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HomeMy WebLinkAboutStaff Comments MAYOR Tanuny de Weerd olfe~;dl(rn PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500. Fax (208)898-955\ PLANNING AND ZONING DEPARTMENT (208) 884-5533 . FAX 888-6854 CITY COUNCIL MEMBERS Keith Bini Christine Donnell Shoun Wanlle Charles M. Rountree STAFF REPORT: Hearing Date: May 3, 2005 Transmittal Date: April 28, 2005 To: Mayor and City Council R.ECEIVED Sonya Allen, Assistant City Planner ¿II APR 2 8 2005 Michael Cole, Development Services Coordinator fY\ c.. City Of Meridian City Clerk Office From: Re: Silverleaf Subdivision No.3 Request for Final Plat approval of One (1) Building Lot and One (1) Common Lot on 10.93 Acres in an R-4 Zone by Liberty Development, LLC (File No. FP-05- 025). 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 one building lot and one common lot on 10.93 acres ofland for Silverleaf Subdivision No.3. The building lot is proposed as a future elementary school lot and the common lot as a street buffer adjacent to Chinden Blvd. The zoning designation for the proposed subdivision is R-4 (Low Density Residential). Silverleaf Subdivision No.3 is located on the south side of W. Chinden Blvd. approximately y, mile east ofN. Ten Mile Road, in the NW )4 of Section 26, TAN., R.1W. The submitted final plat substantially complies with the approved Preliminary Plat. Staff recommends approval of Silverleaf Subdivision No.3 with the comments and conditions stated in this report. SITE SPECIFIC COMMENTS I 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. FP-O5-025 SilverleafSub3 FP.doc Mayor & City Council Hearing Date: May 3, 2005 Page 2 2. Fencing must be in compliance with MCC 12-4-10 and 12-13-15-9. 4. The landscape plan, dated 6/23/04, shall be revised as follows: a. b. Correct scale to read 1"=50' instead of 1"=100'. Show a 5-ft. detached sidewalk within Lot 6, Block 10 adjacent to Chinden Blvd. 5. The applicant has indicated that Nampa Meridian lrrigation 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. Complete instrunJent number on the North Slough Lateral easement noted on the plat. 7. Revise the graphically depicted North Slough Lateral User's Easement to call out widths and lengths. 8. 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. 9. Include the date that the plat was prepared on the face of the final plat. 10. Revise or add the following notes on the face of the plat: (3.) Include the recorded instrument number of the sidewalk easement. 11. 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. 12. All development improvements, including sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. FP-O5-025 SilverleafSub3 FP.doc 16. 17. 18. Mayor & City Council Hearing Date: May 3, 2005 Page 3 13. 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. 14. Sanitary sewer service to this site shall be via a private temporary lift station located in Lot 2, Block 1 of Silverleaf Subdivision No. 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. 15. Water service to this site shall be via extensions ttom future mains in Silverleaf Subdivision No 1 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. 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 1O0-year storm event. All storm drainage must be in compliance with MCC 12-13-14, Stormwater Integration. Staff's 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. GENERAL REOUIREMENTS 1. 2. Any tree over 4" in caliper that is removed ttom 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. Any existing domestic wells and/or septic systems within this project will have to be removed ttom 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 FP-O5-025 SilverleafSub3 FP.doc Mayor & City Council Hearing Date: May 3, 2005 Page 4 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 ttom 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-O5-025 SilverieafSub3 FP.doc