HomeMy WebLinkAboutStaff Comments
MAYOR
Tammy deWeerd
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LEGAL DEPARTMENT
(208) 466-9272 . Fax 466-4405
Christine DOtUlell
ShaUll Wardle
Charles M- Rollntree
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PUBLIC WORKS
BUILDfNG DEPARTMENT
(208) 898-5500 - Fax 887-1297
CITY COUNCIL MEMBERS
Keith Bird
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PLANNING AND ZONfNG
DEPARTMENT
(208) 884-5533' FAX 888-6854
STAFF REPORT:
Hearing Date: July 26, 2005
Transmittal Date: July 21, 2005
To:
Mayor and City Council
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Sonya Allen, Assistant City Planner ()
Michael Cole, Development Services Coordinator (VI c..
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From:
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Re:
Saguaro Canyon Subdivision No.3
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Final Plat approval of 241 Single-Family Residential Building Lots and 11
Cornmon Lots on 72.53 Acres in an R-4 Zone, by Farwest, LLC (File No. FP-05-
043).
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 Qr deleted by motion of the Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Farwest, LLC, has applied for Final Plat approval of 241 single-family
residential building lots and 11 cornmon lots on 72.53 acres of land for Saguaro Canyon
Subdivision No.3. The zoning designation for the proposed subdivision is R-4 (Low Density
Residential). This subdivision will have a gross density of 3.3 d.u.lacre and a net density of
4.1 d.u.lacre.
Saguaro Canyon Subdivision No.3 is located approximately Ih mile north of E. McMillan
Road, approximately IAmile east of N. Meridian Road, in a portion of Section 30, TAN.,
R.IE.
The cornmon 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.
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 (from 8,000 s.f. to 5,735 s.f.), house size (from 1,400 s.f. to 1,201 s.f.), street frontage
PP-05-043
Saguaro Canyon Sub3 FP.doc
PP-O5-043
Mayor & City Council
Hearing Date: July 26, 2005
Page 2
(from 80-ft. to 60-ft. for perpendicular streets and from 40-ft. to 30-ft. for cul-de-sacs/curves),
and cul-de-sac length (from 450-ft. to 550-ft.).
The final plat shows 18 lots fewer than were approved on the preliminary plat; however, building
lots are now larger in size and open space has increased. The applicant states that this
modification is due to a change in market conditions. Staff has no concerns with the proposed
changes and the submitted final plat still substantially complies with the approved Preliminary
Plat.
Staff recornmends approval of Saguaro Canyon Subdivision No.3 with the cornments 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 Plats (PP-03-032 & PP-05-001) and Development Agreement (Inst. No.
104089430).
2.
No more than 236 building permits may be issued within all phases of Saguaro Canyon
Subdivision until such time as a second vehicular access is available to a public street.
When a second public access is available, the applicant shall comply with the condition
#8 page 7 of the Development Agreement (Instrument #1O4089430/AZ-03-027), which
states the applicant must relinquish rights to the ingress/egress easement currently
enjoyed by the Boyack property (now proposed as Phase 4) or offer it for sale to the
property owners to the north and the south, at appraised fair market value. (The intent of
this condition is to prohibit the use of said ingress/egress easement by Saguaro Canyon
Subdivision for any purpose after the issuance of the 236th building permit.)
3.
Fencing must be in compliance with MCC 12-4-10.
4.
Revise the following notes on the face of the plat dated 6/15/05:
(1.) ".. . Meridian City street lights over the too (10) ten and half 00 Yz) feet adjacent to
any. . ." The extra width is necessary, because of the sidewalk encroaching out of the
right-of-way, to obtain a 10-foot free and clear easement.
(3.) Add Lot 9, Block 33 as a non-buildable lot.
(3.)"Said Let 29, Block I, is covered by a blanket City of Meridian sanitary sewer
easement." This lot is not shown on the plat for this phase.
(12.) Delete note. Does not apply to this phase.
5.
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
Saguaro Canyon Sub3 FP.doc
PP-O5-043
Mayor & City Council
Hearing Date: July 26, 2005
Page 3
the payment of assessments for the irrigable common areas prior to signature on the final
plat by the Meridian City Engineer.
6.
Graphically depict a 15-foot wide special setback in the following locations. The setback
is needed to comply with Idaho Department of Environmental Quality Catalog of Best
Management Practices that require 20- feet of separation between underground storm
drainage facilities and building foundations. A note on the plat shall be added that
references this information.
a) East boundary of Lot 8, Block 21.
b) West boundary of Lot 10, Block 21.
7.
Graphically depict a 20-foot wide special setback in the following locations. The setback
is needed to comply with Idaho Department of Environmental Quality Catalog of Best
Management Practices that require 20-feet of separation between underground storm
drainage facilities and building foundations. A note of the plat shall be added that
references this information.
a) Southern boundary of Lots 12,38; Block 31.
b) Northern boundary of Lots 14,37; Block 31.
8.
Graphically depict a 5-foot wide Public Utilities, Drainage and Irrigation easement in the
following locations. They are interior lot lines to an existing phase.
a) Southern boundary of Lot 2, Block 21.
b) Southern boundary of Lots 3, 12; Block 20.
c) Southern boundary of Lot 3, Block 19.
9.
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.
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 is necessary on plat)
10.
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.
Saguaro Canyon Sub3 FP_doc
17.
Mayor & City Council
Hearing Date: July 26, 2005
Page 4
11.
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.
12.
Complete the Certificate of Owners.
13.
All areas being counted toward the 10% open space amenity shall be free of "wet ponds"
or other such nuisances. All stormwater detention facilities incorporated into the required
open space are subject to MCC 12-13-14 and shall be fully vegetated with grass and
trees.
14.
Water service to this site is being proposed via an extension of water mains located in
Saguaro Canyon #2. 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.
15.
Sanitary sewer service to this site shall be via main line extensions from the North Slough
Trunk that was recently constructed 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.
16.
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.
Staffs 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 REO UIREMENTS
1.
2.
PP-O5-043
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.
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.
Saguaro Canyon Sub3 FP .doc
Mayor & City Council
Hearing Date: July 26, 2005
Page 5
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 confonnance with MCC 11-12-3H.
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
Permitting 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.
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.
10.
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.
Pinal 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.
11.
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.
12.
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.
13.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
14.
Developer shall coordinate mailbox locations with the Meridian Post Office.
STAFF RECOMMENDATION
PP-05-043
Staffrecornmends approval of the final plat with the above stated cornments and conditions.
Saguaro Canyon Sub3 FP.doc