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HomeMy WebLinkAboutCastlebrook Sub 1 phase2.FPFP-03-044 Castlebrook Sub 1 phase2. 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: Hearing Date: August 19, 2003 To: Mayor, City Council and Planning & Zoning Commission From: Sonya Allen, Planner I Bruce Freckleton, Senior Engineering Tech Re: Castlebrook Subdivision No. 1 Phase II  Request for Final Plat Approval of Sixty-Five (65) Building Lots and Twelve (12) Other Lots on 24.21 Acres in an R-4 Zone, by Centennial Development, LLC (File No. FP-03-044). 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 The applicant, Centennial Development, LLC, has requested final plat approval for Castlebrook Subdivision No. 1, phase II, consisting of sixty-five (65) building lots and twelve (12) other lots on 24.21 acres of land located on the east side of Black Cat Road, approximately ½ mile south of Cherry Lane, directly south of Coral Creek Subdivision. The minimum building lot size within the R-4 zone is 8,000 square feet with a minimum house size of 1,400 s.f. The “other” lots within the subdivision consist of twelve (12) common landscape/drainage lots. Total acreage of open space within the subdivision is approximately 2.95 acres. A modification has been made to the final plat from the approved preliminary plat relocating the sewer easement/pathway from between Lots 7 & 8 to between Lots 11 & 13, Block 3. The approved preliminary plat showed one pedestrian access to Black Cat Road. Since phase I was approved at final plat level with a pedestrian access, at build-out the subdivision would comply with the preliminary plat, even though the pedestrian access to the south is in a different location. The Public Works Department requested a lift station site at the north-west corner of phase 1 (Lots 5 & 6, Block 1) of the subdivision with a 20’ wide sewer easement in Lot 4. As a result, the remaining lots along N. Glamorgan Avenue barely meet the minimum frontage requirements, leaving no additional room for a sewer easement/pathway as originally approved in the Planning & Zoning Commission/Mayor & City Council Hearing Date: August 19, 2003 Page 2 FP-03-044 Castlebrook Sub 1 phase2.FP preliminary plat between Lots 7 & 8. Since the modification was required by the Public Works Department, Planning & Zoning staff supports the proposed change. Staff recommends approval of the final plat for the second phase of Castlebrook Subdivision No. 1 with the comments and conditions stated in this report. SITE SPECIFIC REQUIREMENTS 1. Applicant shall meet all terms of the approved Preliminary Plat (PP-02-016). 2. Water service to this site shall be via main line extensions from the existing mains adjacent to the property. The applicant shall be required to extend water mains to and through the proposed development, thereby making them available to the adjacent properties (Stub streets, W. El Gato and N. Black Cat Roads). 3. Staff finds that sanitary sewer service will be available to the lots within the proposed subdivision. Sanitary sewer service to this site will be via a temporary lift station within the Blackstone Subdivision. This station pumps to an existing gravity sewer main located in Black Cat Road that then flows to the Ashford Greens lift station. The Blackstone lift station shall be upgraded or modified, at this developer’s expense, to the City of Meridian’s standards and specifications. The applicant will be responsible to construct lateral sewer mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. This development shall be subject to the Ashford Greens sewer latecomer fees. Black Cat trunk development fee of $1,500.00 per dwelling unit shall also be assessed against this development. Payment of the trunk development fees and latecomer fees are required prior to signature on the final plat map by the City Engineer. 4. Underground year-round pressurized irrigation must be provided to all lots within this development. The applicant has indicated that the Nampa & Meridian Irrigation District shall own and maintain the system within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. Applicant shall be required to utilize any existing surface or well water for the primary source. If a surface 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. 5. Fencing adjacent to micropaths shall be installed per MCC 12-13-15-9. All fencing shall be reduced to three feet in height within twenty feet of the right-of-way. Fencing shall be installed prior to the issuance of occupancy permits within this phase. 6. Revise the Landscape Plan as follows:  Remove the two trees located in Lot 12, Block 3. Trees are not allowed in Planning & Zoning Commission/Mayor & City Council Hearing Date: August 19, 2003 Page 3 FP-03-044 Castlebrook Sub 1 phase2.FP landscaping over sewer easements. A pathway is also not required on this lot.  Revise 6’ vinyl or cedar fencing around perimeter of subdivision to 6’ vinyl. Vinyl fencing is required to match the fencing as approved in phase 1. 7. 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. 8. Add street name to face of plat for the stub street to the east, adjacent to Lot 8, Block 7, and the Cul-de-sac off of El Gato Raod. 9. Increase the width of Lot 12, Block 3, to 20’ as required by the Public Works Department for the sewer easement, and add the blanket easement in favor of the City of Meridian over Lot 12, Block 3 to plat note 6. 10. Lot 7, Block 8 doesn’t meet the minimum 80-foot street frontage required by ordinance. Please adjust the lots to meet the minimum requirement, or add an arrow symbol on the lot pointing to the north stub street, and to the plat legend, to indicate house front orientation. 11. Add the 5.47’ tangent section of Lot 28, Block 3 to the plat Line Table. 12. Add the missing distance dimension along the south boundary of Lot 18, Block 3. 13. Graphically depict 5-foot wide public utilities, drainage, and irrigation easements along the north side of Lot 4, Block 3, Lots 27 & 8, Block 4, Lot 7, Block 5, Lots 22 & 11, Block 6, and Lot 7, Block 7, as these are side lot lines against the adjacent phase. 14. Graphically depict 10-foot wide public utilities, drainage, and irrigation easements along the northeast and northwest sides of Lot 24, Block 4. 15. 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. 16. Complete the Certificate of Owners and accompanying Acknowledgment. 17. Add or revise the following final plat notes: (6.) Delete Lot 25, Block 4 as a common lot. It is a buildable lot. (7.) Shouldn’t the noted portions that are owned by the United States of America be graphically depicted? If these portions are included in the plat wouldn’t the USA have to be signatory to the plat? The ownership of the remaining portions must be noted. Planning & Zoning Commission/Mayor & City Council Hearing Date: August 19, 2003 Page 4 FP-03-044 Castlebrook Sub 1 phase2.FP (8.) Delete “Lot 1, Block 7” as it does not exist in this phase, and add the ownership the lots. (16.) Complete the recording information. If a development agreement was not required, delete note. (18.) Add note: The pressurized irrigation system within this development is to be owned and maintained by the Nampa & Meridian Irrigation District. 18. Staff’s failure to cite specific ordinance provisions or terms of the approved preliminary plat, conditional use permit or development agreement does not relieve Applicant of responsibility for compliance. GENERAL REQUIREMENTS 1. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 2. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 3. Two hundred, 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. 4. 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. The ditches to be piped should be shown on the site plans. 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. 5. Street signs are to be in place, water system shall be approved and activated, pressurized irrigation system approved and activated, drainage lots constructed, fencing installed, and road base approved by the Ada County Highway District prior to applying for building permits. All development improvements, including fencing, micro-paths, irrigation, and landscaping 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, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 6. 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. Planning & Zoning Commission/Mayor & City Council Hearing Date: August 19, 2003 Page 5 FP-03-044 Castlebrook Sub 1 phase2.FP 7. 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. 8. 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. 9. Submit “Final” letter from the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to conform. 10. 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. 11. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief and the Public Works Department. 12. Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K. Applicant shall coordinate mailbox locations with the US Postal Service. RECOMMENDATION Staff recommends approval of the proposed final plat, with the aforementioned conditions.