HomeMy WebLinkAboutStaff Comments
MAYOR
Tammy de Weerd
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IDAHO
CITY HALL
(208) 888-4433 - Fax 887-4813
CITY COUNCIL MEMBERS
Keith Bird
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: April 5, 2005
To:
Mayor and City Council
RECEIVED
,i,';; J 1 2005
From:
.I',-i
Sonya Allen, Assistant City Planner 0
Michael Cole, Development Services Coordinator (Y\ c..
Re:
Redfeather Estates Subdivision No.7
City Of Meridian
City Clerk Office
Request for Final Plat Approval of Forty-two (42) Single-Family Residential
Building Lots and Two (2) Common Lots on 12.24 Acres in an R-8 Zone for
Redfeather Estates Subdivision No.7, by Packard Estates Development, LLC
(File No. FP-O5-023).
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, Packard Estates Development, LLC, has applied for Final Plat approval of 42
single-family residential building lots and 2 common lots on 12.24 acres of land for
Redfeather Estates Subdivision No.7. The zoning designation for the proposed subdivision is
R-8 (Medium Density Residential). This phase of the Redfeather Development has a gross
density of 3.43 d.u.lacre and a net density of 4.15 d.u.lacre.
Redfeather Estates Subdivision No.7 is located approximately 1Amile east of N. Eagle Road
and 1/2 mie south ofE. Ustick Road, in the NW %of Section 4, T.3N., R.IE.
The two common area lots within this subdivision consist of landscaping, open space, storm
drainage, and pathways. 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.
Amenities proposed with this phase of Redfeather Subdivision include a basketball court and a
lO-ft. wide multi-use pathway bordering the South Slough.
FP-O5-023
Redfeather Estates Sub7. FP.doc
Mayor & City Council
Hearing Date: April 5, 2005
Page 2 of 5
This subdivision was preliminary platted as Redfeather Estates Subdivision No.2. A
Conditional Use Permit was approved for this subdivision 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-sacs from 40-feet to 33-
feet), and house size (from 1,301 s.f. to 1,200 s.f.).
The pedestrian pathway/access road on north side of Lot 8, Block 24 was relocated to the west
side of the common area; however, staff has no concerns with the proposed change, and the
submitted final plat still substantially complies with the approved Preliminary Plat.
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 Agreement (Inst.
#104129528), Annexation (AZ-03-021), Preliminary Plat (PP-03-024), and Conditional
Use Permit (CUP-03-041) 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 from 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 from 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.
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.
FP-O5-023
Redfeather Estates Sub7. FP.doc
Mayor & City Council
Hearing Date: AprilS, 2005
Page 3 of 5
6.
7.
8.
9.
10.
11.
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.
A permanent public pedestrian easement shall be created for the pathway within Lot 12,
Block 25 and recorded prior to signature of the City Engineer on the final plat. The
easement shall be sufficient width to cover the 10-foot wide pathway shown. The 10-
foot wide hard surfaced pathway shall be constructed and fully improved prior to the
issuance of the first Certificate of Occupancy for any building within this phase of the
subdivision.
Applicant shall work with the City Parks Dept. and conform to the Park's Dept.
standards for construction of the pathway. The Homeowner's Association is responsible
for maintenance of all landscaping adjacent to the pathway.
The width of the common area on the south side of Lot 8, Block 24 leading to E. Tahiti
Drive shall be widened to a minimum of IS-ft.
All fencing shall be in compliance with MCC 12-4-10.
Temporary construction fencing to contain debris shall be installed along the perimeter
of the subdivision where permanent fencing is not proposed.
Graphically depicted Public Utilities, Drainage Irrigation easement shall be widened to
24-feet. The extra width is needed for a gravity irrigation main.
12.
On the face of the plat include the CP&F Number for the center quarter comer.
13.
Add or revise the following plat notes:
(9.)
(15.)
Include recorded instrument number of sanitary sewer easement.
Add a note referring to the public pedestrian easement on a portion of Lot 12,
Block 25 and note the recorded instrument number of the agreement. Indicate
that the City of Meridian will be responsible for the maintenance of the pathway
surface located within the easement. Also indicate who will be responsible for
the maintenance of the landscaping within the easement.
14.
Revise the Landscape Plan (dated 12-20-04, prepared by Harvest Design) as follows:
15.
Rock sump inlet shown in the drainage swale on Lot 12, Block 25 may not exceed 5-ft.
in any horizontal dimension per MCC 12-13-14-2, revise plan to reflect this requirement.
Cobble may be allowed if designed as a dry stream bed or other design feature.
FP-O5-023
Redfeather Estates Sub7. FP.doc
Mayor & City Council
Hearing Date: AprilS, 2005
Page 4 of 5
16.
17.
18.
19.
20.
21.
22.
23.
24.
25.
26.
FP-O5-023
Show a min. 5-ft wide hard surface pathway with 5-ft landscaping on each side on the
pathway leading from the common area on Lot 8, Block 24 to E. Tahiti Drive.
Any existing domestic wells and/or septic systems within this project ,shall 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.
One-Hundred watt (IOOw), 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
Idal3o Power Company. Street light contractor to obtain design and permit from the
Public Works Department prior commencing installations.
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.
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.
Coordinate fire hydrant placement with the City of Meridian's Deputy Fire Chief and the
Public Works Department.
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.
Redfeather Estates Sub7. FP.doc
Mayor & City Council
Hearing Date: AprilS, 2005
Page 5 of5
27.
28.
29.
30.
31.
32.
33.
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
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 determining 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.
Developer shall coordinate mailbox locations with the Meridian Post Office.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Am3y Corps of Engineers.
Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
Staff's 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.
RECOMMENDA nON
Staff recommends approval of the final plat for Redfeather Estates Subdivision No.7 with the
above stated comments and conditions.
FP-O5-023
Redfeather Estates Sub7. FP.doc