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Home My WebLink AboutStaff Comments MAYOR Tammy dcWeerd ; LEGAL DEPARTMENT (208) 466-9272 . Fax: 466-4405 CITY COUNCIL MEMBERS Keith Bird Chrislù¡e Donnell ShaUll Wardle Charles M. Rountree olfe;;;j¡~n- IDAHO PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500 . Fax: 887-1297 . '. .'\ '" \' V ~' /- '" THI,N;URf-Y~ .lIIeE , ,1903 PLANNING AND ZONING DEPARTMENT (208) 884-5533. FAX 888-6854 STAFF REPORT: Hearing Date: July 26, 2005 Transmittal Date: July 21, 2005 'C,1 l~~ 4~ '" '; lii IV~"'-Ç:;; ~\¡'ê:~ Mayor and City Council l\,'j,""'...,.L,j .:" -0-.-". .$"" Sonya Allen, Assistant City Planner cfl/. JUL 2\ 2CO5 Michael Cole, Development Services Coordinator tY\ G ~,~:t~~ 8f;~t!~b1i~~'~ To: From: Re: Saguaro Canyon Subdivision No.4 Final Plat approval of 21 Single-Family Residential Building Lots on 6.22 Acres in an R-4 Zone, by Farwest, LLC (File No. FP-O5-044). 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, Farwest, LLC, has applied for Final Plat approval of 21 single-family residential building lots on 6.22 acres of land for Saguaro Canyon Subdivision No.4. The zoning designation for the proposed subdivision is R-4 (Low Density Residential). This subdivision will have a gross density of 304 d.u./acre and a net density of 4.2. d.u./acre. Saguaro Canyon Subdivision No.4 is located approximately Ih mile north of E. McMillan Road, approximately IAmile east of N. Meridian Road, in the west Ih of Section 30, TAN., R.1E. 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.t. to 1,201 s.f.), street frontage (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.). PP-O5-044 Saguaro Canyon Sub4 FP.doc Mayor & City Council Hearing Date: July 26, 2005 Page 2 The final plat substantially complies with the approved preliminary plat. Staff recommends approval of Saguaro Canyon Subdivision No.4 with the comments and conditions stated in this report. SITE SPECIFIC COMMENTS / FINAL PLAT 1. Applicant is to meet all tenns of the approved Conditional Use Pennit (CUP-03-058), Preliminary Plats (PP-03-032 & PP-05-001) and Development Agreement (Inst. No. 104089430). 2. No more than 236 building pennits 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 #104089430/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 ofthe 236th building pennit.) 3. Fencing must be in compliance with MCC 12-4-10. 4. Complete the Certificate of Owners. 5. Graphically depict a 5-foot wide Public Utilities, Drainage and Irrigation easement on the western boundary of Lot 25, Block 21. This will be an interior lot line to an existing phase. 6. Revise the following notes on the face of the plat dated 6/16/05: (1.) "..... .Meridian City street lights over the ten and a half (10.2) 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. (11.) Delete note. Does not apply to this phase. 7. 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 the payment of assessments for the irrigable common areas prior to signature on the final plat by the Meridian City Engineer. PP-oS-O44 Saguaro Canyon SuM FP.doc 13. 14. Mayor & City Council Hearing Date: July 26, 2005 Page 3 8. 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. 9. 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. 10. All areas being counted toward the 10% open space amenity shall be free of "wet ponds" or other such nuisances. All stonnwater detention facilities incorporated into the required open space are subject to MCC 12-13-14 and shall be fully vegetated with grass and trees. 11. Water service to this site is being proposed via an extension of water mains proposed in Saguaro Canyon #3. 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 fonus of easements, for any mains that are required to provide service. 12. Sanitary sewer service to this site shall be via main line extensions ITom the North Slough Trunk that has recently been constructed by the City of Meridian, and laterals proposed in Saguaro Canyon #3. 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. Applicant shall submit a "FINAL" street name approval letter ITom 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 tenns of the approved Development Agreement, Conditional Use Pennit, or Preliminary Plat does not relieve the Applicant of responsibility for compliance. GENERAL REO UIREMENTS 1. PP-O5-044 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. Saguaro Canyon SuM FP.doc 13. 14. PP-OS-O44 Mayor & City Council Hearing Date: July 26, 2005 Page 4 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. All grading of the site shall be perfonned in confonnance with MCC II-l2-3H. 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 Pennitting that may be required by the Environmental Protection Agency. 8. Applicant shall be responsible for application and compliance with any Section 404 Pennitting that may be required by the Anny 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. Final design locations and quantity are detennined 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 nonnal groundwater elevation. Coordinate fire hydrant placement with the City of Meridian Public Works Department. Developer shall coordinate mailbox locations with the Meridian Post Office. Saguaro Canyon SuM FP.doc Mayor & City Council Hearing Date: July 26, 2005 Page 5 STAFF RECOMMENDATION Staff recommends approval of the final plat with the above stated comments and conditions. PP-O5-044 Saguaro Canyon Sub4 FP.doc