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MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles~.RounITee
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STAFF REPORT:
To:
Mayor and City Council
Sonya Allen, Assistant City Planner (fl{
Mike Cole, Development Services Coordinator (Y\ c
From:
Re:
Sienna Creek Subdivision No.3
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500. Fax (208)898-9551
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 . Fax 888-6854
Hearing Date: July 12, 2005
Transmittal Date: July 7,2005
RECEIVED
JUL 0 7 2005
City Of Meridian
City Clerk Office
Final Plat approval of 43 Single-Family Residential Building Lots and 1 Common
Area Lot on 9.88 Acres in an R-8 Zone by Sagewood Development, Inc. (File
No. FP-O5-041).
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 43 single-
family residential building lots' and 1 common area lot on 9.88 acres of land for the third and
final 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 4.45 d.u./acre
and a net density of 5.49 d.u./acre.
Sienna Creek Subdivision is located approximately ~ mile north ofW. Ustick Road and ~ mile
east ofN. Linder Road, in the SW ~ of Section 36, TAN., R.l W.
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 PermitIPlanned 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.
The submitted final plat substantially complies with the approved preliminary plat.
FP-O5-041
Sienna Creek Sub3 FP.doc
Mayor & City Council
Hearing Date: July 12, 2005
Page 2
Staff recommends approval of Sienna Creek Subdivision No.3 with the comments and
conditions stated in this report.
SITE SPECIFIC COMMENTS / FINAL PLAT
1.
Applicant is to meet all terms of the approved Annexation (AZ-04-014), Conditional Use
Permit (CUP-04-021), and Preliminary Plat (PP-04-019).
2.
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.
3.
Revise or add the following notes on the face of the plat dated 5/27/05:
(13.)
(14.)
"Lot 31, BloEJk 11 is to 130 o\vnod and maintaiaed by tho city of Meridian. Lot 31,
Block 11 has a thirteen (13) foot wide existing Meridian City Sanitary. . . . . ."
Complete recording information.
4.
The landscape plan prepared by The Land Group, Inc. and dated 6/7/05, shall be revised
as follows:
a.
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.
Remove the seed shown on Lot 31, Block 11. This lot shall contain an all weather
access road built to City of Meridian specifications.
b.
5.
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
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.
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.
FP-O5-041
Sienna Creek Sub3 FP.doc
13.
14.
15.
16.
Mayor & City Council
Hearing Date: July 12, 2005
Page 3
7.
Sanitary sewer service to this site shall be via the existing mains adjacent to the proposed
subdivision. Applicant will be responsible to construct 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 of easements, for
any mains that are required to provide service.
8.
Water service to this site shall be via the existing mains adjacent to the proposed
development. 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.
All existing structures shall be removed prior to the City Engineer's signature on the
Final Plat.
to.
On the face of the plat, on the northern boundary of this development, please replace
unplatted with Baldwin Park #3, and include in parenthesis existing bearings of record.
11.
The existing Settler's irrigation easement that is located on the eastern boundary of Lots
5-12, Block 6, is designated in the plat notes to be 20-feet wide, but is denoted as 19-foot
wide at Lot 9, Block 6. Please make the necessary adjustments, to indicate the true width
of the easement and alleviate any inconsistencies.
12.
Graphically depict on the face of the plat, an 8-foot wide Public Utilities, Drainage, and
Irrigation easement, in the following locations. The extra width is necessary to
accommodate an irrigation main
a) The portion of the northern boundary of Lot 8, Block 12; that is being used for the
pressurized irrigation system.
b) The portion of the northern boundary of Lot 15, Block 12; that is being used for
the pressurized irrigation system.
Please add the street frontage dimension on Lot 17, Block 12.
Revise the dimensions of Lot 15, Block 11 to meet the minimum street frontage approved
of 50-ft.
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.
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 tOO-year storm event. All storm drainage must be in compliance
with MCC 12-13-14, Stormwater Integration.
FP-O5-041
Sienna Creek Sub3 FP.doc
Mayor & City Council
Hearing Date: July 12, 2005
Page 4
17.
Staffs failure to cite specific ordinance provisions, or terms of the approved Annexation,
Conditional Use Permit, or Preliminary Plat does not relieve the Applicant of
responsibility for compliance.
GENERAL REQUIREMENTS
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% shall be required far 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.
The applicant is responsible for ensuring that all development shall comply with the
Americans with Disabilities Act and the Fair Housing Act.
6.
Applicant shall be responsible for application and compliance with any NPDES
Permitting that may be required by the Environmental Protection Agency.
7.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
8.
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.
9.
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.
10. 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.
FP-O5-041 Sienna Creek Sub3 FP.doc
Mayor & City Council
Hearing Date: July 12, 2005
Page 5
11.
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.
12.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
13.
Developer shall coordinate mailbox locations with the Meridian Post Office.
14.
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.
STAFF RECOMMENDATION
Staff recommends approval of the final plat with the above stated comments and conditions.
FP-O5-041
Sienna Creek Sub3 FP.doc