HomeMy WebLinkAboutStaff Comments
MAYOR
Tammy de Weerd
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PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500' Fax (208)898-9551
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
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PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 . Fax 888-6854
From:
Hearing Date: July 12, 2005
Transmittal Date: July 1, 2005
Mayor and City Council RE C E IVE D
Sonya Allen, Assistant City Planner (fit
Michael Cole, Development Services Coordinatoflt C
JUL 0 1 2005
STAFF REPORT:
To:
City Of Meridian
City Clerk Office
Re:
Sienna Creek Subdivision No.2
Final Plat approval of 55 Single-Family Residential Building Lots and 9 Common
Lots on 11.36 Acres in an R-8 Zone by Sagewood Development, Inc. (File No.
FP-O5-040).
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, Sagewood Development, Inc., has applied for Final Plat approval of 55 single-
family residential building lots and 9 common lots on 11.36 acres of land for the second phase of
Sienna Creek Subdivision. The zoning designation for the proposed subdivision is R-8 (Medium
Density Residential). This subdivision will have a gross density of 5.6 d.u./acre and a net density
of7.85 d.u./acre.
Sienna Creek Subdivision is located approximately Yi mile north ofW. Ustick Road and Yi mile
east ofN. Linder Road, in the SW Yi of Section 36, TAN., R.IW.
The common area lots within the subdivision consist of landscape, open space, and drainage lots
and will be maintained by the Homeowner's Association. The pressurized irrigation system
within this development is to be owned and maintained by Settlers Irrigation District.
A Conditional Use Permit/Planned Development was approved for this subdivision that allowed
for reductions to the minimum requirements in the R-8 zone for lot size (from 6,500 s.f. to 5,000
s.f.-detached and from 4,000 s.f. to 3,910 s.f.-attached) and street frontage (from 65 feet to 50
feet-detached and from 40 feet to 34 feet-attached). Approval was also granted to exceed the
maximum block length of 1,000 feet.
There was some confusion at the City Council public hearing for the Preliminary Plat & Planned
Development concerning the approval of detached vs. attached units for Blocks 8 & 9. Only
FP-O5-040 Sienna Creek Sub2 FP.doc
Mayor & City Council
Hearing Date: July 12, 2005
Page 2
detached units were approved; however, the street frontages and lot sizes shown on the alley-
accessed lots do not conform to the requirements for the detached units. Instead, they meet the
dimensional standards of the attached units. As stated at the preliminary plat hearing, the
applicant plans to construct only detached units at this time. Therefore, the Applicant requests
that Council allow detached units on these lots at the lot dimensions and sizes shown on the final
plat as was approved on the preliminary plat. Staff is supportive of this request; typically, newer
alley-accessed lots are narrower and smaller than standard lots to create the traditional
neighborhood appearance along the public street.
Staff recommends approval of Sienna Creek Subdivision No.2 with the comments and
conditions stated in this report. City Council should make a determination as to whether or not
detached units will be allowed on the lots in Blocks 8 & 9 at the lot sizes & street frontages
shown on the plat.
SITE SPECIFIC COMMENTS / FINAL PLAT
1.
Applicant is to meet all terms of the approved Annexation (AZ-04-014), Conditional Use
Permit (CUP-04-02l), and Preliminary Plat (PP-04-0l9).
Temporary construction fencing to contain debris shall be installed along the boundaries
of this phase unless permanent fencing already exists at the subdivision boundaries. All
fencing shall be in compliance with MCC 12-4-10.
2.
3.
Revise or add the following notes on the face of the plat dated 5/25/05:
(8.)
Complete recording information.
4.
The landscape plan prepared by The Land Group, Inc. and dated 6/7/05, shall be revised
as follows:
a.
b.
c.
Per Preliminary Plat Site Specific requirement #4, "Fencing for the lots bordering
common areas shall be 4' in height and made of a semi-solid material. Fencing
adjacent to the proposed park shall be 4' in height (to increase the visibility of the
park)." Revise plan to reflect this requirement.
Show a minimum 5' wide paved pathway on Lot 7, Block 11 with a minimum 5-ft
wide landscape strip on both sides. Three trees are required to be located within
this lot. Relocate the pressurized irrigation line to one side or the other of the lot
to allow for trees and pathway.
Show the rest of phase 2 that is shown on the plat on the north side of N. Ashton
Drive.
Provide detail of playground equipment proposed for tot lot on Lot 8, Block 10.
d.
The applicant has indicated that Settlers 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
FP-O5-040 Sienna Creek Sub2 FP.doc
5.
Mayor & City Council
Hearing Date: July 12, 2005
Page 3
6.
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.
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.
7.
Sanitary sewer is being proposed to this site via extensions of existing mains adjacent to
the proposed subdivision. 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 òf
easements, for any mains that are required to provide service.
8.
Water service to this site is being proposed via extensions of existing mains adjacent to
the proposed subdivision. Applicant shall be responsible to construct 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.
9.
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.
10.
Graphically depict the exact locations of the irrigation easements on the lots described in
plat note #13.
11.
Prior to signature on the final plat by the City Engineer, obtain written approval from
Meridian School District to install a gate for pedestrian access to the school site from Lot
7, Block 11.
12.
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. All storm drainage must be in compliance
with MCC 12-13-14, Stormwater Integration.
13.
Staffs failure to cite specific ordinance provisions, or tenns of the approved Annexation,
Conditional Use Permit, or Preliminary Plat does not relieve the Applicant of
responsibility for compliance.
FP-OS-O40
Sienna Creek Sub2 FP.doc
Mayor & City Council
Hearing Date: July 12, 2005
Page 4
GENERAL REO UIREMENTS
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.
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.
3.
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.
4.
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.
5.
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.
6.
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.
7.
Two-hundred-fifty and 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 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 three feet above the
highest established normal groundwater elevation.
10.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
11.
Developer shall coordinate mailbox locations with the Meridian Post Office.
FP.O5.040
Sienna Creek Sub2 FP-doc
Mayor & City Council
Hearing Date: July 12, 2005
Page 5
12.
The applicant is responsible for ensuring that all development shall comply with the
Americans with Disabilities Act and the Fair Housing Act.
13.
Applicant shall be responsible for application and compliance with any NPDES
Permitting that may be required by the Environmental Protection Agency.
14.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Anny Corps of Engineers.
STAFF RECOMMENDATION
Staff recommends approval of the final plat with the above stated comments and conditions.
City Council should make a determination as to whether or not detached units will be allowed on
the lots in Blocks 8 & 9 at the lot sizes & street frontages shown on the plat.
FP-OS-O40
Sienna Creek Sub2 FP .doc