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HomeMy WebLinkAboutThous Springs PP Staff Comments • HUB OF TREASURE VALLEY Mayor ROBERT D. COARffi A Good Place to Live CITY OF MERIDIAN Council Members CHARLES ROUNTREE 33 EAST IDAHO GLENN BENTLEY MERIDIAN, IDAHO 83642 RON ANDERSON Phone (208) 888-4433 • Fax (208) 887-4813 KEITH BIRD ~~~E~D MAY 0 6 1998 MEMORANDUM: C?''':' (~F MERIDIAN To: Mayor, City Council, Planning & Zoning From: Bruce Freckleton, Assistant to City Engineer Shazi Stiles, P&Z Administrator LEGAL DEPARTMENT (208)884-4264 PUBLIC WORKS BUILDING DEPARTMENT (zoa) asp-z211 PLANNING AND ZONING DEPARTMENT (208) 8845533 May 5, 1998 Re: Request for Annexation and Zoning to R-4 with a Preliminary Plat for Proposed Thousand Springs Subdivision - 330 Lots on 121.227 Acres by Dale and Doyle Nixon and Marty Goldsmith We have reviewed this submittal and offer the following comments, as conditions of the application. These conditions shall be considered in full, unless expressly mod~ed or deleted by motion of the Meridian City Council: GENERAL COMMENTS 1. Any existing irrigation/drainage ditches crossing the property to be included in this project, shall be tiled per City Ordinance 11-9-605.M. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 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 5-7-517. Wells may be used for non- domestic purposes such as landscape irrigation. Provide five-foot-wide sidewalks in accordance with City Ordinance Section 11-9-606.B. 4. Water service to this development is contingent upon positive results from a hydraulic analysis by our computer model. 5. Submit a letter from the Ada County Street Name Conunittee, approving the subdivision and street names. Make any corrections necessary to conform 6. Coordinate fire hydrant placement with the Meridian Public Works Department. If possible, respond in writing to each of the comments contained in this memorandum by 12:00 noon, May 8, 1998. Submit ten copies of the Preliminary Plat Map with any required TAousaodSPg.pp Mayor, Council and P&Z May 4, 1998 Page 2 revisions to the City Clerk's Office a minimum of one week prior to the hearing by the Meridian City Council. SITE SPECIFIC COMMENTS Sanitary sewer service to this site could be via extensions from the trunk line system installed as part of the Los Alamitos and the proposed Higlilands Ranch Subdivision. Approval of this application needs to be contingent upon our ability to accept the additional sanitary sewage generated by this proposed development. Applicant will be responsible to construct the sewer mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Sewer manholes are to be provided to keep the sewer lines on the south and west sides of centerline. 2. Water service to this site could be via extensions of existing mains installed in adjacent developments. Applicant will be responsible to construct the water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Applicant has not indicated whether the pressurized irrigation system within this development is to be owned and maintained by the homeowners association or the Nampa & Meridian Irrigation District, nor has the source been shown. If the system is being proposed as a private system (H.O.A.), plans and specifications for the irrigation system shall be reviewed by the Public Works Department as part of the development plan review process. A draft copy of the Pressurized irrigation system O&.M manual must be submitted prior to plan approval 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 conunon areas prior to signature on the final plat by the Meridian City Engineer. 4. 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 inteisections and/or fire hydrants. 5. A detailed landscape plan for the common areas, including fencing locations and types of construction, shall be submitted for review and approval with the submittal of the final plat map: A letter of credit or cash surety will be required for the improvements prior to signature on the final plat. ~~~~ Mayor, Council and P&Z May 4, 1998 Page 3 6. Construct six-foot-high, permanent, non-combustible perimeter fencing except where the City has expressly agreed, in writing, that such fencing is not necessary. Fencing is to be in place prior to applying for building permits. 7. Plat the Ridenbaugh Canal easement as a conunon lot to be owned and maintained by the Thunder Springs Homeowners Association. Rear lot lines along the Ridenbaugh Canal shall be set at the existing easement line, unless an encroachment agreement is granted by the Nampa-Meridian Irrigation District. A minimum of five feet from the top of bank (as determined by the City Engineer) shall be allowed for the common lot when fencing. 8. 'The annexation description provided is not contiguous with the adjacent Sherbrook Hollows Subdivision and should follow the centerline of the Ridenbaugh Canal adjacent to the property north of Sherbrook Hollows Subdivision. Applicant shall submit a revised annexation perimeter description for the proposed site. The legal description shall be prepazed by a Registered Land Surveyor, Licensed by the State of Idaho, and shall conform to all the provisions oftbe City ofMeridian Resolution No. 158. The legal description for annexation -must place this pazcel contiguous to the existing corporate city limits. 9. A development agreement is required for this project, as a condition of annexation of the property. 10. A vehicular bridge shall be constructed across the Ridenbaugh Canal with the extension of E. Three Bars Drive. Ada County Highway District has requested only a pedestrian bridge in the area of Lots 40 and 41, Block 1. A second pedestrian bridge shall be constructed to connect to the Sherbrook Hollows Subdivision. Bonding for these improvements shall be submitted with the final plat, with construction of the bridges completed prior to obtaining building permits. 11. 'Theee are several ditches crossing the property; however, the conceptual engineering plan doesn't show how they will be treated. Please revise the plan to show all proposed piping of irrigation/drautage ditcbes, or show that they are to be abandoned in place. Compaction test results must be submitted to the Meridian Building Department for all lots impacted by the filling of said ditches. 12. Applicant proposes 50-foot-wide streets throughout the development; with the four-foot-wide planting strip shown, 2'/2 feet of each sidewalk would be on private property. Sta$'requests that the street and sidewalk improvements in their entirety be within a minimum 55-foot-wide ACHD right-of--way; a total right-of--way width of 57 feet would be preferred for this configuration. T~~o~~`~~P&4~PP Mayor, Council and P&Z May 4, 1998 Page 4 13. Applicant proposes 40-foot-wide landscaped planting strips along Eagle Road and a 30-foot- wide planting strip along Victory Road, which shall be owned and' maintained by the Thousand Springs Homeowners Association. 14. Add arrows indicating house frontage on those lots that do not meet the 80-foot-wide frontage requirement. Frontage is determined by the line length plus one-half of the chamfer length on corner lots. 15. The Meridian Public Works Department requests that E. Three Bazs Drive extend to S. Indian Creek Place for water alignment. 16. Provide temporary turnarounds at phase lines, for streets that w~11 continue, if longer than one lot depth from an intersection. 17. It appears that there are three lots with landscape easements along E. Green Canyon Drive, and along the northwest side of Lot 18, Block 7. Staffrecommends that these improvements be within a 20-foot-wide common lot, installed by the developer and maintained by the homeowners association for continuity and consistency of landscaping. 18. The prelimh~ary plat map is required to carry the stamp, signature and date of the Professional Land Surveyor that has done the preliminary design. 19. A variance application has been submitted for piping of the Ridenbaugh Canal and exceeding the maximum block length of 1,000 feet. 20. Provide a 20-foot-wide common lot through Lot 23, Block 1, to the proposed City well lot with a blanket easement to the City of Meridian for a water main. 21. Re-align the rear lot lines of Lots 55-56, Block 1 to match the reaz lot line of those adjacent lots in Los Alamitos Subdivision. 22. What does the extra line that traverses through the majority of the lots that bound the Ridenbaugh Canal represent? This line inmost cases is on the house side of the pressurized irrigation line. rno~~asP~.av