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HomeMy WebLinkAboutBirchstone Sub.FPFP-03-048 Birchstone Sub.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: September 9, 2003 To: Mayor, City Council and Planning & Zoning Commission From: Sonya Allen, Planner I Bruce Freckleton, Senior Engineering Tech Re: Birchstone Creek Subdivision  Final Plat approval of Ninety (91) Single-Family Residential Building Lots, One (1) School Building Lot, and Eleven (11) Other Lots on 34.52 Acres in an R-8 Zone, by Centennial Development, LLC (File No. FP-03-048). 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 applied for Final Plat approval of 91 single-family residential building lots, 1 school building lot, and 11 other lots on 34.52 acres of land located on three parcels on the north-west corner of W. Ustick Road and N. Black Cat Road. The zoning designation for the proposed subdivision is R-8 (Medium Density Residential). This subdivision will have a gross density of 2.46 dwelling units per acre and a net density of 2.92 dwelling units per acre. The minimum square footage for single-family residential building lots within the R-8 zone is 6,500 s.f., with a minimum house size of 1,301 s.f., excluding garage(s). The other lots within the subdivision consist of 10 common area landscape/drainage/utility lots which will be owned and maintained by the Birchstone Subdivision Homeowners Association and 1 common lot to be owned and maintained by the Meridian School District. Total acreage of interior open space is approximately 3.86 acres. The pressurized irrigation system within this development is to be owned and maintained by the Nampa & Meridian Irrigation District. The submitted final plat substantially complies with the approved preliminary plat. The final plat shows an additional pathway than was approved on the preliminary plat Planning & Zoning Commission/Mayor & City Council Hearing Date: September 9, 2003 Page 2 FP-03-048 Birchstone Sub.FP between Lots 4 & 5, Block 1. Staff approves of this change as it increases open space and connectivity within the subdivision. A variance was previously approved for this subdivision that allowed Blocks 4 and 6 to exceed the 1,000’ maximum block length requirement, and Block 5 to be less than the 500’ minimum block length requirement. Staff recommends approval of the final plat for Birchstone Creek Subdivision with the comments and conditions stated in this report. LOCATION The proposed Birchstone Subdivision is located on three parcels of land on the north-west corner of W. Ustick Road and N. Black Cat Road SURROUNDING PROPERTIES North: Rural residential/agricultural land, zoned RUT (Ada County). West: Rural residential/agricultural land, zoned RUT (Ada County). East: Rural residential/agricultural land, zoned RUT (Ada County). South:Tricia’s Subdivision, zoned R-4. SITE SPECIFIC COMMENTS / FINAL PLAT 1. Applicant is to meet all terms of the approved annexation (AZ-03-008) and preliminary plat (PP-03-008). 2. The applicant has indicated that Nampa & Meridian Irrigation District will own and maintain 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. 3. The north-eastern “leg” of Lot 5, Block 6 needs to be revised to be included as part of Lot 4, not Lot 5, as discussed in the preliminary plat. 4. Applicant and/or Homeowners Association shall be required to improve and maintain Lot 6, Block 6 until such time that this lot can be incorporated into the improvements of Lot 7 by the Meridian School District. Planning & Zoning Commission/Mayor & City Council Hearing Date: September 9, 2003 Page 3 FP-03-048 Birchstone Sub.FP 5. Fencing adjacent to pathways and internal open space/drainage lots is to be no more than 4’ in height if solid material is used. All fencing shall be reduced to three feet in height within twenty feet of the right-of-way. 6. The proposed landscape plan (prepared by South Landscape Architecture, entitled L1.0, L1.1, and L1.2, dated 10-16-03) is approved as submitted. 7. 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. 8. 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. This proposed subdivision shall be subject to sanitary sewer latecomers fees, to reimburse those responsible for opening up service to this area. In lieu of installing the 42” dry line sewer, a Black Cat trunk development fee of $1,500.00 per dwelling unit shall be assessed against this development. Latecomers fees, and trunk development fees shall be due and payable for all buildable lots, prior to city endorsement of the final plat for each phase. 9. Complete the Certificate of Owners and accompanying Acknowledgment. 10. Submit a recorded copy of the CC&R’s for this subdivision prior to signature on the final plat. 11. 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. 12. Please add the record boundary information, as referenced in the legal description of the Certificate of Owner, to the face of the plat. 13. Please add dimension leaders to the 19.67’ distance on Lot 8, Block 6, and the 19.27’ distance on Lot 15, Block 6. 14. All drainage areas (detention/retention basins) must be designed to ensure that water is Planning & Zoning Commission/Mayor & City Council Hearing Date: September 9, 2003 Page 4 FP-03-048 Birchstone Sub.FP 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. 15. Revise or add the following notes to the face of the plat: (14.) Add note: Fencing adjacent to pathways and internal open space/drainage lots is to be no more than 4’ in height if solid material is used. 16. Developer shall coordinate mailbox locations with the Meridian Post Office. 17. 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: September 9, 2003 Page 5 FP-03-048 Birchstone Sub.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 Birchstone Subdivision with the above stated comments and conditions.