HomeMy WebLinkAboutStaff CommentsMAYOR
Robert D. Come
CITY COUNCIL MEMBERS
Keith Bud
Tammy deWeerd
Chede McCandless
William Nary
STAFF REPORT:
To: Mayor & City Council
R
From: Sonya Allen, Planner I
Bruce Freckleton, Engineering Tech. III
OCT 0 3 2003
City Of Meridian
City Clerk Office
Re: Request for Final Plat Approval of Twelve (12) Residential Building Lots and Nine (9)
Other Lots on 10.92 Acres in an R-4 Zone for Bear Creek Subdivision No. 7, by Bear
Creek, LLC (File No. FP-03-OS2).
We have reviewed this submittal and offer the. following comments, as conditious of the
applicant. These conditions shall be considered in full, unless expressly modified or deleted by
motion of the Meridiau City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Bear Creek, LLC, has requested final plat approval of the seventh phase of Bear Creek
Subdivision located on the north side of W. Victory Road, approximately '/: mile west of S. Meridian
Road (Hwy 69). This phase includes 12 single-family building lots and 9 common lots. The gross
density is approximately 1.09 dwelling units/acre, with a net density of 1.72 dwelling units/acre.
The site is approximately 10.92 acres and is currently zoned R 4. All lots within the subdivision meet
the minimum lot requirements of the R-8 zone except for Lot 36, Block 15 which needs to be revised
to meet the minimum street frontage requirement of 80 feet. The minimum house size within the
subdivision is 1,400 square feet, not including the garage area. The minimum lot area within the R-4
zone is 8,000 s.f. per dwelling unit.
A variance request to exceed the maximum cut-de-sac length of 450' on S. Silvertip Place was
previously approved for this project. Staff finds that the proposed final plat substantially complies with
the approved Preliminary Plat.
Staff recommends approval of the final plat for Bear Creek Subdivision No. 7 with the comments and
conditions stated in this report.
SITE SPECIFIC COMMENTS
1. Applicant is to meet all terms of the approved Preliminary Plat (PP-03-009) and Development
Agreement (Instrument No. 103137113).
HUB OF TREASURE VALLEY
A Good Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(20S) 88&4433 ~ FAX (208) 887-4813
City Clerk Office Fax (208) 888-4218
LEGAL. DEPARTMENT
(208) 4GG-9272 Farz 466-4405
PUBLIC WORKS
BUILDING DEPARTMENT
(20S) 887-2211 ~ Fax 887-1297
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 ~ FAX 888-6854
HearingDa~_pe t~~~~U~~
FP•03.052
Bear Creek Subdivision No. 7
Mayor and Council
Hearing Date: September 30, 2003
Page 2
2. The pressurized irrigation system within this development is to be an extension of the system
that is owned and operated 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, asingle-point comnection to the municipal 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.
3. Compaction test results must be submitted to the Meridian Building Department for all building
pads within lots receiving engineered backfill.
4. The design of drainage areas shall. ensure that water is retained only during 25-year storm
events for a period of time not to exceed 24 hours.
5. The private street within this development shall be designed and constructed to public street
standards per Meridian City Ordinance.
6. 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.
All landscaping and fencing shall be installed as depicted on the landscaping plan submitted as
part of the Final Plat application (Sheets Ul & L-2, dated 7/22/03 by The Land Group). All
landscaping shall be installed prior to the issuance of any Certificates of Occupancy.
8. All required fencing shall be installed prior to issuance of any building permits.
All fencing shall be reduced to three feet in height within twenty feet of the right-of--way of S.
Silvertip Place per MCC.
9. Sanitary sewer service to this site will be via a temporary lift station pumping to an existing
gravity sewer main located in Overland Road. 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. Black Cat trunk developmern fee
of $1,500.00 per dwelling unit shall be assessed against this development. Paymern of the
trunk development fee is required prior to signature on the final plat map by the City Engineer.
10. Water service to this site will be via extensions of existing mains installed in adjacern
developments. Applicant will be responsible to construct the water mains to and through this
FP-03A52
Hear Creek subdivision No. 7
Mayor and Council
Hearing Date: September 30, 2003
Page 3
proposed development. Subdivision designer to coordinate main sizing and routing with the
Public Works Department.
11. Applicant's engineer will be required to submit a signed, stamped statement certifying that all
street finish centerline elevations aze set a mirrimum of three-feet above the highest established
normal groundwater elevation.
12. Sidewalks aze to provide a cleaz five-foot-wide walkway pathway without encroachment of
mailbox structures per MCC 12-5-2.K.
13. Complete the Certificate of Owners and its accompanying Acknowledgment.
14. 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.
15. Revise the plat to show a 20' easement to the City for a pathway along the south side of the
Ridenbaugh Canal per Preliminary Plat Findings of Fact and Conclusions of Law No. 12
(applicant is not required to construct the pathway). The easement shall be recorded ahead of
the final plat, and the recording instrument number shall be referenced on the plat.
16. Lot 36 does not meet the minimum street frontage requirement of 80 feet. Revise plat to
comply with MCC.
17. Revise Silvertip Place to Silvertip Lane per the Ada County Street Name Committees approval.
18. Please add or revise the following plat notes:
(1.) ...adjacent to any-public-stPaet Silvertip Lane...
(2.) ..do not front a-pul}}ic-street Silvertip Lane.
(8.) ...provisions of the recorded Development Agreement Instrument No. 103137113 ...
(13.) Revise minimum square footage of single family structures to 1,400 s.f.
(15.) Revise: Garage, Interior Side - 5' (ordinance has changed)
(16.) Add note: The owner of each lot. across which amasses an irrigation/drainage ditch c
in•ieation/drainagee district.
19. Staff's failure to cite specific ordinance provisions or terms of the approved preliminary plat
does not relieve Applicant of responsibility for compliance.
GENERAL REOUIItEMENTS
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
FP-03-052
Hear Creek Subdivision No. 7
Mayor and Council
Hearing Date: September 30, 2003
Page 4
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 9-1-4 and 9-4-8. Wells may be used
for non-domestic purposes such as landscape irrigation.
3. 100-watt, high-pressure sodium streetlights will be required at locations designated by the
Public Works Departmern. 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 an approved design and permit from the Public Works Department prior
to commencing installations.
4. Submit "Final" letter from the Ada County Street Name Committee, approving the subdivision
and street names. Make any corrections necessary to conform.
5. Coordinate fire hydrant placement with the City of Meridian's Public Works Department.
RECOMMENDATION
Staff recommends approval of the final plat for Bear Creek Subdivision No. 7 with the above stated
commerns and conditions.
FP-03-052
Bear Creek Subdivision No. 7