HomeMy WebLinkAboutStaff Comments
MAYOR
Tammy de Weerd
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CITY HALL
(208) 8884433 - Fax 8874813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 - Fax 898.9551
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. RoUDtree
LEGAL DEPARTMENT
(208)466.9272 - FAX 466.4405
STAFF REPORT:
Hearing Date: November 9, 2004
Re:
Mayor aDd City Council
Sonya Allen, Assistaot City Planner cSt{
Bruce Freckleton, Development Services Maoager ~
Redfeather Estates Subdivision No.4
RECEIVED
Nav 0 5 2004
To:
From:
City Of Meridian
City Clerk Office
Request for Final Plat Approval of Fifty-seven (57) Single-Family Residential
Building Lots aDd Six (6) Common Lots on 17.29 Acres in ao R-8 Zone for
Redfeather Estates Subdivision No.4, by Packard Estates Development, LLC
(File No. FP-O4-065).
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 applicaot, Packard Estates Development, LLC, has applied for Final Plat approval of 57
single-family residential building lots and 6 common lots on 17.29 acres of laod for
Redfeather Estates Subdivision No.4. This is a re-subdivision of portions of Lots 6, 7, 8, and
9, Georgianna Milk's First Subdivision. The zOIùng designation for the proposed subdivision
is R-8 (Medium Density Residential). This subdivision will have a gross density of 3.3
d.u.lacre and a net density of3.98 d.u.lacre.
Redfeather Estates Subdivision No.4 is located approximately \4mile south of E. Ustick Road
and lh nùle west of N. Cloverdale Road, in the NE lAof Section 4, T.3N., R.IE. This is the
fourth final plat to be recorded in compliance with the Red Feather Estates Subdivision No.2
prelinùnary plat. The first prelinùnary plat (Red Feather Estates Subdivision) and the first
final plat are within the corporate linùts of the City of Boise. The City of Boise processed aDd
approved those applications.
The common area lots within the subdivision consist of laodscape, open space, aDd drainage
lots aDd will be owned aDd maintained by the Homeowner's Association. The pressurized
FP-04.065
Redfeather Estates Sub4. FP.doc
Mayor & City Council
Hearing Date: November 9, 2004
Page 2 of 5
irrigation system within this development is to be owned and maintained by Nampa Meridian
Irrigation District.
A Conditional Use PerllÙt was approved for this subdivision that allowed for reductions to the
nùnimum 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 subnùtted fmal plat substantially complies with the approved prelinùnary plat. A
nùcropath was added on Lot 30, Block 17 between Lots 29 & 31, which contains a sub-
surface storm drainage pipe. Staff does not object to this change on the plat.
Staff recommends approval of the fmal plat with the comments aDd conditions stated in this
report.
SITE SPECIFIC CONDITIONS OF APPROVAL
1.
Applicaot shall meet all terms of the approved Preliminary Plat (PP-03-024),
Conditional Use Permit (CUP-03-041), aDd Development Agreements (Inst. No's.
104129529 & 104129528) approved for this development.
2.
The pressurized irrigation system within this development is to be owned aDd
maintained by Nampa Meridiao Irrigation District. The City of Meridian requires that
pressurized irrigation systems be supplied by a year-round source of water. Said backup
is being supplied by a single point connection within the earlier phases.
3.
Saoitary sewer service to this subdivision shall be via ao extension from the South
Slough Trunk. The applicaot will be responsible to construct the sewer mains to aDd
through this proposed development, thereby making them available to adjacent
properties. Subdivision designer to coordinate main sizing aDd routing with the Public
Works Department. Applicaot shall execute City of Meridiao staodard forms of
easements, for aoy mains that are required to provide service.
4.
Municipal water to this site shall be via extensions from existing mains in E. Ustick
Road, aDd N. Eagle Road. Applicaot will be responsible to construct the water mains to
aDd through this proposed development, thereby making them available to adjacent
properties within the City of Meridiao's Urbao Services Planning Area. Subdivision
designer to coordinate main sizing aDd routing with the Public Works Department.
Applicaot shall execute City of Meridiao staodard forms of easements, for any mains
that are required to provide service.
5.
Applicaot shall be required to pay Public Works development plao review, aDd
construction inspection fees, as determined during the plao review process, prior to
FP-O4-065
Redfeather Estates Sub4. FP.doc
Mayor & City Council
Hearing Date: November 9, 2004
Page 3 of5
6.
7.
8.
9.
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.
Temporary construction fencing to contain debris shall be installed along the boundaries
of this phase nnless permanent fencing already exists at the subdivision boundaries. All
fencing shall be in compliance with MCC 12-4-10.
Graphically depict a 5-foot wide public utilities, drainage and irrigation easement along
the west side of Lot 44, Block 17, and the south side of Lot 32, Block 5, as these will be
side lot lines against future phases.
Dimension the south side of Lot 24, Block 17, and the southerly segment of the east side
of Lot 2, Block 18.
10.
Add a 5/8" Rebar symbol to the north point common the Lots 4&5, Block 17.
11.
Increase the width of Lots 16 & 18, Block 17 to meet the minimum approved frontage
on a cul-de-sac of 33-feet as measured at the chord.
12.
A vacation of the 20-foot wide right-of-way easement along the west boundary of Block
14 must be approved prior to signature on the final plat.
13.
A License Agreement for the relinquishment and rededication of the Milk's Lateral
easement must be approved prior to signature on the final plat.
14.
Add or revise the following plat notes:
(8.) Eaeh siagle filIflily smJeture shall 6el!taia a miHiffiUHi ee 1,200 S'lliare feet,
e)wluàiag garage.
(12.) "...all fencing adjacent to Lot.!:!L15, and 30. Block 17 and Lot 6. Block 18 shall
be a maximum..."
(13.) mless agreed iH writiag BY f.lia Ce1iHfy HigITv.'ay Distriet âIlà the City ef
MefÍ.àiltil.
(15.) (Complete recording information.)
15.
Revise the Landscape Plan (dated 10-7-04, prepared by Harvest Design) as follows:
a.
Micropath shown between Lots 29 & 31, Block 17 must have a 5- foot wide
paved surface with landscaping on both sides.
Include fencing along the micropath shown on Lot 30, Block 17, between Lots
29 & 31 in accordance with MCC 12-13-15-9.
b.
FP-04-065
Redfeather Estates Sub4. FP.doc
\-
Mayor & City Council
Hearing Date: November 9, 2004
Page 4 of 5
16.
17.
18.
19.
20.
21.
22.
23.
c.
There must be a minimum of 5-feet oflandscaping between the fence and access
road on Lot 15, Block 17.
The paved access road shown on Lot 15, Block 17 may not encroach into Lot 14,
Block 17.
Include information of the firm who prepared the landscape plan.
Include contours for all storm water drainage swales.
All access roads shown on the construction drawings are shown as paved, please
reflect this on the landscape plan.
Also, reflect the 5- foot pathway shown through Lot 6, Block 18 as paved.
d.
e.
f.
g.
h.
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.
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.
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.
24.
Street signs are to be in place, water system shall be approved and activated, pressurized
FP-04.065
Redfeather Estates Suh4. FP.doc
Mayor & City Council
Hearing Date: November 9, 2004
Page 5 of5
25.
26.
27.
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: 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 I-foot above.
Developer shall coordinate mailbox locations with the Meridian Post Office.
Staff's 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.
RECOMMENDA nON
Staff recommends approval ofthe final plat for Redfeather Estates Subdivision No.4 with the
above stated comments and conditions.
FP-O4-065
Redfeather Estates SuM. FP.doc