiterman (File No, FP-O4-055),
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 applicants, Carl and Bonnie Reiterman, have applied for Final Plat approval of 34 single-
family residential building lots and 9 common lots on 11,31 acres of land for Razzberry Crossing
Subdivision, The proposed subdivision is a re-subdivison of Lot 10, of Crestwood Subdivision
No, I, The zoning designation for the proposed subdivision is R-8 (Medium Density Residential)
and L-O (Limited Office), This subdivision will have a gross density of 3,01 d,u./acre and a net
density of3,80 d.uJacre.
Razzberry Crossing Subdivision is located at 4379 N. Locust GTove Road on the west side ofN.
Locust Grove Road approximately \4 mile south of E. McMillan Road, in the NE \4 of Section
31, TAN., RIE.
The common area lots within the subdivision consist oflandscape, open space, and drainage lots.
The pressurized irrigation system within this development is to be owned and maintained by
Settlers Irrigation District.
A Conditional Use Permit was approved for tlùs subdivision that allowed for reductions to the
minimum requirements for the R-8 zone for the following: lot size (fÌom 6,500 s.f. to 5,000 s.f.),
street fÌontage (fÌom 65-feet to 40-feet) and reduced setbacks (rear detached garage: fÌom 15-feet
to 5-feet, street side: fÌom 25-feet to 20-feet, corner lots: fÌom 20-feet to lO-feet).
FP-04-055
Razzberry Crossing Sub FP.doc
Mayor & City Council
Hearing Date: September 14, 2004
Page 2
As part of the Preliminary Plat approval, City Council required that prior to Final Plat submittal
the applicant must receive approval ITom the Meridian Fire Department for parking on one side
of the proposed street sections west of the landscape buffer dividing the residential development
ITom the proposed Light Office development. The applicant submitted a letter denoting areas
where parking would be restricted to one side of the street. Meridian Fire Department approved
this request on 2-18-04; however, the approval was made in error due to the flat driving surface
(face of curb measurement) of the street sections only measuring 29-feet instead of the required
30-feet. Since the applicant acted in good faith, the City will honor the original approval. The
measurement of street sections approved in this subdivision does not establish a precedent for
future projects.
The submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Razzberry Crossing Subdivision with the comments and
conditions stated in this report.
SITE SPECIFIC COMMENTS I FINAL PLAT
I.
2.
3.
4.
FP-O4-055
Applicant is to meet all terms of the approved Annexation (AZ-03-034), Conditional Use
Permit (CUP-03-062), and Preliminary Plat (PP-03-039).
Fencing must be in compliance with MCC 12-4-10.
Revise or add the following notes on the face of the plat:
a.
Revise note #5 to read".. .over the ten (10) feet adjacent to the rear lot lines and
subdivision boundary."
Add note: "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-03-062), which allowed for
reduced setbacks, lot sizes, and lot ITontages."
b.
The landscape plan shall be revised as follows:
a.
Assign names to the three addresses listed on the lower right-hand side of the
plan.
Plant calculations table must include the following: width of street buffer, lineal
feet of street ITontage, number of street trees, acreage dedicated for common open
space, number of trees provided on common lots, mitigation for removal of any
existing trees.
Show contour lines for any drainage swales proposed in this development.
Show minimum 5-foot wide paved pathway on Lot I, Block 4 between Lots 4 & 5
for pedestrian access. The remaining width of the ACHD access road may be
gravel if approved by ACHD.
Fencing adjacent to the open space area that abuts Lots 2-6, Block 4 shall be no
higher than 4-feet per Preliminary Plat Finding #4, page 5.
Razzberry Crossing Sub FP,doc
b,
c.
d.
e.
11.
12.
Mayor & City Council
Hearing Date: September 14,2004
Page 3
5.
Show all existing and proposed irrigation/drainage easements on the plat.
6.
The applicant has indicated that Settlers Irrigation District will own and maintain the
pressure irrigation system within tlùs 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.
7.
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.
8.
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 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 and water service to this site shall be via the existing mains in Tricia's
Subdivision, and those in W. Ustick Road. Applicant will be responsible to construct the
water mains to and through tlùs 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.
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.
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 storm drainage must be in compliance
with MCC 12-13-14, Stormwater Integration.
Staff's failure to cite specific ordinance provisions, or terms of the approved Annexation,
Conditional Use Permit, or Preliminary Plat does not relieve the Applicant of
responsibility for compliance.
FP-O4-055
Razzberry Crossing Sub FP,doc
6.
7.
Mayor & City Council
Hearing Date: September 14, 2004
Page 4
GENERAL REOUIREMENTS
1.
Any tree over 4" in caliper that is removed ITom 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 ITom 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 ITom
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 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-O4-055
Razzberry Crossing Sub FP.doc