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HomeMy WebLinkAboutCedar Springs No3.FPFP –03-039 Cedar Springs No3. FP HUB OF TREASURE VALLEY MAYOR Robert D. Corrie CITY COUNCIL MEMBERS Tammy deWeerd Keith Bird Cherie McCandless William L.M. Nary A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433 · FAX (208) 887-4813 City Clerk Office Fax (208) 888-4218 LEGAL DEPARTMENT (208) 466-9272 ·Fax 466-4405 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500 · Fax 887-1297 PLANNING AND ZONING DEPARTMENT (208) 884-5533 · FAX 888-6854 STAFF REPORT: City Council Date: July 8, 2003 To: Mayor, City Council and Planning & Zoning Commission From: Sonya Allen, Planner I Bruce Freckleton, Senior Engineering Tech Re: Cedar Springs Subdivision No. 3  Request for Final Plat Approval of Ninety-Six (96) Building Lots and Seven (7) Other Lots on 38.59 Acres in an R-4 Zone for Cedar Springs Subdivision No. 3, by Howell-Murdoch Development Corporation (File No. FP-03-039) We have reviewed the above-referenced submittal 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 The applicant, Howell-Murdoch Development Corporation, has requested approval for the third phase of Cedar Springs Subdivision, located on the west side of N. Meridian Road, north of W. Ustick Road. This phase includes 96 single-family building lots and seven other lots on 38.59 acres at a gross density of 2.48 per acre. The submitted final plat complies with the approved preliminary plat (PP-00-018). Staff’s failure to cite specific ordinance provisions or terms of the approved preliminary plat does not relieve Applicant of responsibility for compliance. LOCATION The subject property is located on the west side of Meridian Road, north of the Meridian Settlers Park location, and approximately 1/3 mile north of Ustick Road. SURROUNDING PROPERTIES North: Rural residential/agricultural property, zoned RUT (Ada County). Planning & Zoning Commission/Mayor & City Council Transmittal Date: July 3, 2003 Page 2 FP –03-039 Cedar Springs No3. FP South: Meridian Settlers Park, zoned L-O. East: Sundance Subdivision, zoned R-8. West: Rural residential/agricultural property, zoned RUT (Ada County). SITE SPECIFIC REQUIREMENTS/FINAL PLAT 1. Applicant is to meet all terms of the approved preliminary plat (PP-00-018) and development agreement (Inst. No. 102067381). 2. Submit compaction test results to the Meridian Building Department for any building pads within lots receiving engineered backfill. 3. Applicant shall comply with preliminary plat condition #2 (pg. 5) regarding the vacation of Venable Lane. The Vacation application shall be approved by the City of Meridian and Ada County Highway District prior to final plat signature by the City Engineer. 4. Any drainage areas (detention/retention basins) must be designed to ensure that water is retained only during 100-year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1. 5. Street signs are to be in place, water system shall be approved and activated, pressurized irrigation system approved and activated, drainage lots constructed, perimeter fencing installed, and road base approved by the Ada County Highway District prior to applying for building permits. All development improvements shall be installed and approved prior to obtaining certificates of occupancy. A letter of credit or cash surety in the amount of 110% will be required for all fencing, pathways, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 6. Fencing adjacent to micropaths shall be installed per MCC 12-13-15-9. 7. Landscaping is approved per the landscape plan dated 5/31/02, with two modifications: a. The six (6) Paper Birch trees shown on Sheet L-2 shall be replaced with a tree species permitted under MCC 12-13-7-1. b. No fencing over three (3) feet high, if solid, is permitted within 20 feet of any right-of-way line. There are several five-foot high fences shown adjacent to public streets on Sheet L-2 on common lots. These areas shall be constructed in conformance with MCC 11-20-2. 8. Applicant shall submit a revised Landscape Plan for approval by the P&Z Department prior to City signature on the final plat. 9. Sanitary sewer service and municipal water to this development shall be via extensions from mains being installed in previous phases. Applicant will be responsible to construct the sewer and 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. Planning & Zoning Commission/Mayor & City Council Transmittal Date: July 3, 2003 Page 3 FP –03-039 Cedar Springs No3. FP 10. 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. 11. Developer shall coordinate mailbox locations with the Meridian Post Office. 12. The applicant has indicated that this phase will be a continuation of the Settler’s Irrigation District pressure irrigation system being installed in previous phases, however staff believes this is an error since the pressurized irrigation system is own and maintained by the Nampa & Meridian Irrigation District. 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 common areas prior to signature on the final plat by the Meridian City Engineer. 13. Complete the Certificate of Owners and accompanying Acknowledgment. 14. Add adjacent platted subdivision names to Sheet 2 of 4 of the plat. 15. Label the “RPOB” on Sheet 2 of 4, and add “UNPLATTED” along the north and west boundaries. 16. The sum of the ½ right-of-way dimensions shown on the east end of W. Welch Street don’t equal the distance along the subdivision boundary. 17. Please add or revise the following plat notes:  Note #7. . .”All buildable lots, except for Lot 11, Block 25, are for single family dwellings only. Lot 11, Block 25 shall be designated as a future elementary school lot. . .”  Also revise Note #7 to read 1,400 s.f., not 1,401.  Note #12…..Instrument No. __________  Note #13…..Instrument No. __________  Note #8 …Add Lot 9, Block 24…  Add a note pertaining to the “Right to Farm Act” GENERAL REQUIREMENTS 1. Tile all irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided per City Ordinance 12-4-13. Submit written confirmation of plan approval from the appropriate irrigation/drainage district, or lateral users association to the Public Works Department. 2. Remove any existing domestic wells and/or septic systems within this project 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.) Planning & Zoning Commission/Mayor & City Council Transmittal Date: July 3, 2003 Page 4 FP –03-039 Cedar Springs No3. FP 3. Install 250-watt and 100-watt, high-pressure sodium streetlights at locations designated by the Public Works Department. Street light contractor shall obtain an approved design and permit from the Public Works Department prior to commencing installations. 3. Replace any tree over four (4) inch caliper that is removed from the property with an equivalent number of caliper inches of trees. (Required landscape buffer trees will not be considered as replacement trees for those trees that have to be removed.) 4. Coordinate with the Meridian Public Works Department and the Meridian City/Rural Fire Department to determine fire flow requirements. Provide a letter from the Fire Department stating required fire flow requirements prior to final plat approval. RECOMMENDATION Staff recommends approval of the final plat, with the above stated comments and conditions.