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HomeMy WebLinkAboutStaff Comments MAYOR Tammy de Weerd A clferi di!C " IDAHO CITY HALL (208) 888-4433 - Fax 887-4813 CITY COUNCIL MEMBERS Keith Bird Christine Donnell Shaun Wardle Charles M. Rountree PUBLIC WORKS BUILDING DEPARTMENT (208) 887-221 I - Fax 898-9551 '" LEGAL DEPARTMENT (208) 466-9272 - FAX 466-4405 MEMORANDUM: Hearing Date: November 23, 2004 To: Mayor & City Council RECEIVED NOV I 8 2004 From: Sonya Allen, Assistant City PlannerJ-f Bruce Freckleton, Engineering Tech III~ CASTLEBROOK SUBDIVISION NO.4 City Of Meridian City Clerk Office Re: Request for Final Plat Approval of Castlebrook Subdivision No.4, Consisting of Sixteen (16) Single-family Residential Building Lots and Two (2) Common Lots on 3.65 Acres in an R-8 Zone by Liberty Development, Inc. (File No. FP-O4-071). We have reviewed this submittal and offer the following comments, as conditions of the applicant. 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 applied for final plat approval of the fourth phase of Castlebrook Subdivision. This phase of tiJe subdivision includesl6 single-family residential building lots and 2 common lots on 3.65 acres in an R-8 zone. This phase was preliminary platted under tiJe name of Castlebrook Subdivision No.2. The gross density of Phase No.4 is approximately 4.3 dwelling units/acre. The net density is approximately 5.75 dwelling units/acre. This phase of Castlebrook Subdivision is located approximately 1/3 mile east ofN. Black Cat Road, noM ofW. Pine Ave., in tiJe NW \4 of Section 10, T.3N., RI W. The common area lots witiJin the subdivision consist oflandscape, storm drainage, and pathway lots and will be owned and maintained by the Castlebrook Homeowners Association. The pressurized irrigation system within this development will also be owned and maintained by tiJe Homeowners Association. FP-04-071 Mayor & City Council Hearing Date: November 23, 2004 Page 2 of5 The fmal plat for tiJis phase complies willi the approved preliminary plat. Staff recommends approval for Castlebrook Subdivision No.4 willi tiJe comments and conditions stated in tiJis report. SITE SPECIFIC REOUIREMENTS 1. Applicant shall meet all terms of the approved Annexation (AZ-02-031) and Preliminary Plat (pP-02-032). 2. Underground vear-round pressurized irrigation must be provided to all lots witiJin this development. If tiJe pressurized irrigation system witiJin this development is to remain a private Homeowners Association system, complete plans and specifications shall be reviewed by tiJe Public Works Department as part of tiJe development plan review process. A draft copy of tiJe pressurized irrigation system O&M manual must be submitted prior to plan approval. The City of Meridian requires tiJat pressurized irrigation systems be supplied by a year-round source of water. Applicant shall be required to utilize any existing surface or well water for tiJe primary source. If a surface or well source is not available, a single-point connection to tiJe culinary water system shall be required. If a single-point connection is utilized, the developer shall be responsible for tiJe payment of assessments for tiJe common areas prior to signature on tiJe final plat by tiJe Meridian City Engineer. 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, off-site patiJway constructed, and road base approved by the Ada County HiglJway District prior to applying for building permits. All development improvements, including fencing, micro-paths, off-site patiJway, 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, sanitary sewer, water, etc., prior to signature on the final plat. 4. Water service to tiJis site shall be via main line extensions ITom the existing mains adjacent to the property. The applicant shall be required to extend water mains to and througlJ tiJe proposed development, tiJereby making tiJem available to the adjacent properties (including stub streets and El Gato Road.). Subdivision designer to coordinate main sizing and routing willi tiJe Public Works Department. Applicant shall execute City of Meridian standard forms of easements, for any mains tiJat are required to provide service. 5. Sanitary sewer service to this site will be via main line extensions to an existing temporary lift station witiJin the Blackstone Subdivision. This lift. station pumps to an existing gravity sewer main located in Black Cat Road, tiJat tiJen flows to the Ashford Greens lift station. The Blackstone lift station shall be upgraded or modified, at this Castlebrook SuM.FP.doc Mayor & City Council Hearing Date: November 23, 2004 Page 3 of5 6. 7. 8. 9. FP-04-07! developers expense, to tiJe City of Meridian's standards and specifications. The applicant will be responsible to construct lateral sewer mains to and througlJ this proposed development including and in coordination willi tiJe City's Black Cat Trunk Project. Subdivision designer to coordinate main sizing and routing with tiJe Public Works Department. This development shall be subject to tiJe Ashford Greens sewer latecomers fees. Black Cat trunk development fee of $1,500.00 per dwelling unit shall also be assessed against tiJis development. Payment of tiJe trunk development fees and latecomer fees are required prior to signature on tiJe final plat map by tiJe City Engineer. Applicant shall execute City of Meridian standard forms of easements, for any mains tiJat are required to provide service. All fencing shall be in compliance willi MCC 12-4-10 and 12-13-15-9. Temporary construction fencing to contain debris shall be installed along the eastern and soutiJern boundary of this phase unless fencing already exists at the subdivision boundary. The landscape plan dated 10/26/04 (Sheet L1) prepared by SoutiJ Landscape Architecture needs to be revised as follows: a. Lot 31, Block 9 is shown as an ACHD storm drainage lot on tiJe plat. No trees will not be required or allowed within this easement. Add or revise tiJe following notes on tiJe face of tiJe plat: (7.) ŒJ (12) (ill Delete note - not required to be shown as a note on tiJe plat. "Fencinf! on the north boundary of Lots 33 & 34. Block 9 adiacent to the pathwav. shall be either open vision or a maximum of four foot tall solid fence. " "Buildinf! setbacks and dimensional standards in this subdivision shall be in compliance with Title 11 and Title 12 of the Meridian Citv Code. " Place a note on the plat that references tiJe FEMA flood plain boundary adjacent to tiJe Ten Mile Creek. Note restrictions associated willi tiJe flood zone on the face of the plat. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during tiJe plan review process, prior to 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 witiJin a period of time not to exceed 24 hours for all storms up to and including a 100-year storm event. (All areas being counted toward tiJe 10% open space amenity shall be fTee of "wet ponds" or oilier such nuisances.) 10. II. Please submit a copy of tiJe Ada County Street Name Committee's "Final" letter for the street names and lot & block numbering. Make all corrections necessary to comply. Castlebrook SuM.FP.doc Mayor & City Council Hearing Date: November 23, 2004 Page 4 of5 12. Add "W. Pine Avenue" along the E-W Mid-Section line. 13. The patiJway along tiJe Ten Mile Creek shall be constructed prior to the issuance of the first Certificate of Occupancy Permit of any lots adjacent to tiJe patiJway. 14. The Homeowner's Association shall maintain tiJe public patiJway tiJat runs along the Ten Mile Creek until such time tiJat tiJe City elects to take over maintenance of such patiJway. 15. Staffs 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 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, willi written confirmation of said approval submitted to the Public Works Department. 2. Any existing domestic wells and/or septic systems within tiJis project will have to be removed ITom tiJeir domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-dornestic purposes such as landscape irrigation. 3. One-Hundred watt (IOOw), higlJ-pressure sodium streetliglJts will be required at locations designated by tiJe Public Works Department. All streetliglJts 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 liglJt contractor to obtain design and permit ITom the Public Works Department prior commencing installations. 4. Compaction test results must be submitted to tiJe Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 6. 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 higlJest established normal groundwater elevation. 7. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief and tiJe Public Works Department. 8. Provide sidewalks in accordance willi tiJe MCC. FP-O4-071 Castlebrook SuM.FP.doc Mayor & City Council Hearing Date: November 23,2004 Page 5 of5 STAFF RECOMMENDATION Staff recommends approval of tiJe final plat for Castlebrook Subdivision No.3 with tiJe above stated comments & conditions. FP-04-07! Castlebrook SuM.FP.doc