HomeMy WebLinkAboutStaff Comments
MAYOR
Tammy de Weerd
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CITY HALL
(208) 888.4433 - Fax 887-4813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887.2211 - Fax 898.9551
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
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STAFF REPORT:
City Council Date: June 7, 2005
Transmittal Date: June 2, 2005
To:
Mayor & City Council
Sonya Allen, Assistant City Planner rill
Michael Cole, Development Service" vuu,dinator fY\ G
RECEIVED
¡UN 0 3 2005
From:
City Of Meridian
City Clerk Office
Re:
Cedar Springs Subdivision No.8
Request for Final Plat Approval of Seventy-eight (78) Single-family Residential
Building Lots and Twelve (12) Common Lots on 24.12 Acres in an R-8 Zone for
Cedar Springs Subdivision No.8, by Howell-Murdoch Development Corporation
(File No. FP-O5-033)
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, Howell-Murdoch Development Corporation, has requested fmal plat approval
for the eighth phase of Cedar Springs Subdivision consisting of 78 single-family residential
building lots and 12 common lots on 24.12 acres in an R-8 zone. The gross density per acre
for this phase is 3.2 dwelling units per acre. The net density is 4.8 dwelling units per acre.
This phase is located approximately 118 mile south of W. McMillan Road and 14mile west of
N. Meridian Road, in the NE 14of Section 36, TAN., R.1W.
The submitted fmal plat complies with the approved preliminary plat. The preliminary plat
was approved under the name of Cedar Springs North Subdivision.
Staff recommends approval of the fmal plat for Cedar Springs Subdivision No.8 with the
comments and conditions stated in this report.
Mayor & City Council
Hearing Date: June 7, 2005
Page 2 of 5
SITE SPECIFIC REOUIREMENTS
1.
Applicant is to meet all terms of the approved annexation (AZ-02-028), preliminary plat
(PP-02-027) and non-development agreement (Inst. No. 103192357).
Duly noted.
2.
Submit compaction test results to the Meridian Building Department for any building
pads within lots receiving engineered backfill.
No lots are receiving engineered back till.
3.
Label the "Real Point of Beginning" on the face of the plat.
The Point of Beginning has been labeled.
4.
Lot 16, Block 13 does not have the curve labeled, staff believes that it should be C13.
Please confirm and add the appropriate label.
The curve has been labeled as C 13.
5.
Graphically depict on the face of the plat an 8-foot wide Public Utilities, Drainage and
Irrigation easement on the following lots. The extra width is necessary to accommodate
an irrigation main.
a) Western lot line of Lot 14, Block 31.
b) Northwestern lot line of Lot 15, Blockl5.
Done.
6.
Graphically depict on the face of the plat a 5-foot wide easement on the following lots.
They will be interior side lot lines to an existing phase.
a)
b)
c)
d)
Done.
North lot line Lot 14, Block 13.
Northwestern lot line Lots 13, 19; Block 30.
Northwestern lotline Lots 3, 29; Block 31.
Northwestern lot line Lots 2, 26, 20,19; Block 32.
7.
Graphically depict on the face of the plat the radius points for all "eyebrow" corners.
Done.
8.
All fencing must be in compliance with MCC 12-4-10 and 12-13-15-9.
Temporary construction fencing to contain debris shall be installed around the northern
and western boundaries of this phase unless permanent fencing already exists at the
subdivision boundary.
Duly noted.
FP-O5-033
Cedar Springs SubS FP.doc
12.
13.
14.
Mayor & City Council
Hearing Date: June 7, 2005
Page 3 of5
9.
Sanitary sewer service and municipal water to this development shall be via extensions
ITom mains being installed in previous phases. Applicant will be responsible to construct
the sewer and 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 form of easements, for any mains that are required to provide service.
Duly noted.
10.
The applicant has indicated that this phase will be a continuation of the Settler's
Irrigation District pressure irrigation system being installed in previous phases. 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 common areas
prior to signature on the final plat by the Meridian City Engineer.
Duly noted.
11.
Complete the Certificate of Owners and accompanying Acknowledgment.
Done.
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.
Street names are in accordance with the preliminary review provided by the Street Name
Committee. The tinalletter will be provided to the City once it is issued.
Please add or revise the following plat notes on the plat dated 4/19/05:
(7.)
(9.)
"Lot 4 of Bloek 26; Lot ~ 20 of Block 30;..." Done.
"...with access to North Summit Way, enless said aeeess is s 'leeiH6ally IIfI 'IFÐVed
¡"y the f.lla CeHftty High-liay DiDtHet IIftd the City efMeriàillH." Done.
Delete note - no longer required to be shown on plat. Done.
Add a note limiting solid fencing adjacent to micropath lots to no more than four
(4) feet in height. Done.
(14.)
.
Staff's failure to cite specific ordinance provisions or terms of the approved annexation,
non-development agreement, or preliminary plat does not relieve applicant of
responsibility for compliance.
Duly noted.
GENERAL REOUIREMENTS - All General Requirements are accepted bv the applicant.
1.
FP-O5-033
Tile all irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided per City
Ordinance 12-4-13. Submit written confirmation of plan approval ITom the appropriate
irrigation/drainage district, or lateral users association to the Public Works Department.
Cedar Springs SubS FP.doc
FP-O5-033
Mayor & City Council
Hearing Date: June 7, 2005
Page 4 of5
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.
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.
6.
Applicant's engineer shall 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.
7.
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.
8.
Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
9.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
10.
All grading of the site shall be performed in conformance with MCC ll-12-3H.
11.
Remove any existing domestic wells and/or septic systems within this project 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.)
12.
InstallIOO-watt, high-pressure sodium streetlights at locations designated by the Public
Works Department. Street light contractor shall obtain an approved design and permit
ITom the Public Works Department prior to commencing installations.
13.
Replace any tree over four (4) inch caliper that is removed ITom the property with an
equivalent number of caliper inches of trees. (Required landscape buffer trees will not
be considered as replacement trees for those trees that have to be removed.)
Cedar Springs SubS FP,doc
Mayor & City Council
Hearing Date: June 7, 2005
Page 5 of5
14.
Coordinate with the Meridian Public Works Department and the Meridian City/Rural
Fire Department to determine fire flow requirements. Provide a letter ITom the Fire
Department stating required fire flow requirements prior to final plat approval.
15.
Developer shall coordinate mailbox locations with the Meridian Post Office.
RECOMMENDATION
Staff recommends approval of the final plat, with the above stated comments and conditions.
FP-05-033
Cedar Springs Sub8 FP.doc