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LEGAL DEPARTMENT
(208)466-9272 . Fax 466-4405
MAYOR
TammydeWeerd
CITY COUNC[LMEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500. Fax 887-[297
IDAHO
PLANNING AND WNING
DEPARTMENT
(208) 884-5533 . FAX 888-6854
STAFF REPORT:
Hearing Date: May 10, 2005
Transmittal Date: May 5, 2005
Mayor and City Council RE C E IVE D
Sonya Allen, Assistant City Planner Jif
Michael Cole, Development Services Coordinator tV\ c..
MAY 0 5 2005
To:
From:
City Of Meridian
City Clerk Office
Re:
Saguaro Canyon Subdivision No.2
Final Plat approval of One-hundred-fourteen (114) Single-Family Residential
Building Lots and Twenty-three (23) Common Lots on 41.05 Acres in an R-4
Zone, by Farwest, LLC (File No. FP-O5-028).
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, Farwest, LLC, has applied for Final Plat approval of 114 single-family residential
building lots and 23 common lots on 41.05 acres ofland for Saguaro Canyon Subdivision No.2.
The zoning designation for the proposed subdivision is R-4 (Low Density Residential). This
subdivision will have a gross density of2.8 d.u./acre and a net density of3.5 d.u./acre.
Saguaro Canyon Subdivision No.2 is located north of E. McMillan Road midway between N.
Meridian Road and N. Locust Grove Road, in the S Y> of Section 30, TAN., RIE.
The common area lots within the subdivision consist of landscaping, open space, drainage,
pathways, and a park. The pressurized irrigation system within this development is to be owned
and maintained by Settler's Irrigation District.
Amenities provided in this phase are two (2) tot lots located in the park on Lot 2, Block 19, and
on Lot 5, Block 10; a 10-ft. wide public pedestrian pathway extending from the west to the north
and.east of this phase; and a minimum of 10% open space (6.78 acres provided in this phase).
A Conditional Use Permit/Planned Development was approved for. this subdivision which
allowed for reductions to the minimum requirements for the R-4 zone for the following: lot size
PP-O5-028
Saguaro Canyon Sub2 FP.doc
Mayor & City Council
Hearing Date: May 3, 2005
Page 2
(from 8,000 s.f. to 5,735 s.f.), house size (from 1,400 s.f. to 1,201 s.f.), street frontage (from 80-
ft. to 60-ft. and from 40-ft. to 30-ft. for cul-de-sac lots), and cul-de-sac length (from 450-ft. to
550-ft.).
A secondary emergency access point was required as part of the preliminary plat. The applicant
has submitted a plan showing a 20-ft. wide temporary access road west to N. Meridian Road.
This plan must be approved by the Fire Department prior to signature on the final plat.
The final plat shows nine lots fewer than was approved on the preliminary plat; however, the lots
are now larger in size. The applicant states that this modification is due to a change in market
conditions. A non-buildable lot was also added (Lot 29, Block 1) along the eastern boundary to
accommodate the proposed sanitary sewer trunk main for the North Slough. Staffhas no
concerns with the proposed changes and the submitted final plat still substantially complies with
the approved Preliminary Plat.
Staff recommends approval of Saguaro Canyon Subdivision No.2 with the comments and
conditions stated in this report.
SITE SPECIFIC COMMENTS / FINAL PLAT
1.
Applicant is to meet all terms of the approved Conditional Use Permit (CUP-03-058),
Preliminary Plat (PP-03-032) and Development Agreement (Inst. No. 104089430).
2.
Fencing must be in compliance with MCC 12-4-10.
Temporary construction fencing will be required along the northern & southern
boundaries of this phase to prevent debris from blowing to adjacent properties during
construction.
3.
Revise the following notes on the face ofthe plat dated 3/23/05:
13.) Include the Development Agreement number.
4.
Revise the plat to include lengths and bearings of all exterior boundary lines of the
development as required by (I.C. 50-1304.)
5.
Revise the plat to include all Gravity Irrigation Easement Instrument numbers.
6.
Lot 46, Block 2 does not meet the minimum street frontage of 60 feet required in this
development. The applicant shall make the necessary adjustments to conform.
7.
The following lots do not meet the required street frontage of 30 feet allowed for Cul-de-
sacs in this development. The applicant shall make the necessary adjustments to
conform.
a) Lot 75, 76; Block 2.
PP-O5-028
Saguaro Canyon Sub2 FP.doc
Mayor & City Council
Hearing Date: May 3,2005
Page 3
8.
9.
10.
11.
Graphically depict a 5-foot wide Easement on the following lots. They will be interior lot
lines to a future phase.
a) North side of Lot 1, Block 21.
b) North side of Lots 1,2; Block 20.
c) North side of Lot 1, Block 19.
Graphically depict an 8-foot wide Public Utility, Drainage and Irrigation Easement in the
following locations. The extra width is necessary to accommodate an irrigation main.
a) North boundary of Lot 47, Block 1.
b) Eastern boundary of Lot 64 Block 2.
The landscape plan, dated 4/5/05, shall be revised as follows:
a. A 5-ft. vinyl fence with I-ft. oflattice is required along the entire east boundary that
is shared with Larkwood Subdivision per Findings of Fact and Conclusions of Law,
#4, pg. 5. Include detail for fence.
b. A tot lot is required as an amenity on Lot 5, Block 10.
c. Provide details of the proposed play equipment for the two tot lots.
d. Trees that are located within Lot 29, Block 1, must be relocated due to the location of
a sewer trunk line within that lot. A 20-foot wide all weather access road must be
constructed and centered on said sewer line. Five feet of landscaping shall still be
required on each side of the access road.
Submit three (3) copies of the revised landscape plan to the P&Z Department for review
and approval prior to City Engineer signature of the final plat.
The applicant has indicated that Settler's Irrigation District will own and maintain the
pressure irrigation system within this development. 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.
12.
A permanent public pedestrian easement shall be created for the lots that contain the
multi-use pathway, and recorded prior to issuance of any building permits within the
subdivision. The easement and/or right-of-way shall be sufficient width to cover the 10-
foot wide pathway shown. The 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.
PP-O5-028
Saguaro Canyon Sub2 FP.doc
Mayor & City Council
Hearing Date: May 3, 2005
Page 4
13.
14.
15.
16.
17.
18.
19.
PP-O5-028
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. (no note necessary on plat)
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, alternative plans shall be reviewed and approved
by the Meridian City Engineer prior to final plat signature.
Lot 55, Block 2; and Lot 6, Block 14 contain irrigation and ACHD drainage facilities
occupying the same area. Each has asked for any other facility in the easement area to be
subservient to them. The applicant shall coordinate with ACHD and Settlers Irrigation
District for the co-use of the easement area to alleviate any conflict.
The 20-ft. wide secondary emergency access road to Meridian Road that is proposed on
the plans submitted 5-3-05, must be approved by the Fire Department prior to signature
on the final plat by the City Engineer.
Coordinate with ACHD and Settler's Irrigation for any trees located within drainage
areas or over storm lines. If any trees must be removed, they must be relocated within this
phase.
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.
Water service to this site is being proposed via an extension of water mains located at
Saguaro Canyon #1. The applicant shall construct water mains to and through this
proposed development. Coordinate size and routing with Public Works. Applicant shall
execute City of Meridian standard forms of easements, for any mains that are required to
provide service.
Sanitary sewer service to this site shall be via main line extensions from the North Slough
Trunk that is currently under construction by the City of Meridian. The applicant will be
responsible for constructing the lateral sewer to and through this proposed development,
thereby making them available to adjacent properties. The subdivision designer is
responsible for coordinating main sizing and routing with the Public Works Department.
This proposed development is currently not serviceable by the City of Meridian' s sanitary
sewer system. Proceeding through the approval process is strictly the risk of the
applicant. The City of Meridian does not guarantee sewer service within the
development time frames outlined in Meridian City Ordinance.
Saguaro Canyon Sub2 FP.doc
Mayor & City Council
Hearing Date: May 3,2005
Page 5
20.
21.
22.
The applicant shall coordinate with ACHD to provide either painted or other pedestrian
crosswalks at the intersections where the regional pathway crosses Red Horse Way and
E. Joshua Tree St.
Applicant shall submit a "FINAL" street name approval letter from the Ada County
Street Name Committee prior to signature on the final plat by the Meridian City
Engineer.
Staff's failure to cite specific ordinance provisions, or terms of the approved
Development Agreement, 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.
Street signs are to be in place, water system shall be approved and activated, fencing shall
be installed, drainage lots constructed, road base shall be approved by the Ada County
Highway District, and the Final Plat for this subdivision shall be recorded, prior to
applying for building permits.
3.
A letter of credit or cash surety in the amount of 110% will be required for all
uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer,
water, etc., prior to signature on the final plat.
4.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
5.
All grading of the site shall be performed in conformance with MCC lI-I2-3H.
6.
It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
7.
Applicant shall be responsible for application and compliance with any NPDES
Pennitting that may be required by the Environmental Protection Agency.
8.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
9.
Applicant shall submit all updated groundwater/soils monitoring data to the Public Works
Department for review. Any drainage areas (detention/retention basins) must be designed
PP-O5-028
Saguaro Canyon Sub2 FP.doc
Mayor & City Council
Hearing Date: May 3,2005
Page 6
10.
11.
12.
13.
14.
15.
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 ofthe crawl spaces of homes is at least I-foot above.
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.
Two-hundred-fifty watt & One-hundred 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 ins(allations.
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 Public Works Department.
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.
PP-05-028
Saguaro Canyon Sub2 FP.doc