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HomeMy WebLinkAboutStaff Comments MAYOR Tammy de Weerd PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500. Fax (208)898-955] CITY COUNCIL MEMBERS Keith Bird Christine Donnell Shaun Wardle Charles M. Rountree PLANNING AND ZONING DEPARTMENT (208) 884-5533 FAX 888-6854 STAFF REPORT: Hearing Date: February 22, 2005 TransmittalDate: February 17, 2005 To: Mayor and City Council Sonya Allen, Assistant City Planner JIf Bruce Freckleton, Development Services Manager~ Silverleaf Subdivision No.1 RECEIVED FEB 1 8 2005 From: Re: Citv Of Meridian r:¡t~T Clerk Office Request for Final Plat approval of Thirty-five (35) Single-family Residential Building Lots and Eight (8) Common Lots on 9.19 Acres in an R-4 Zone by Liberty Development, LLC (File No. FP-O5-006). We have reviewed the above referenced submittals 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, LLC, has applied for Final Plat approval of 35 single- family residential building lots and 8 common lots on 9.19 acres of land for Silverleaf Subdivision No.1. The zoning designation for the proposed subdivision is R-4 (Low Density Residential). Silverleaf Subdivision No.1 is located on the east side of N. Ten Mile Road, approximately Y4 mile south of Chinden Blvd., in the NW Y4 of Section 26, TAN_, R.1 W. A Conditional Use Permit/Planned Development was approved for this development which allowed for reductions to the minimum lot size (from 8,000 s.f. to 5,000 s.f.) and street frontage on non cul-de-sac lots (from 80-ft. to 50-ft.) required by MCC 11-9-1; however, all lots in this phase meet the minimum requirements. The submitted final plat substantially complies with the approved Preliminary Plat. Staff recommends approval of Silverleaf Subdivision No.1 with the comments and conditions stated in this report. FP-05-006 SilverieafSubl FP.doc Mayor & City Council Hearing Date: February 22,2005 Page 2 SITE SPECIFIC COMMENTS / FINAL PLAT 1. Applicant is to meet all terms of the approved Annexation (AZ-04-024), Development Agreement (Inst. No. 105010990), Conditional Use Permit (CUP-04-033), and Preliminary Plat (PP-04-031) for this subdivision. 2. Fencing must be in compliance with MCC 12-4-10 and 12-13-15-9. 3. Revise or add the following notes on the face of the plat: (1.) W (9.) (10.) (11.) .. .interior lot lines. unless designated otherwise. Delete note, no longer required on plat. Complete Record of Survey No. Complete Instrument No. Add note: "Direct lot access to N. Ten Mile Road is prohibited." 4. The landscape plan shall be revised as follows: a. b. Gravel edge adjacent to N. Ten Mile Road shall be 10-ft. wide instead of 8-ft. Correct scale to read 1 "=50' instead of 1"= 1 00'. 5. 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. 6. The applicant has indicated that Nampa Meridian Irrigation District will own and maintain the pressure irrigation system within this development, however staff believes this will be owned by Settlers 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 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 irrigable common areas prior to signature on the final plat by the Meridian City Engineer. 7. 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. 8. All areas being counted toward the open space requirement shall be free of "wet ponds" or other such nuisances. All stormwater detention facilities incorporated into the required open space are subject to Ordinance 12-13-14 and shall be fully vegetated with grass and trees, as depicted on the submitted landscape plans. FP-O5-006 SilverieafSubl FP.doc Mayor & City Council Hearing Date: February 22,2005 Page 3 9. 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. 10. All development improvements, including sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 11. 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. 12. Sanitary sewer service to this site shall be via a private temporary lift station located in Lot 2, Block 1. The applicant will be responsible to construct said lift station, and 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. The applicant must execute a lift station operations and maintenance agreement prior to final plat signature. Applicant shall also execute City of Meridian standard forms of easements for any mains that are required to provide service. 13. Water service to this site shall be via extensions from existing mains in Ten Mile Road and future mains within Lochsa Falls Subdivision. The applicant will be responsible to construct the 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 forms of easements for any mains that are required to provide service. 14. 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. 15. Add "UNPLATTED" or "SUBDIVISION NAME" to the appropriate locations around the boundaries of the subdivision. 16. Correct the (359.33') boundary distance dimension along the east side ofthe subdivision. It appears that is should read 298.87', please confmn. 17. Increase the width of the side yard easements to 8-feet for the following lots: west side of Lot 3, Block 1, west side of Lot 2, Block 3, east side of Lot 6, Block 4, east side of Lot 16, Block 3, east side of Lot 10, Block 4, and the east side of Lot 20, Block 3. The extra width is required due to the location of the pressurized irrigation main line. 18. 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 storm drainage must be in compliance with MCC 12-13-14, Stormwater Integration. FP-O5-006 SilverleafSubl FP.doc Mayor & City Council Hearing Date: February 22, 2005 Page 4 19. Staff's failure to cite specific ordinance provisions, or terms of the approved Annexation, Conditional Use Permit, or Preliminary Plat does not relieve the Applicant of responsibility for compliance. GENERAL REOUIREMENTS 1. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. 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. Two-hundred-fifty and 1O0-watt, 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. The street light contractor shall 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. 5. 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. 6. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 7. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 8. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 9. Developer shall coordinate mailbox locations with the Meridian Post Office. STAFF RECOMMENDATION Staff recommends approval of the final plat with the above stated comments and conditions. FP-O5-006 SilverieafSubl FP.doc