HomeMy WebLinkAboutStaff Comments
j
MAYOR
Tammy de Weerd
CITY HALL
(208) 888-4433 - Fax 887-4813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 - Fax 898-9551
CITY COUNCIL MEMBERS
Keith Bird
Christine DolU1ell
Shall. Wardle
Charles M. Rountree
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 ~
Sheridan Place Subdivision
RECEIVED
OCT 29 2004
From:
Re:
City Of Meridian
City Clerk Office
Request for Final Plat Approval of Fifty (50) Single-Family Residential Lots and
Thirteen (13) Common Lots on 15.34 Acres in an R-8 Zone for Sheridan Place
Subdivision, by Robert Chavez (File No. FP-O4-063).
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, Robert Chavez (Coppertree Development, Inc.), has applied for Final Plat
approval of 50 single-family residential building lots and 13 common lots on 15.34 acres of
land for Sheridan Place Subdivision. The zoning designation for the proposed subdivision is
R-8 (Medium Density Residential). This subdivision will have a gross density of 3.26
d.u./acre and a net density of 4.31 d.u./acre.
Sheridan Place Subdivision is located approximately lAmile east of N. Locust Grove Road on
the north side of E. McMillan Road, in the SW 14 of Setion 29, TAN., R.lE.
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
system within this development is to be owned and maintained by the Homeowner's
Association.
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 7,000
s.t), street frontage (from 65-feet to 60-feet), and house size (from 1,301 s.f. to 1,200 s.f. for
FP-O4-063
Sheridan Place Sub. FP.doc
4.
FP-04-063
Mayor & City Council
Hearing Date: November 3, 2004
Page 2 of5
Lots 10-12 & 14-19, Block 4 and Lots 2-8, Block 5 - all other lots shall be 1,500 s.f.), and
setbacks for the entry of a garage to be measured from the back of sidewalk.
Doug Campbell, CMD, Inc., applied for the preliminary applications for this project but for
lending purposes Robert Chavez is now the applicant. Doug is still involved in the project
along. with Robert Chavez. Robert Chavez has purchased a large portion of the property from
Jim Fuhrman; Jim stilI owns Lots 21-24, Block 4.
The submitted [mal plat substantially complies with the approved preliminary plat.
CONDITIONS OF APPROVAL
1.
Applicant shall meet all terms of the approved Preliminary Plat (PP-03-035),
Conditional Use Permit (CUP-03-060), and Development Agreement (Inst. No.
104119648) approved for this development.
2.
The pressurized irrigation system within this development is to be owned and
maintained by Sheridan Place Homeowner's Association. 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. Plans and specifications for the irrigation system shall be
reviewed by the Public Works Department as part of the development plan review
process, and a draft copy of the pressurized irrigation system O&M manual must be
submitted prior to plan approval. 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 an existing
mainline stub in the Vienna Woods Subdivision, which flows to ail existing temporary
sewage lift station. 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. Applicant will be
responsible for payment of applicable lift station upgrade costs, and latecomers fees to
reimburse those responsible for extending service into the area. Latecomer fees for all
buildable lots shall due and payable prior to signature on the final plat by the city.
Municipal water to this site shall be via extensions from existing mains in N. Locust
Grove, N. Schubert Avenue, and E. Meadow Creek Drive. 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
Sheridan Place Sub. FP.doc
12.
13.
14.
15.
FP-04-063
Mayor & City Council
Hearing Date: November 3, 2004
Page 3 of5
service. Applicant will be responsible for payment of applicable latecomers fees to
reimburse those responsible for extending service into the area. Latecomer fees for all
buildable lots shall due and payable prior to signature on the final plat by the city.
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.
Lot 2, Block 2 and Lot 4, Block I shall have a 10-foot street side setback.
8.
The curve data reference number shown on Lot 5, Block 5, doesn't match the same
curve reference number shown in the Block 7 detail. Please make the appropriate
correction.
9.
The overall boundary distance shown along the east side of the public right-of-way, Lots
17-20, Block 4 doesn't match the sum of the segments. Please make the appropriate
corrections.
10.
Swap the numbers on Lots 5 & 6, Block 5.
11.
Existing house on Lot 9, Block 5 will be required to take access from N. Schubert Way.
Applicant shall be responsible for the payment of sanitary sewer and water assessment
fees, as well as the actual physical connection of the existing home to city services. The
existing septic system shall be abandoned per the guidelines of the Central District
Health Department.
The overall boundary distance shown along the west side of Lot 22, Block 4, doesn't
match the sum of the segments shown for Lots 14-16, Block 4. Please make the
appropriate corrections.
Graphically depict a 9-foot wide Public Utilities, Drainage, and Irrigation easement
across the north side of Lot 2, Block 5, and Lot 10, Block 4, and an 8-foot wide Public
Utilities, Drainage, and Irrigation easement across the north side of Lot 5, Block 2.
These extra widths are necessary due to the location of pressurized irrigation mains.
Please provide an easier to see and understand tie bearing and distance in the Block 8
detail.
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.
Sheridan Place Sub. FP.doc
20.
21.
22.
23.
24.
FP-O4-063
Mayor & City Council
Hearing Date: November 3, 2004
Page 4 of 5
16.
Add or revise the following plat notes:
(1.) Revise note to provide 14-foot wide public utilities, drainage and irrigation
easements along the 50-foot wide street section, and the standard 10-foot width
on the 55-foot section. This extra width is necessary due to the sidewalk
encroachment into the lots by 4-feet.
(13.) Complete the recording instrument number information.
(15.) Delete note. Setback information does not need to be on plat; a reference to the
CUP number is sufficient as shown in note 5.
an Lot 2. Block 2 and Lot 4. Block 1 shall have a la-foot street side buildim¡
setback.
(J 8.) Direct lot access to E. McMillan Road is orohibited.
17.
Revise the Landscape Plan (dated 10-4-04, prepared by Harvest Design) as follows:
a.
Fencing is required on both sides of the micropath on Lot 13, Block 4. Fencing
may not exceed 4- feet in height if constructed of solid, sight obscuring material.
18.
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.
19.
Two-Hundred-fifty watt (25Ow) 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.
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.
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.
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
Sheridan Place Suh. FP.doc
Mayor & City Council
Hearing Date: November 3, 2004
Page 5 of 5
25.
26.
27.
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.
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 1O0-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 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 1-foot above.
Developer shall coordinate mailbox locations with the Meridian Post Office.
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 Sheridan Place Subdivision with the above
stated comments and conditions.
FP-O4-063
Sheridan Place Suh. FP.doc