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HomeMy WebLinkAboutStaff Comments MAYOR Tammy de Weerd c::M'e;; dltrH CITY HALL (208) 888-4433 - Fax 887-4813 CITY COUNCIL MEMBERS Keith Bini Christine Donnell Shaun Wanlle Charles M. Rountree PUBLIC WORKS BUILDING DEPARTMENT (208) 887-2211 - Fax 898-9551 LEGAL DEPARTMENT (208) 888-4433 - Fax 887-4813 STAFF REPORT: Hearing Date: November 16, 2004 To: Mayor, City Council and Planning & Zoning Commission RECEIVED NOY I 2 2004 From: Sonya Allen, Assistant City Planner J" Jolm Boyd, Engineering Tech. II 726 City Of Meridian City Clerk Office Re: Roseleaf Subdivision No.2 Request for Final Plat Approval of 44 Single-family Residential Building Lots and 2 Common Lots on 10.32 Acres in an R-8 Zone for Roseleaf Subdivision No.2, by Liberty Development, Inc. (File No. FP-O4-070) 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, Liberty Development, Inc., has requested final plat approval for the second and last phase of Roseleaf Subdivision. The subdivision is located at 3615 S. Locust Grove Road in the NE \4 of Section 30, T.3N., R.lE. This phase consists of 44 single-family residential building lots and 2 common area lots on 10.32 acres in an R-8 zone. The gross density is approximately 4.3 dwelling units/acre. The net density is approximately 5.3 dwelling units/acre. The common area lots within the subdivision consist of landscape, open space, and drainage lots and will be owned and maintained by the Homeowner's Association. The pressurized irrigation system within this development will also be owned and maintained by the Homeowner's Association. Staff finds that the submitted final plat substantially complies with the approved preliminary plat. Page 1 of5 FP-Q4-070 Mayor & City Council Hearing Date: November 16, 2004 Page 2 of 5 Staff recommends approval of Roseleaf Subdivision No.2 with the comments and conditions stated in this report. SITE SPECIFIC REOUIREMENTSIFINAL PLAT 1. Applicant shall meet all terms of the approved Annexation and Zoning (AZ-04-002) and Preliminary Plat (PP-04-00l). The pressurized irrigation system within this development is to be owned and maintained by the Roseleaf Homeowners Association. The development lies within the 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 domestic water system shall be required. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the irrigable common areas prior to signature on the final plat by the Meridian City Engineer. 2. 3. Sanitary sewer service to this site shall be via mainline extension ITom existing mains installed as part of the Roseleaf Subdivision No.1 development. Applicant will be responsible to construct the sewer mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Any applicable latecomer fees shall be paid prior to signature on the final plat by the Meridian City Engineer. 4. Municipal water service to this site shall be via mainline extension ITom existing mains installed as part of the Roseleaf Subdivision No.1 development. Applicant will be responsible to construct the water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. 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. Include recording information on the face of the plat for Tuscany Village Subdivision to the north ofthe subject property. 7. All fencing must be in compliance with MCC 12-4-10. Perimeter fencing for this phase must be installed prior to release of building permits. 8. Complete the Certificate of Owners and its accompanying Acknowledgement. 9. Please revise the Landscape Plan as follows: a. Revise notes regarding fencing around common areas to read, "Solid 4' high RoseleafSub2 FP.doc Mayor & City Council Hearing Date: November 16, 2004 Page 3 of5 b. eeèaf vinvl fence \'d 2' lattiee efl tel" eT 6' high eeclat- feaee eefla1rneted ef OfleH visiefl HlJiterial to be provided by developer" Bliilàer er fleæeewaer" per Findings of Fact and Conclusions of Law (FF/CL) Site Specific Condition No. B.3. (pg. 5) and 1.2. (pg. 15). Lot 14, Block 5 is shown on the plat as containing an ACHD storm drainage system. If drainage swales are proposed, please show contours. If underground seepage beds are proposed, please show location and size. Indicate that the pathway shown through Lot 14, Block 5 will be paved. c. Three copies of the revised landscape plan must be submitted to the Planning & Zoning Department prior to signature on the final plat. 10. Please revise the following plat notes: (4.) (7.) Include Lot 14, Block 5 as a common lot Delete note 11. Add the overall distance ITom the North 16th Comer to the "Real Point of Beginning". 12. Several of the bearings shown along the Easterly Boundary do not match the bearings shown in the Legal Description. Please correct the Plat Dimensions or the Legal Description so they match one another. 13. Revise the easements at the Northerly Boundary to show 11' instead of 10' to allow extra width for gravity and pressure irrigation (5' beyond centerline of pipe). 14. Revise the side lot line easement on the north side of Lot 6, Block 7 to show 8' instead of 5' to allow extra width for pressure irrigation lines. 15. Revise the side lot line easement on the south side of Lot 16, Block 5 to show 7' instead of 5' to allow extra width for pressure irrigation lines. 16. Staff's failure to cite specific ordinance provisions or terms of the approved annexation or preliminary plat does not relieve Applicant of responsibility for compliance. GENERAL REOUIREMENTS FP-O4-070 1. 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, with written confirmation of said approval submitted to the Public Works Department. RoseleafSub2 FP.doc Mayor & City Council Hearing Date: November 16, 2004 Page 4 of 5 2. Any existing domestic wells and/or septic systems within this project will have to be removed ITom 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. 3. 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 fencing, micro-paths, 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, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. 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 ITom the Public Works Department prior commencing installations. 5. 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. 6. Submit "Final" letter ITom the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to conform. 7 Applicant's engineer will be required to submit a signed, stamped statement certifying that all street finish centerline elevations are set a minimum of three feet above the highest established normal groundwater elevation. 8. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief and the Public Works Department. 9. Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K. Sidewalks are to provide a clear five-foot-wide (four feet if detached) walkway pathway without encroachment of mailbox structures. 10. All development shall comply with the Americans with Disabilities Act and the Fair Housing Act. 11. No building permits shall be issued within the development until a final plat has been recorded for this subdivision. FP-Q4-070 RoseleafSub2 FP.doc Mayor & City Council Hearing Date: November 16, 2004 Page 5 of5 RECOMMENDATION Staff recommends approval of the final plat for RoseleafSubdivision No.2 with the above stated comments and conditions. FP-O4-070 Rose1eafSub2 FP.doc