HomeMy WebLinkAboutStaff Comments
MAYOR
Tammy de Ween!
cJvG~dla:n
IDAHO
CITY HALL
(208) 888-4433 - Fax 887-4813
PUBLIC WORKS
BUlWING DEPARTMENT
(208) 887-2211- Fax 898-9551
CITY COUNClLMEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
STAFF REPORT:
Hearing Date: November 9, 2004
To:
Mayor and City Council
Sonya Allen, Assistant City Planner ¿II
Bruce Freckleton, Development Services Manager ~
Redfeather Estates Subdivision No.5
RECEIVED
NOV 0 5 2004
From:
Re:
City Of Meridian
City Clerk Office
Request for Final Plat Approval of Twenty-seven (27) Single-Family Residential
Building Lots and One (1) Common Lot on 7.38 Acres in an R-8 Zone for
Redfeather Estates Subdivision No.5, by Packard Estates Development, LLC
(File No. FP-O4-066).
We have reviewed the above-referenced subDÙttai 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 27
single-family residential building lots and 1 common lot on 7.38 acres of land for Redfeather
Estates Subdivision No.5. This subdivision contains a portion of Govenunent Lot 2 of Section
4, T.3N., R.lE. The zoning designation for the proposed subdivision is R-8 (Medium Density
Residential). This subdivision will have a gross density of 3.66 d.u./acre and a net density of
4.58 d.u./acre.
Redfeather Estates Subdivision No.5 is located on the south side of E. Ustick Road,
approximately 1h mile east of N. Eagle Road, in the NE 'Aof Section 4, T.3N., R.lE. This is
the fifth 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.
FP-04-066
Redfeather Estates SubS. FP.doc
Mayor & City Council
Hearing Date: November 9, 2004
Page 2 of 5
The common area lot within this subdivision consists of a landscape and drainage lot and will
be owned and maintained by the Homeowner's Association. 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.
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 (lust. 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. Said backup
is being supplied by a single point connection within the earlier phases.
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 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.
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.
FP-O4-066
Redfeather Estates SubS. FP.doc
Mayor & City Council
Hearing Date: November 9, 2004
Page 3 of5
6.
7.
8.
9.
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 northern
boundary of this phase unless permanent fencing already exists at this boundary. All
fencing shall be in compliance with MCC 12-4-10.
A License Agreement will be required by ACHD for landscaping within the storm
drainage easement located on Lot 2. If ACHD requires that any trees be relocated, a
revised landscape plan must be approved by the Planning & Zoning Department.
Add or revise the following plat notes:
(8.) Baea siRgle family stn!emre shll eem!IÎR a miRi- ef 1,200 S'lUafB f-eet,
e¡¡e!aàiag garage.
(12.) (Complete recording information.)
(13.) anless Sj'Ieeifieally appreyøà iR wFitÍRg BY ACHD 8.fId the City efMeridian.
10.
Revise the Landscape Plan (dated 10-7-04, prepared by Harvest Design) as follows:
a.
b.
Include information of the firm who prepared the landscape plan.
Shrubs shown within the storm drainage area on Lot 2 must be relocated.
Per MCC 12-13-7-3 the minimum pot size for woody shrubs is 2 gallon, revise
plant legend accordingly.
Per MCC 12-13-10-9, the area along E. Ustick Road between the edge of
pavement and the edge of the sidewalk must have a lO-foot wide gravel shoulder
and the remainder be landscaped with lawn or other vegetative groundcover.
Please reflect this on the plan.
c.
d.
11.
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.
12.
Remove the square footage notation from each lot on the plat.
13.
The "Real Point of Beginning" as depicted on the face of the plat doesn't match the legal
description of the Certificate of Owners', and therefore the boundary distances shown
along the west side of the development also don't match.
14.
Complete the recording information of the "CP&F" for the Nl/4 Comer as shown.
15.
Graphically depict a IS-foot wide easement along the south side of Lots 11-14, and the
west side of Lots 8-11, all of Block 7. This extra width is required due to the placement
FP-O4-066
Redfeather Estates SubS. FP.doc
Mayor & City Council
Hearing Date: November 9, 2004
Page 4 of 5
16.
17.
18.
19.
20.
21.
22.
of gravity and pressurized irrigation lines.
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.
23.
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.
24.
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 shaH not
FP-O4-066
Redfeather Estates SubS. FP.doc
Mayor & City Council
Hearing Date: November 9,2004
Page 5 of5
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.
25.
Developer shall coordinate mailbox locations with the Meridian Post Office.
26.
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.
RECOMMENDATION
Staff recommends approval of the final plat for Redfeather Estates Subdivision No.5 with the
above stated comments and conditions.
FP-O4-066
Redfeather Estates SubS. FP.doc