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HomeMy WebLinkAboutTimberfalls Sub No2.FPFP-03-043 Timberfalls Sub No2.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: Timberfalls Subdivision No. 2  Final Plat approval of Nineteen (19) Building Lots and One (1) Other Lot on 14.31 Acres in an R-8 Zone., by Dan Wood (File No. FP-03-043). 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 or deleted by motion of the Meridian City Council: APPLICATION SUMMARY The applicant, Dan Wood, has applied for Final Plat approval of 19 building lots and 3 other lots on 14.31 acres of land located on the south side of E. Ustick Road, approximately ½ mile east of N. Meridian Road. The zoning designation for the subdivision is R-8 (Medium Density Residential). This phase of the subdivision will have a gross density of 3.49 d.u./acre. The proposed single-family building lots within the proposed subdivision range from 6,500 square feet up to 15,000 square feet, with a minimum house size of 1,301 s.f. The other lots within the subdivision consist of three (3) common landscape/drainage lots. Total acreage of open space within the subdivision is approximately 1.1 acres. The pressurized irrigation system within this development is to be owned & operated by the Nampa Meridian Irrigation District. The submitted final plat is in compliance with the approved preliminary plat. Staff recommends approval of the final plat for Timberfalls Subdivision No. 2 with the comments and conditions stated in this report. LOCATION Planning & Zoning Commission/Mayor & City Council Hearing Date: August 19, 2003 Page 2 FP-03-043 Timberfalls Sub No2.FP The property is located approximately ½ mile east of N. Meridian Road, on the south side of E. Ustick Road. SURROUNDING PROPERTIES North: Weaver Acres Subdivision and Patrick Subdivision, zoned R1 (Ada County) West: Bedford Place Subdivision, zoned R-8 East: Granite Creek Subdivision, zoned R-8 South:Finch Creek Subdivision, zoned R-8 SITE SPECIFIC COMMENTS / FINAL PLAT 1. Applicant is to meet all terms of the approved preliminary plat (PP-03-002) and annexation (AZ-03-003). 2. The applicant has indicated that NMID will own 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 common areas prior to signature on the final plat by the Meridian City Engineer. A fully operational pressurized irrigation system shall be installed for this phase prior to occupancy of any home or building within this phase of development. 3. Fencing adjacent to the central open space lot (Lot 1, Block 3) is to be no more than 4’ in height if solid material is used, with the allowance of a 2’ lattice to be placed on top of the fence, or 6’ tall if the fence is constructed of an open vision material. A note shall be added to the face of the plat reflecting this requirement. All fencing shall be reduced to three feet in height within twenty feet of the right-of-way. 4. The proposed landscaping plan (prepared by South Landscape Architecture, entitled L-1, dated 8/1/03) is approved as submitted with the following exceptions:  Revise the lot numbers on the landscape plan to reflect the changes noted below on #11 to match the plat. 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 perimeter fencing, 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, amenities, sanitary sewer, water, etc., prior to signature on the final plat. Planning & Zoning Commission/Mayor & City Council Hearing Date: August 19, 2003 Page 3 FP-03-043 Timberfalls Sub No2.FP 6. Sanitary sewer service and municipal water to this site shall be via extensions from existing mains. 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. 7. Complete the Certificate of Owners and accompanying Acknowledgment. 8. Submit a license agreement between the applicant and NMID stating that the developer will be allowed to encroach into the 35’ wide easement with fencing for the backyards of Lots 1-6, Block 5 and Lots 4-6 of Block 4 prior to approval of the final plat at City Council. If a license agreement is not obtained from NMID, the lots will need to be re-configured and a 35’ wide common lot within the easement will need to be created. 9. 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. 10. All 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 a 3:1 slope. 11. Revise lot numbering on Block 3 to begin with #10, instead of #11. Lot numbering for Block 3 on phase 1 ended with #9. 12. Revise or Add the following notes to the face of the plat:  Add a note addressing fencing requirements as detailed above in site specific comment #3.  Revise the groundwater note to read …highest established normal groundwater. 13. Developer shall coordinate mailbox locations with the Meridian Post Office. 14. Provide blow-up details for the end of N. Starling Way. 15. Label the “Real Point of Beginning.” 16. Identify the easement across the south side of the subdivision. Show the width and identify the purpose/beneficiary. 17. Revise the bearing quadrants of the boundary call-outs to be consistent with the legal description of the Certificate of Owners. Planning & Zoning Commission/Mayor & City Council Hearing Date: August 19, 2003 Page 4 FP-03-043 Timberfalls Sub No2.FP 18. Graphically depict 5-foot wide public utilities, drainage, and irrigation easements along the north side of Lot 4, Block 1, and Lot 20, Block 3, and the easterly side of Lot 11, Block 3, and Lot 9, Block 4, as these are side lot lines against the adjacent phase. 19. Add a call to the legal description of the Certificate of Owner’s to establish the “Basis of Bearing.” 20. There are several places, especially along the subdivisions southern boundary where the bearings and or distances are difficult to read because of conflicting linework. Please clean-up the text to make it clear. 21. Staff’s failure to cite specific ordinance provisions or terms of the approved preliminary plat does not relieve the Applicant of responsibility for compliance. GENERAL REQUIREMENTS 1. 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, plans will be reviewed and approved by the meridian City Engineer prior to final plat signature 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 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 3. Two-hundred-fifty and 100-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 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. 4. 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. 5 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. 6. Coordinate fire hydrant placement with the City of Meridian's Water Works Superintendent. Planning & Zoning Commission/Mayor & City Council Hearing Date: August 19, 2003 Page 5 FP-03-043 Timberfalls Sub No2.FP 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. STAFF RECOMMENDATION Staff recommends approval of the final plat for Timber Falls Subdivision No. 2 with the above stated comments and conditions. A license agreement must be obtained between the applicant and NMID prior to City Council approval.