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HomeMy WebLinkAboutStaff Comments MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Keith BinI Christine Donnell Shaun Wardle Charles M. Rountree e:M'e~dla:n IDAHO CITY HALL (208) 888-4433 - Fax 887-4813 PUBLIC WORKS BUILDING DEPARTMENT (208) 887-2211 - Fax 898-9551 LEGAL DEPARTMENT (208) 466-9272 - FAX 466-4405 STAFF REPORT: Hearing Date: November 3, 2004 To: Mayor and City Council Sonya Allen, Assistant City Planner J-f Bruce Freckleton, Development Services Manager ~ RECEIVED OCT 29 2004 From: Re: Redfeather Estates Subdivision No.2 City Of Meridian City Clerk Office Request for Final Plat Approval of Ninety-two (92) Single-Family Residential Building Lots and Nineteen (19) Common Lots on 30.67 Acres in an R-8 Zone for Redfeather Estates Subdivision No.2, by Packard Estates Development, LLC (File No. FP-O4-061). We have reviewed the above-referenced submittal 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, Packard Estates Development, LLC, has applied for Final Plat approval of 92 single-family residential building lots and 19 common lots on 30.67 acres of land for Redfeather Estates Subdivision No.2. This is a re-subdivision of portions of Lots 4, 5, and 9, Georgianna Milk's First Subdivision. The zoning designation for the proposed subdivision is R-8 (Medium Density Residential). This subdivision will have a gross density of 3.01 d.u./acre and a net density of 4.08 d.u./acre. Redfeather Estates Subdivision No.2 is located south of E. Ustick Road and east of N. Eagle Road, in the NE 1,4of Section 4, T.3N., R.IE. This is the fITst fmal plat to be recorded in compliance with the Red Feather Estates Subdivision No.2 preliminary plat. The first preliminary plat (Red Feather Estates Subdivision) and the first fmal plat are within the corporate limits of the City of Boise. The City of Boise processed and approved those applications. The common area lots within the subdivision consist of landscape, open space, and drainage lots and will be maintained by the Homeowner's Association. There is a clubhouse, pool, and FP-O4-06l Redfeather Estates Sub2. FP.doc Mayor & City Council Hearing Date: November 3, 2004 Page 2 of 5 recreation area proposed for Lot I, Block 16. The pressurized irrigation system within this development is to be owned and maintained by Nampa Meridian Irrigation District. A Conditional Use Permit was approved for this subdivision that allowed for reductions to the minimum requirements for the R-8 zone for the following: lot size (from 6,500 s.f. to 5,250 s.f. '- detached), street frontage (from 65-feet to 37-feet & cul-de-sac from 40-feet to 33-feet), and house size (from 1,301 s.f. to 1,200 s.f.). The submitted fmal plat substantially complies with the approved preliminary plat. Some lots were reconfigured in Block 9; however, the number of building lots stayed the same. There is one lot less on the final plat than was approved on the preliminary plat for Block 13 and two lots less on block 10; however, open space was increased on both of these lots. Staff recommends approval of the fmal plat with the comments and conditions stated in this report. SITE SPECIFIC CONDITIONS OF APPROVAL 1. Applicant shall meet all terms of the approved Preliminary Plat (PP-03-024), Conditional Use Permit (CUP-03-041), and Development Agreements (Inst. No's. 104129529 & 104129528) approved for this development. 2. The pressurized irrigation system within this development is to be owned and maintained by Nampa Meridian Irrigation District. 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 final plat by the Meridian City Engineer. 3. Sanitary sewer service to this subdivision shall be via an extension from the South Slough Trunk. The applicant will be responsible to construct the sewer 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. 4. Municipal water to this site shall be via extensions from existing mains in E. Ustick Road, and N. Eagle Road. Applicant will be responsible to construct the water mains to and through this proposed development, thereby making them available to adjacent properties within the City of Meridian's Urban Services Planning Area. Subdivision designer to coordinate main sizing and ronting with the Public Works Department. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. 5. Applicant shall be required to pay Public Works development plan review, and construction FP-O4-061 Redfeather Estates Sub2. FP.doc Mayor & City Council Hearing Date: November 3, 2004 Page 3 of5 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. 6. 7. 8. 9. 10. 11. 12. FP-Q4-061 Temporary construction fencing to contain debris shall be installed along the boundaries of this phase unless permanent fencing already exists at the subdivision boundaries. All fencing shall be in compliance with MCC 12-4-10. Submit final street name approval letter prior to signature on the final plat. Maintenance of the twenty-foot wide landscape easement on Lot I, Block 16, along N. Grenadier Way shall be addressed in theCC&R's. Submit a revised copy of the CC&R's with this inclusion noted prior to signature on the final plat. Graphically depict all sewer easements and/or other easements on the face of the plat. Add or revise the following plat notes: Note #3: "...at the time ofre-subdivision. Upon anv redeveloDment o(Lot 1. Block 16. the existinl! stub street in Dawson Meadows Subdivision must be extended to Drovide inner-connectivitv between Red(eather Estates Subdivision No.2 and Dawson Meadows Subdivision." Note #5: "...zoning regulations of the City of Meridian and CUP-O3-041." Note #10: Add Lot 21 Block 16 as a storm drainage lot per the landscape plan. Revise the Landscape Plan (dated 10-8-04) as follows: a. Six-foot vinyl fencing is required adjacent to E. Ustick Road to match proposed fencing along subdivision boundary on the east. Contours must be shown for all drainage swales (Lot I, Block 10 is listed in the notes on the plat as storm drainage). Landscaping (min. 5-feet) must be shown in the parkway area between the curb and sidewalk along Ustick Road. Also, if the unimproved street right-of-way is greater than 13-feet from edge of pavement to edge of sidewalk or property line, the developer must maintain a 10-foot wide gravel shoulder and landscape the remainder with lawn or other vegetative groundcover. A license agreement will be required between the property owner and ACHD for landscaping within the right-of-way (MCC 12-13-10-9). Show gravel shoulder on the plan. Pathways shown on Lot 20, Block 16, and Lot 15, Block 16, must be paved. Fencing (max. 4-ft. tall if solid material) must be shown along all micropaths. No fencing is required along the north side of Lot 20, Block 16. The plant size for woody shrubs is 2 gallon pot minimum (MCC 12-13-7-3). The Prince of Wales juniper is shown in the legend at I-gallon size. b. c. d. e. f. Redfeather Estates Sub2. FP.doc Mayor & City Council Hearing Date: November 3, 2004 Page 4 of 5 16. 17. 18. 19. 20. 21. 22. FP-Q4-061 g. Grass symbol must be shown for all grassy areas (Lot 2, Block 16 and parkway on Lot I, Block 14). Define symbol shown in bottom of stormwater detention basins along with grass. (Cobble is not allowed except in a rock sump or as arranged in a dry creek bed design). Relocate tree shown in the middle of the access drive on Lot I, Block 16. Include information of the firm who prepared the landscape plan. h. 1. j. 13. Any existing domestic wells and/or septic systems within this project shall 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. 14. Two-Hundred-fifty watt (250w) and One-Hundred watt (lOOw), 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. Street light contractor to obtain design and permit from the Public Works Department prior commencing installations. 15. 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. Coordinate fire hydrant placement with the City of Meridian's Deputy Fire Chief and the Public Works Department. Submit a copy of the encroachment agreement with NMID for the Milk's Lateral prior to pre-construction meeting. Sidewalks within the proposed subdivision shall be built in accordance with MCC 12-13-10- 8. All development shall comply with the Americans with Disabilities Act and the Fair Housing Act. Please submit a copy of the Ada County Street Name Committee's "Final" letter for the street names and lot & block numbering. Make all corrections necessary to comply. 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 owner's), 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. Increase the width of any side yard public utilities, drainage and irrigation easement where a pressurized irrigation main line is located. The minimum width shall be the pipe offset from Redfeather Estates Sub2. FP.doc Mayor & City Council Hearing Date: November 3,2004 Page 5 of5 23. 24. 25. 26. 27. the property line plus 5-feet. 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, but not limited too, 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. Please submit all updated groundwater/soils monitoring data to the Public Works Department for review. Any drainage areas (detention/retention basins) must be designed to ensure that water is retained only during 100-year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3: I. Any portion of a drainage area not improved with sod/grass seed (or other approved landscaping) shall not count towards the required open space area. The project engineer should pay close attention to the results of field studies determining the groundwater, soil type & and characteristics during the design and construction phases. The engineer shall be required to certifY that the street centerline elevations are set a minimum of 3-feet above the highest established normal groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above. Developer shall coordinate mailbox locations with the Meridian Post Office. There appears to be a drafting error in the depicted location of the section corners. From the legal description in the Certificate of Owner's, it appears that the centerline of E. Ustick Road and the section line are one in the same. Please correct, or clarify the discrepancy. Staffs failure to cite specific ordinance provisions or terms of the approved annexation preliminary plat, or conditional use permit does not relieve Applicant of responsibility for compliance. RECOMMENDATION Staff recommends approval of the final plat for Redfeather Estates Subdivision No.2 with the above stated comments and conditions. FP-O4-061 Redfeather Estates Sub2. 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