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Home My WebLink AboutStaff Comments MAYOR Tammy de Weerd C::ife~;dldn CITY HALL (208) 888-4433 - Fax 887-4813 PUBLIC WORKS BUILDING DEPARTMENT (208) 887-2211 - Fax 898-9551 CITY COUNCIL MEMBERS Keith BinI Christine Donnell Shaun Wardle Charles M. Rountree IDAHO LEGAL DEPARTMENT (208) 466-9272 - FAX 466-4405 MEMORANDUM: Hearing Date: December 21,2004 To: Mayor & City Council RECEIVED DEC 'j 2004 From: Sonya Allen, Assistant City PlannerJI/ Bruce Freckleton, Engineering Tech III~ CASTLEBROOK SUBDIVISION NO.5 City Of Meridian City Clerk Office Re: Request for Final Plat Approval of Castlebrook Subdivision No.5, Consisting of Forty-nine (49) Single-family Residential Building Lots and Two (2) Common Lots on 12.14 Acres in an R-8 Zone by Liberty Development, Inc. (File No. FP-O4-075). 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 fifth phase of Castlebrook Subdivision. This phase of the subdivision includes 49 single- family residential building lots and 2 common lots on 12.14 acres in an R-8 zone. This phase was preliminary platted under the name of Castlebrook Subdivision No.2. The gross density of Phase No.5 is approximately 4.0 dwelling units/acre. The net density is approximately 5.0 dwelling units/acre. This phase of Castlebrook Subdivision is located approximately 1/3 mile east of N. Black Cat Road, north ofW. Pine Ave., in the NW \4 oSection 10, T.3N., R.1W. The common area lots within the subdivision consist of landscape 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 the Homeowners Association. Mayor & City Council Hearing Date: December 21, 2004 Page 2 of 5 The final plat for this phase complies with the approved preliminary plat. Staff recommends approval for Castlebrook Subdivision No.5 with the comments and conditions stated in this report. SITE SPECIFIC REOUIREMENTS 1. Applicant shall meet all terms of the approved Annexation (AZ-02-03 I) and Preliminary Plat (PP-02-032). 2. Underground vear-round pressurized irrigation must be provided to all lots within this development. If the pressurized irrigation system within this development is to remain a private Homeowners Association system, complete plans and specifications shall be reviewed by the Public Works Department as part of the development plan review process. A draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval. The City of Meridian requires that 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 the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. 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. The pressure irrigation system shall be accepted prior to the issuance of a Certificate of Occupancy. 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 pathway constructed, and road base approved by the Ada County Highway District prior to applying for building permits. All development improvements, including fencing, micro-paths, off-site pathway, 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 1 10% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. Water service to this site shall be via main line extensions from the existing mains adjacent to the property. The applicant shall be required to extend water mains to and through the proposed development, thereby making them available to the adjacent properties (including stub streets and W. Pine Lane). 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. Sanitary sewer service to this site will be via main line extensions to an existing temporary lift station within the Blackstone Subdivision. This lift station pumps to an existing gravity sewer main located in Black Cat Road, that then flows to the Ashford FP-04-075 Castlebrook Sub5.FP,doc Mayor & City Council Hearing Date: December 21, 2004 Page 3 of 5 6. 7. 8. 9. Greens lift station. The Blackstone lift station shall be upgraded or modified, at this developers expense, to the City of Meridian's standards and specifications. The applicant will be responsible to construct lateral sewer mains to and through this proposed development including and in coordination with the City's Black Cat Trunk Project. Subdivision designer to coordinate main sizing and routing with the Public Works Department. This development shall be subject to the Ashford Greens sewer latecomers fees. Black Cat trunk development fee of $1,500.00 per dwelling unit shall also be assessed against this development. Payment of the trunk development fees and latecomer fees are required prior to signature on the final plat map by the City Engineer. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. All fencing shall be in compliance with MCC 12-4-10 and 12-13-15-9. The landscape plan dated 10/26/04 (Sheet LI) prepared by South Landscape Architecture needs to be revised as follows: a. b. c. Six-foot vinyl fencing is required along the eastern boundary ofthe subdivision. Include calculations table on the Landscape Plan. See note #19 below. Revise Landscape Plan accordingly. Minimum 5-ft. wide paved pathway with landscaping (no trees) required on each side of the pathway, extending to Pine Ave. Add or revise the following notes on the face of the plat: (2.) (7.) (lQ) (ill Delete note - No drainage facilities are shown on the construction plans. Delete note - Not required to be shown on plat. "Buildinf! setbacks and dimensional standards in this subdivision shall be in comv/iance with Title 11 and Title 12 of the Meridian Citv Code. " Place a note on the plat that references the FEMA flood plain boundary adjacent to the Ten Mile Creek. Note restrictions associated with the 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 the 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 within 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 the 5% open space shall be free of "wet ponds" or other such nuisances.) 10. 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. 11. FP-04-075 Castlebrook Sub5.FP.doc Mayor & City Council Hearing Date: December 21, 2004 Page 4 of5 12. 13. 14. 15. 16. 17. 18. 20. Please clarify the "No Cap, Set Cap" notation at the southeast comer of the subdivision boundary (sheets I &3 of 5.), and verify against the symbol that is shown in the Legend. Graphically depict five-foot wide Public Utilities, Drainage and Irrigation Easements along the west side of Lot 43, Block 7, Lot 7, Block 14, Lot 27, Block 14, and Lot 4, Block 15, as these will be side lot lines against a previous phase. Graphically depict an eight-foot wide Public Utilities, Drainage and Irrigation Easement along the westerly side of Lot 46, Block 7. The extra width is required due to the location of a pressurized irrigation main. Lot 6, Block 16 doesn't meet the required minimum street frontage along the N. Scotney avenue frontage. Place an arrow on this lot to indicate the house frontage orientation towards W. Gillete Drive, and add arrow symbol to the plat legend. The sum of the segments along the north boundary of Lots 43-44, Block 7 doesn't equal the overall boundary distance shown. Please make the appropriate corrections. The sum of the segments along the east subdivision boundary doesn't equal the overall boundary distance shown. Please make the appropriate corrections. The sum of the segments along the south boundary of Lots 4-13, Block 15 doesn't equal the overall boundary distance shown. Please make the appropriate corrections. 19. Extend a minimum twenty-foot wide "finger" off of the common area Lot 3, Block 15 to be centered over the sanitary sewer truck line, and depict a twenty- foot wide easement out to W. Pine Lane. Also, a paved pathway will be required within this "finger" extending to Pine Ave. Adjust adjacent lots to meet the minimum street frontage requirements. The pathway along the Ten Mile Creek shall be constructed prior to the issuance of the first Certificate of Occupancy Permit of any lots adjacent to the pathway. 21. The Homeowner's Association shall maintain the public pathway that runs along the Ten Mile Creek until such time that the City elects to take over maintenance of such pathway. 22. 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-04-075 Castlebrook Sub5.FP.doc Mayor & City Council Hearing Date: December 21, 2004 Page 5 of 5 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. 2. Any existing domestic wells and/or septic systems within this project will have to 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. 3. 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. 4. 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. Applicant's engineer will be required to submit a signed, stamped statement certifying that all street fmish centerline elevations are set a minimum of three feet above the highest established normal groundwater elevation. 7. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief and the Public Works Department. 8. Provide sidewalks in accordance with the MCC. STAFF RECOMMENDATION Staff recommends approval of the final plat for Castlebrook Subdivision No.5 with the above stated comments & conditions. FP-04-075 CastJebrook Sub5,FP,doc