HomeMy WebLinkAboutStaff Comments
MAYOR
Tammy d, Wwd
c::>U;;ri .it!C \
.;. IDAHO I
~['.
~ ,.¿'
"TREASL"EV '(!If.
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500 Fax (208)898-9551
CITY COUNCIL MEMBERS
K,ith Bird
Christin, Donn,1I
Shaun Wardle
Cha,"" M. Rountre'
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 FAX 888-6854
STAFF REPORT:
Hearing Date: February 22,2005
Transmittal Date: February 17, 2005
To:
Mayor and City Council
Sonya Allen, Assistant City Planner J.f
John Boyd, Engineering Tech. II 7!.6
Silverleaf Subdivision No.2
.HECEIVED
FIB I 8 2005
From:
Re:
City Of Meridian
City Clerk Office
Request for Final Plat approval of Fifty-five (55) Single-family Residential
Building Lots and Five (5) Common Lots on 16.66 Acres in an R-4 Zone by
Liberty Development, LLC (File No. FP-O5-007).
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 55 single-
family residential building lots and 5 common lots on 16.66 acres of land for Silverleaf
Subdivision No.2. The zoning designation for the proposed subdivision is R-4 (Low Density
Residential). The gross density for the subdivision is 2.8 dwelling units/acre and the net density
is 2.4 dwelling units/acre.
Silverleaf Subdivision No.2 is located approximately ~ mile east of N. Ten Mile Road and
Chinden Blvd., in the NW ~ of Section 26, T.4N., R.1W.
A Conditional Use Permit/Planned Development was approved for this development which
allowed for reductions to the minimum lot size required by MCC 11-9-1 (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.).
The submitted final plat substantially complies with the approved Preliminary Plat.
Staff recommends approval of Silverleaf Subdivision No.2 with the comments and conditions
stated in this report.
FP-05-007
Silvedeaf Sub2 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 (lnst. 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.
Temporary construction fencing to contain debris shall be installed along the boundaries
of this phase where none is proposed unless fencing already exists at the subdivision
boundaries.
3.
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.
4.
The landscape plan shall be revised as follows:
a.
b.
Correct scale to read 1 "=50' instead of 1"=100'.
Reduce the height of the 5-ft. solid fence adjacent to the pathway on Lot I, Block
6 to 4-ft. per MCC 12-13-15-9 or change to an open vision fencing material.
Show contours for all drainage areas.
Show a detail of the proposed tot lot equipment.
c.
d.
5.
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.
6.
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.
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.
Block 8 is not labeled as such on page 2 of the final plat, revise accordingly.
FP-O5-006
SilvedeafSubl FP.doc
Mayor & City Council
Hearing Date: February 22, 2005
Page 3
9.
10.
12.
Revise or add the following notes on the face ofthe plat:
(1.)
Unless otherwise noted, a ten (10) foot..... all rear lot lines. Unless otherwise
noted, a five (5) foot..... of interior lot lines.
Delete note, no longer required on plat.
Complete Record of Survey No.
fB
(9.)
The bearing running from the Nl/16th comer of Section 26 to the Real Point of
Beginning does not match the legal description on Sheet 4. Please revise accordingly.
11.
The bearing running along the Westerly Boundary of the subdivision does not match the
legal description on Sheet 4. Please revise accordingly.
The bearing running along the Easterly Boundary of the subdivision does not match the
Submitted Plat information for the adjacent subdivision (proposed Lochsa Falls No. 12).
Please revise accordingly.
13.
The last bearing and distance (S87°0l '07"W , 268.46') running along the Southerly
Boundary of the subdivision does not match the Recorded Plat information for the
adjacent subdivision (Lochsa Falls No.9). Please revise accordingly.
14.
Add or correct the distances along the Westerly Boundary, (Lots 8 and I, Block 6 and Lot
I, Block 9) of the subdivision on Sheet 2.
15.
The sum of the distances of Lots 9 and 10, Block 6, do not equal the distance shown on
the boundary of the subdivision on Sheet 3. Please revise accordingly.
16.
Revise the public utility, drainage & irrigation easements along the following lots to
reflect a distance 5' past the pipes occupying them as follows. These extra widths are
necessary due to the location of pressurized irrigation (PI) mains and/or gravity irrigation
(GI) mains:
a. The Northerly boundary of Lots 1-5 and a portion of Lot 6, Block 9 (PI and GI)
b. A portion ofthe easterly side of Lot 6, Block 9 (GI)
c. The Northerly boundary of Lots 1-3, Block 10 (PI and GI)
17.
Revise the easements against the Easterly lot line of Lot 15, Block 8 and the Westerly lot
line of Lot 3, Block 7 to reflect an 8' width. These extra widths are necessary due to the
location of pressurized irrigation mains. If the locations of these pressure irrigation mains
change during Public Works review, please revise the locations of these easements on the
plat.
18.
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.
FP-O5-006
SilvedeafSubl FP.doc
Mayor & City Council
Hearing Date: February 22,2005
Page 4
20.
21.
22.
23.
24.
25.
26.
19.
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.
Sanitary sewer service to this site shall be via a private temporary lift station located in
Lot 2, Block I of Silverleaf Subdivision No. I. 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.
Water service to this site shall be via extensions ITom future mains in Silverleaf
Subdivision No I and Lochsa Falls Subdivision No. 12. 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.
Developer is to provide a 30' wide easement covering the water and sewer mains that
extend to the north to provide service for future areas of development (school site).
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 storm drainage must be in compliance
with MCC 12-13-14, Stormwater Integration.
Staffs failure to cite specific ordinance provisions, or terms ofthe approved Annexation,
Conditional Use Permit, or Preliminary Plat does not relieve the Applicant of
responsibility for compliance.
FP-O5-006
SilvedeafSubl FP.doc
Mayor & City Council
Hearing Date: February 22, 2005
Page 5
GENERAL REOUIREMENTS
1.
Any tree over 4" in caliper that is removed ITom 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 ITom 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 100-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 ITom
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 any 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
SilvedeafSubl FP.doc