HomeMy WebLinkAboutStaff Comments
MAYOR
TammydeWeerd
otre;;d/trH .
IDAHO
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
LEGAL DEPARTMENT
(208)466-9272 - FAX 466-4405
STAFF REPORT:
City Council Date: January 4, 2005
To: Mayor & City Council
From: Sonya Allen, Assistant City Planner ¿if
John Boyd, Engineering Tech. II 746
Re: Rock Creek Subdivision
RECEIVED
DEC 2 9 2004
City Of Meridian
City Clerk Office
Request for Final Plat Approval of Twenty Five (25) Building Lots and One (I)
Common Lot on 7.48 Acres in an R-15 Zone for Rock Creek Subdivision, by Big
View Builders, Inc. (File No. FP-O4-078)
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, Big View Builders, Inc., has requested fmal plat approval for twenty five (25)
building lots and one (1) common lot on 7.48 acres in an R-15 zone for Rock Creek
Subdivision.
The proposed subdivision is located at 1103 W. Pine Ave., in the SW 'Aof Section 12, T.3N.,
R.IW.
The proposed building lots will consist of 23 multi-family residential building lots, each
containing one four-plex structure, for a total of 92-units, and 2 office building lots. The common
lot will consist of open space, landscaping, parking and a common driveway for the subdivision.
Amenities in the subdivision will consist of a tot lot/playground, complete with equipment and
benches, horseshoe pits, and a BBQ pit with benches on the north side of the Nine Mile Creek,
and a half basketball court south of the creek. Also, a 5-ft. wide pathway is proposed on the north
side of the Nine Mile Creek, extending the full width of the property.
A Conditional Use Permit was approved for this subdivision which required the four-plex
structures to conform to the following standards: min. 12-ft. rear setback for interior lots and
min. 15-ft. rear setback for perimeter lots; min. 5-ft. side setback (measured to property line);
min. 12-ft. front setback (measured from back of sidewalk); construction materials used on the
Mayor & City Council
Hearing Date: December 21, 2004
Page 2 of5
structures with modified setbacks/separation must be approved by City of Meridian Building
Department and in accordance with the most recent International Building Code.
The submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of the fmal plat for Rock Creek Subdivision with the comments
and conditions stated in this report.
SITE SPECIFIC REOUIREMENTS
1.
2.
3.
4.
5.
FP-04-078
Applicant is to meet all terms of the approved Rezone (RZ-04-002), Preliminary Plat (PP-
04-005), and Conditional Use Permit (CUP-04-006) for Rock Creek Subdivision.
If permanent perimeter fencing is not proposed, temporary construction fencing to
contain debris shall be installed at the subdivision boundary prior to issuance of building
permits. All proposed fencing must be in compliance with MCC 12-4-10.
If the existing barbed wire fence along the east boundary of the property is located on the
subject property, it must be removed prior to issuance of building permits.
The applicant shall provide for a public pedestrian easement for the pathway along the
creek to allow for the extension of the pathway to the east.
Provide a Fire Department and Planning & Zoning Department approved secondary
vehicular access to serve the lots south of the Nine Mile Creek prior to issuance of the
12th four-plex building permit within the subdivision.
Revise the landscape plan dated 11/12/04 and prepared by South Landscape Architecture,
as follows:
a.
A min. 5-ft. wide landscape buffer is required along the southern boundary of the
subdivision. Said landscape buffer may be included in the existing irrigation
easement if a license agreement is obtained from NMID. If one cannot be
obtained, provide a min. 5-ft. wide landscape buffer outside of the easement.
Include fencing symbol in the legend. Also, include fencing details (i.e. type,
height, construction materials).
Include calculations table on the landscape plan.
Pathway on the north side of the Nine Mile Creek must be asphalt instead of
gravel.
A min. 7-ft. wide sidewalk is required along Pine Avenue.
Revise the landscape plan to add a permanent barbeque pit to the common area on
the north side of the Nine Mile Creek (per CUP-04-006, condition #3, pg. 4).
b.
c.
d.
e.
f.
Rock Creek Sub FP.doc
Transmittal Date: December 14, 2004
Mayor & City Council
Hearing Date: December 21, 2004
Page 3 of5
6.
7.
9.
FP-O4-078
Street signs are to be in place, water system shall be approved and activated, fencing
installed, drainage lots constructed, road base approved by the Ada County Highway
District and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
All development improvements, including sewer, fencing, micro-paths, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates
of occupancy.
8.
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.
Sanitary sewer service and municipal water to this development shall be via extensions
from existing mains. Applicant will be responsible to construct, or re-construct the sewer
and water 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 form of easements, for any mains that are required to provide service.
10.
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.
11.
The applicant has not indicated who will own and operate the pressurized irrigation
system within this development (private home owner's association or irrigation district.)
12.
Underground year-round pressurized irrigation must be provided to all lots within this
development (MCC 12-5-2.N).
The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water (MCC 12-13-8.3). The 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 City
Engineer. If the system is to remain private, a draft copy of the pressurized irrigation
system O&M manual must be submitted prior to plan approval.
13.
Submit an encroachment agreement with NMlD for all improvements located within the
Nine Mile Creek easement.
14.
Submit a License Agreement with NMlD for the landscaping within the easement for the
Rutledge Lateral and the Nine Mile Drain prior to signature on the Final Plat. If a license
agreement cannot be obtained for the proposed landscaping, trees shall be planted in
Rock Creek Sub FP.doc
Transmittal Date: December 14, 2004
17.
18.
19.
20.
21.
22.
Mayor & City Council
Hearing Date: December 21,2004
Page 4 of 5
accordance with MCC outside of the easements. Make any changes necessary on the
landscape plan.
15.
Prior to issuance of building permits, a permanent vehicular crossing of the Ninemile
Drain shall be constructed.
16.
Revise or add the following notes to the face of the plat:
íD Add note regarding Right to Farm Act
ŒJ Add note calling out the common lot(s) within the subdivision and who will be
responsible for their ownership and maintenance.
&l "Anv re-subdivision of this plat shall be in compliance with the most recentlv
approved subdivision standards of the Citv of Meridian."
QJ. "Building setbacks and dimensional standards in this subdivision shall be in
compliance with Title II and Title 12 of the Meridian Citv Code unless otherwise
modified bv Conditional Use Permit (CUP-04-006).
ŒJ. "Maintenance of anv irrigation or drainage pipe or. ditch crossing a lot is the
responsibility of the lot owner unless such responsibilitv is assumed bv an
irrigation/drainage district."
ŒJ "The developer and/or owner shall complv with Ida13o Code 31-3805 pertaining to
irrigation water rights."
QQJ. "The bottom elevation of all structural footings shall be set a minimum of 12-
inches above the highest established normal gronndwater elevation."
Correct the bearing quadrants of the first and sixth legs of the boundary legal description
ofthe Certificate of Owner's.
Complete the Certificate of Owners and accompanying Acknowledgment.
Graphically depict a 5-ft. wide landscape buffer on the plat along the southern boundary
of the development outside the NMID easement for the Rutledge Lateral.
Delete the "Approval of Planning Commissioner" Certificate from page two of the plat.
Add a Certificate for the "Ada County Highway District" to page two of the plat.
Staff's failure to cite specific ordinance provisions or terms of the approved Development
Agreement, Rezone, Preliminary Plat or Conditional Use Permit does not relieve
Applicant of responsibility for compliance.
GENERAL REOUIREMENTS
1.
FP-04-078
Tile all irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided per City
Rock Creek Sub FP.doc
Transmittal Date: December 14, 2004
FP-04-078
Mayor & City Council
Hearing Date: December 21,2004
Page 5 of5
Ordinance 12-4-13. Submit written confirmation of plan approval from the appropriate
irrigation/drainage district, or lateral users association to the Public Works Department.
2.
Remove any existing domestic wells and/or septic systems within this project 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.
Install 250-watt, high-pressure sodium streetlights at locations designated by the Public
Works Department. Street light contractor shall obtain an approved design and permit
from the Public Works Department prior to commencing installations.
4.
Replace any tree over four (4) inch caliper that is removed from the property with an
equivalent number of caliper inches of trees. (Required landscape buffer trees will not be
considered as replacement trees for those trees that have to be rernoved.)
5.
Submit compaction test results to the Meridian Building Department for any building
pads within lots receiving engineered backfill.
6.
Coordinate with the Meridian Public Works Department and the Meridian CitylRural Fire
Department to determine fire flow requirements. Provide a letter from the Fire
Department stating required fire flow requirements prior to final plat approval.
RECOMMENDATION
Staff recommends approval of the final plat with the above stated comments and conditions.
Rock Creek Sub FP.doc
Transmittal Date: December 14,2004