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MAYOR
Tanuny de Weerd
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CITY HALL
(208) 888-4433 - Fax 887-4813
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Werd!e
Charles M. Rountree
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211- Fax 898-9551
IDAHO
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 ¿Ii
Bruce Freckleton, Development Services Manager ~
Redfeather Estates Subdivision No.3
RECEIVED
OCT 2 9 2004
From:
City Of Meridian
City Clerk Office
Re:
Request for Final Plat Approval of Forty-six (46) Single-Family Residential
Building Lots and Three (3) Common Lots on 13.73 Acres in an R-8 Zone for
Redfeather Estates Subdivision No.3, by Packard Estates Development, LLC
(File No. FP-O4-062).
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 46
single-family residential building lots and 3 common lots on 13.73 acres of land for
Redfeather Estates Subdivision No.3. This is are-subdivision of portions of Lots 5, 6, 7, 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 3.35
d.u./acre and a net density of 4.19 d.u./acre.
Redfeather Estates Subdivision No.3 is located approximately V2 mile s:JUth of E. Ustick Road
and \4mile west of N. Cloverdale Road, in the NE \4of Section 4, T .3N., R.lE. This is the
second final 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
final 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. The pressurized irrigation
FP-O4-062
Redfeather Estates Sub3. FP.doc
FP-O4-062
Mayor & City Council
Hearing Date: November 3, 2004
Page 2 of 5
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-B 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. The open
space/stonn drainage lot increased and lot frontages decreased slightly in size in Block 21;
however, they are still within the minimum frontage approved for the planned development.
The open space configuration on Lot 5, Block 20 has changed since preliminary plat approval;
however, staff is requesting that it be restored to its previously approved configuration.
Staff recommends approval of the final plat with the comments and conditions stated in this
report.
SITE SPECIFIC CONDITIONS OF APPROVAL
I.
Applicant shall meet all tenns of the approved Preliminary Plat (PP-03-024),
Conditional Use Pennit (CUP-03-04l), 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 fonns 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 tIrrough 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 routing with the Public Works Department.
Redfeather Estates Sub3. FP.doc
FP-O4-062
Mayor & City Council
Hearing Date: November 3, 2004
Page 3 of5
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 inspection fees, as determined during the plan review process, prior to
signature on the final plat per Resolution 02-374.
6.
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.
7.
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.
8.
Graphically depict all sewer easements and/or other easements on the face of the plat.
9.
Lot 5, Block 20 is not configured the same as was approved on the preliminary plat.
Restore to its approved configuration.
10.
Add or revise the following plat notes:
(5.)
(14.)
.. .zoning regulations of the City of Meridian and CUP-O3-041.
(Complete recording information.)
11.
Revise the Landscape Plan (dated 9-27-04, prepared by Harvest Design) as follows:
a.
Revise the lot configuration on Lot 5, Block 20 per the approved preliminary
plat.
Pathway tIrrough Lot 5, Block 20 must be paved.
b.
12.
Any existing domestic wells and/or septic systems within this project shall 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.
13.
One-Hundred watt (IOOw), 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 detennined after power designs are completed by
Idaho Power Company. Street light contractor to obtain design and permit fÌ'om the
Public Works Department prior commencing installations.
14.
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.
Redfeather Estates Sub3. FP.doc
Mayor & City Council
Hearing Date: November 3, 2004
Page 4 of5
18.
19.
20.
21.
22.
FP-04-062
15.
Coordinate fire hydrant placement with the City of Meridian's Deputy Fire Chief and the
Public Works Department.
16.
Sidewalks within the proposed subdivision shall be built in accordance with MCC 12-
13-10-8.
17.
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 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.
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 fÌ'om 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 pennits. 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 IOO-year storm events, and for a
period of time not to exceed 24 hours. Side slopes within drainage areas shall not
exceed 3:1. 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 of3-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.
Redfeather Estates Sub3. FP.doc
Mayor & City Council
Hearing Date: November 3, 2004
Page 5 of5
23.
Developer shall coordinate mailbox locations with the Meridian Post Office.
24.
The situate statement in the legal description of the Certificate of Owner's lists Lots 4,5,
6,7, and 9 of Georgianna Milk's First Subdivision, however the situate on the face of the
plat excludes Lot 4. Please correct.
25.
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.3 with the
above stated comments and conditions.
FP-O4-o62
Redfeather Estates Sub3. FP.doc