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HomeMy WebLinkAboutStaff Comments MAYOR Tammy de Weerd ctre~;diân PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500 . Fax (208)898-9551 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: May 17, 2005 Transmittal Date: May 12, 2005 To: Mayor and City Council Sonya Allen, Assistant City Planner J.f Michael Cole, Development Services Coordinator rv\ C RECEIVED MAY I 2 2005 From: Re: City Of Meridian City CJerk Office Request for Final Plat approval of Fifty-two (52) Single-family Residential Building Lots and Five (5) Common Lots on 10.99 Acres in an R-4 Zone by Liberty Development, LLC (File No. FP-O5-032). Silverleaf Subdivision No.4 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 52 single- family residential building lots and 5 common lots on 10.99 acres of land for Silverleaf Subdivision No.4. The zoning designation for the proposed subdivision is R-4 (Low Density Residential). The gross density for this phase of the subdivision is 5.2 dwelling units/acre and the net density is 6.62 dwelling units per acre. The gross density for Silverleaf Subdivision overall is 3.0 dwelling units per acre. Silverleaf Subdivision No.4 is located approximately Yz mile east of N. Ten Mile Road, on the south side ofW. Chinden Blvd., in the NW \4 of Section 26, TAN., R.IW. A Conditional Use Pennit/Planned Development was approved for this development which allowed for reductions to the minimum lot size required by MCC 11-9-1 (trom 8,000 s.f. to 5,000 s.f.) and street trontage on non cul-de-sac lots (trom 80-ft. to 50-ft.). The submitted final plat substantially complies with the approved Preliminary Plat. Staff recommends approval of Silverleaf Subdivision No.4 with the comments and conditions stated in this report. FP-O5-032 SilverleafSub4 FP.doc Mayor & City Council Hearing Date: May 17, 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 Pennit (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. The landscape plan, dated 6/23/04, shall be revised as follows: a. b. ColTect scale to read 1"=50' instead of 1"=100'. Show a 5-ft. detached sidewalk within Lot 24, Block 10 adjacent to Chinden Blvd. to match the adjacent Lochsa Falls Subdivision. 4. The applicant has indicated that Nampa Meridian Irrigation District will own and maintain the pressure irrigation system within this development, however phase one and phase two of this development had pressure irrigation facilities owned and operated by Settlers. Staff believes this is a typo and that the system 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. 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, alternate plans will be reviewed and approved by the Meridian City Engineer prior to final plat signature. 6. Lot 22, Block 10 does not meet the minimum required street trontage of 40 feet as measured on the chord. The applicant shall make the necessary adjustments to confonn. 7. The applicant shall complete the book and page numbers of recorded plats in the Certificate of Owners. 8. Please submit a copy of the Ada County Street Name Committee's "Final" letter for the street names and lot & block numbering. Make all colTections necessary to comply. 9. Show adjacent platted subdivision names or if unplatted, indicate as such. 10. Revise or add the following notes on the face of the plat: FP-O5-032 SilverleafSub4 FP.doc Mayor & City Council Hearing Date: May 17, 2005 Page 3 II. 12. 13. (2.) (8.) (11.) The lots shown in Block II as containing the ACHD stonn water drainage system are incolTect, please revise. Delete note. No longer required on plat. Add note: "Direct lot access to W. Chinden Blvd. is prohibited." Pennanent sanitary service to this development is to be provided by the undeveloped "North Black Cat" service area. Temporary service shall be via a "private" lift station pumping the sewage generated within the development to a discharge point in Ten Mile Rd. The applicant shall be responsible to construct sewer mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard fonns of easements, for any mains that are required to provide service. Cover over sanitary sewer mains shall be no less than 3-feet ftom finish grade to the top of the pipe. If cover is less than 3-feet ftom the sub-grade to the top of pipe, alternate pipe materials shall be used per the Meridian Public Works Department's Standard Specifications. Water service to this site shall be via extensions ftom future mains in Silverleaf Subdivision No 2. 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 fonns of easements for any mains that are required to provide service. 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 stonns up to and including a 100-year stonn event. All stonn drainage must be in compliance with MCC 12-13-14, Stonnwater Integration. 14. Applicants engineer shall be required to submit a signed, stamped statement certifying that all street finish centerline elevations are set a minimum of t1rree feet above the highest established nonnal groundwater elevation. IS. Staff's failure to cite specific ordinance provisions, or tenns of the approved Annexation, Conditional Use Pennit, or Preliminary Plat does not relieve the Applicant of responsibility for compliance. GENERAL REOUIREMENTS 1. Any tree over 4" in caliper that is removed ftom 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 installed, drainage lots constructed, road base approved by the Ada County Highway FP-O5-032 SilverleafSub4 FP.doc Mayor & City Council Hearing Date: May 17, 2005 Page 4 3. 4. 5. 6. 7. District and the Final Plat for this subdivision shall be recorded, prior to applying for building pennits. 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 [mal plat. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as detennined during the plan review process, prior to signature on the final plat per Resolution 02-374. Any existing domestic wells and/or septic systems within this project will have to be removed ftom their domestic service per City Ordinance Section 9-1-4 and9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 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 detennined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and pennit ftom the Public Works Department prior commencing installations. 8. 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. 9. Applicant's engineer will be required to submit a signed, stamped statement certifying that all street finish centerline elevations are set a minimum of t1rree feet above the highest established nonnal groundwater elevation. 10. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Anny Corps of Engineers. II. Applicant shall be responsible for application and compliance with any NPDES Pennitting that may be required by the Environmental Protection Agency. 12. 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. 13. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 14. Developer shall coordinate mailbox locations with the Meridian Post Office. FP-O5-032 SilverleafSub4 FP.doc Mayor & City Council Hearing Date: May 17, 2005 Page 5 STAFF RECOMMENDATION Staff recommends approval ofthe final plat with the above stated comments and conditions. FP-O5-032 Silverleaf Sub4 FP.doc