HomeMy WebLinkAboutStaff Comments
MAYOR
Tammy de Weerd
cJvG~dla:n
IDAHO
CITY HALL
(208) 888-4433 - Fax 887-4813
CITY COUNCIL MEMBERS
Keith Bini
Christine Donnell
Shaun Wardle
Charles M. Rountree
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 - Fax 898-9551
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
STAFF REPORT:
Hearing Date: February 15,2005
Transmittal Date: February 10,2005
Re:
Mayor and City Council
Sonya Allen, Assistant City Planner ¿"
Bruce Freckleton, Development Services Manager ~
Redfeather Estates Subdivision No.6
RJiJCEIVED
FE3 1 iJ 2005
To:
From:
City Of Meridian
City Clerk Office
Request for Final Plat Approval of Fifty-five (55) Single-Family Residential
Building Lots and Two (2) Common Lots on 14.38 Acres in an R-8 Zone for
Redfeather Estates Subdivision No.6, by Packard Estates Development, LLC
(File No. FP-O5-005).
We have reviewed the above-referenced subnùttal and offer the following comments, as
conditions of approval. These conditions shall be considered in fuU, 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 55
single-family residential building lots and 2 common lots on 14.38 acres of land for
Redfeather Estates Subdivision No.6. The zoning designation for the proposed subdivision is
R-8 (Medium Density Residential). This phase of the Redfeather Development has a gross
density of 3.82 d.u./acre and a net density of 5.06 d.u./acre.
The two common area lots within this subdivision consist of open space, storm drainage, and
a pathway lot. Said common area lots 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.
Phase six consists of a portion of the Redfeather Estates Subdivision No.2 preliminary plat
and all of the Redfeather Village Subdivision preliminary plat. This phase is a resubdivision of
portions of Lots 8 and 9, Georgianna Milk's First Subdivision.
FP-OS-OOS
Redfeather Estates Sub6. FP.doc
Mayor & City Council
Hearing Date: February 9, 2005
Page 2 of 5
A Conditional Use Permit was approved as part of the Redfeather Estates Subdivision No.2
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.). Lots 1-7,
Block 22, and lots 33-45, Block 5, meet the minimum lot size and street frontage requirement
of the R-8 zone, as required with the approval of Redfeather Village Subdivision.
The open space that was originally approved in Block 22 was eliminated and the open space
on Lot 49, Block 17 was increased, resulting in an overall increase in open space of 4,475 s.f.
Staff has no objection to this change.
Redfeather Estates Subdivision No.6 is located approximately Ih mile east of N. Eagle Road
and 1/2 mie south of E. Ustick Road, in the N Ih of Section 4, T .3N., R.lE.
The submitted final plat substantially complies with the approved preliminary plats. Staff
recommends approval of the final plat with the comments and conditions stated in this report.
SITE SPECIFIC CONDITIONS OF APPROVAL
1.
Applicant shall meet all terms of the approved Development Agreements (Inst.
#104129528 & #104129529), Annexations (AZ-03-02l & AZ-04-022), Preliminary
Plats (PP-03-024 & PP-04-029), and Conditional Use Pennit (CUP-O3-041) 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 fi-om 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 fi-om 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.
FP-O5-005
Redfeather Estates Sub6. FP.doc
13.
FP-O5-005
Mayor & City Council
Hearing Date: February 9,2005
Page 3 of 5
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.
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.
7.
Temporary construction fencing to contain debris shall be installed along the eastern and
western boundaries of this phase unless permanent fencing already exists at these
boundaries. All fencing shall be in compliance with MCC 12-4-10.
8.
A License Agreement will be required by ACHD for landscaping within the storm
drainage easements. If ACHD requires that any trees be relocated, a revised landscape
plan must be approved by the Planning & Zoning Department.
9.
Prior to signature of the final plat by the City Engineer, all existing structures on Lots 33
- 37, Block 5, shall be removed.
10.
Add or revise the following plat notes:
(5.) Add a sentence to the end of the note stating "All building setbacks and
dimensional standards for Lots 33-45, Block 5, and Lots 1-7, Block 22, shall be
in compliance with the applicable zoning regulations of the City of Meridian."
(8.) Eaoo single family s!roetlJre shall eofllaia a æiflimem of 1,200 S< liat"e feet,
imeluèiag garage.
(8.) Include recorded Instrument number of sanitary sewer easement.
(13.) Add Development Agreement Inst. No. 104129529.
(14.) ModifY note by stating who is to be responsible for maintenance of the common
driveway.
11.
Revise the Landscape Plan (dated 1-17-05, prepared by Harvest Design) as follows:
a.
Rock sump inlet shown in the drainage swale on Lot 49 may not exceed 5-ft. in
any horizontal dimension per MCC 12-13-14-2, revise plan to reflect this
requirement.
12.
Any existing domestic wells and/or septic systems within this project shall be removed
fi-om 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.
One-Hundred watt (1O0w), 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 fife hydrants.
Redfeather Eslates Sub6. FP.doc
18.
19.
20.
21.
22.
23.
24.
FP-O5-005
Mayor & City Council
Hearing Date: February 9, 2005
Page 4 of 5
Final design locations and quantity are determined after power designs are completed by
Idaho Power Company. Street light contractor to obtain design and pennit from the
Public Works Department prior commencing installations.
14.
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.
15.
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.
16.
Coordinate fire hydrant placement with the City of Meridian's Deputy Fire Chief and the
Public Works Department.
17.
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.
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.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
Please submit all updated groundwater/soils monitoring data to the Public Works
Redfeather Estates Sub6. FP.doc
Mayor & City Council
Hearing Date: February 9,2005
Page 5 of 5
Department for review. Any drainage areas (detention/retention basins) must be
designed to ensure that water is retained only during 100-year storm events, and for a
period of time not to exceed 24 hours. Side slopes within drainage areas shall not
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 detennining 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.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
27.
Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
28.
Staffs 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.6 with the
above stated comments and conditions.
FP-O5-005
Redfeather Estates Sub6. FP.doc