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HomeMy WebLinkAboutSaguaro Canyon Estates Sub PPC"ilGf1G~7? STAFF SUMMARY OF PLANNING AND ZONING COMMISSION RECOMMENDATION TO CITY COUNCIL Project Name Case No(s).: Applicant: Saguaro Canyon Estates Subdivision AZ-03-027, PP-03-032, CUP-03-058 Farwest, LLC PSG/. Commission Hearing Date: January 8, 2004 Recommendation: Approve with conditions (all ayes) Summary of Public Hearing: RECEIVED FED p 4 2004 t;ity Of Meridian City Clerk Office • David McKinnon, representing the applicant, testified in favor of the application, confirmed a neighborhood meeting was held, and answered several duestions posed by the Commission. • Rob Greiner, representing John and Ed Priddy (owners of adjacent property to west), testified i^ opposition to the density and stated concems with compatibility of residential adjacent to their existing ranch operation/use. • Mike Youngberg, property owner representing Larkwood Subdivision to the east, reiterated the concems expressed in their 11-26-03 letter. Ide submitted a i-page agreement, dated 1-6-04, between the Larkwood HOA and Farwest, outlining five agreements made since the original application and neighborhood meeting. • Grant Lee, property owner of the 30 acre parcel northeast of Saguaro Canyon, testified with concerns about lot sizes adjacent to his parcel; fencing, street names and other issues. • Justin MarCin, applicanC/developer, testified he is opposed to constructing the secondary access off Meridian Road as an asphalt surface. • Other key points of discussion included the timing and surface of the Meridian Road access, sanitary sewer location and timing, perimeter fencing, and restricting the number of buildable lots until access and sewer issues are resolved. Key Commission Changes to Staff Recommendation: • Add a condition to the DA that no more than 50 homes can be built until the North Slough Trunk and a second emergency access are available. • Add a condition to the DA that no more than 236 building permits will be issued until a second public access is available. • Incorporate the five (5) agreements made between the Applicant and Larkwood HOA Add a clause to the DA indemnifying the City of Meridian in case the North Slough Trunk construction is delayed by actions of people other than the City. Outstanding Issues for City Council: • Pertaining to the last bullet above, the Council, City Attorney, applicant and staff should be prepared to discuss any issues around approval of the preliminary plat with only SO lots having sanitary sewer at this time. Review and discuss the indemnity language. Since the P&Z Commission public hearing, the applicant submitted a re~~ised plat (dated Ol/28/U4) that includes aone-lot phase (Phase 10). The applicant's intent is to allow the seller (Boyack) to retain ownership of this lot so they can conshvct a new, single family dwelling on this 5-acre lot upon annexation, simultaneous to the construction. of Phase 1 off McMillan Road. They are proposing this new house be served with a septic system and temporary well. This requesC would require a modification to the preliminary plat to provide this lot with legal frontage (the lot does not have frontage today) and would also require adding land to the annexation legal description to include the 24-foot wide driveway to this 5-acre lot. This issue will need to be discussed at the City Council public hearing. BEFORE THE PLANNING AND ZONING COMtVI7SSION ~~ IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR SAGUARO CANYON ESTATES SUBDIVISION Farwest, LLC, Applicant Case No. PP-03-032 RECOMMENDATION TO CiTI' COUNCIL The property is approximately 140 acres in size and is generally located in the center of the square mile bordered by Chinden Blvd., Meridian Road, Locust Grove Road and McMillan Road. The property is designated as Medium Density Residential on the Future Land Use Map of the 2002 Comprehensive Plan. 2. The owners of record of the subject properties are Robert and Marlene EZhead and George and Betty Boyack. 3. Applicant is Farwest, LLC. 4. The subject property is currently zoned RUT (Ada Co.). There is, however; an application for annexation and zoning to R-4 before the City Cow~cil. The zoning of R-4 is defined within the City of Meridian Zoning and Development Ordinance Section 11-7-2. 5. The subject property is within the Area of City Impact of the City of Meridian. C. The entire parcel is included within the Meridian Urban Service Planning Area as defined in die Meridian Comprehensive Plan. 7. The Applicant proposes to develop the subject property in the following manner: 442 single family residential lots and 45 common area lots (as a Planned Development). 8. The North Slough Drain is a scenic feature that affects the consideration of this application. The Planning and Zoning Commission recognized the concerns of the following individuals: the Larkwood Homeowner's Association Kenneth Christensen (letter dated 12/3/03) Michael S. Adkins (letter dated 1/22/04) John Priddy (letter dated 12/2/03) RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR SAGDARO CANYON ESATES BY FARb~'EST, LLC - PP-03-032 -Page 1 The Commission also recognized the concerns of Mr. Lee expressed as verbal testimony at the 1-8-04 public hearing. RECO1~7 ~'1 E N ll.4'pl ON The Meridian Planning and Zoning Commission hereby reconnnends to the City Council of the City of Meridian that they approve the preliminary plat as requested by the applicant for the property described in the application, subject to the following: A. Adopt the Special Recommendations of the Planning and Zoning Commission as follows: 1. Applicant has agreed and the Commission recommends the fence along the, east properly line, adjacent to Larkwood Subdivision, be a 5-foot vinyl fence with one foot of lattice on top. 2. No mare than 50 homes can be built until both the North Slough Trunk and a second emergency access, constructed to the satisfaction of the Meridian Fire Department, are built. 3. No more than 236 building permits will be issued until a second public access is available, either connecting to a platted stub street or the temporary use of the easement cun~ently enjoyed by the Boyacks. If the latter is the choice, it will be paved and at least 20 feet wide. 4. Incorporate all agreements made between the Larkwood Subdivision H.O.\ and Farwest, LLC. (Note: these are included in the site specific conditions below.) B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows: SITE SPECIFIC CONDITIONS OF APPROVAL /PRELIMINARY PLAT Sanitary sewer and water service to this site shall be via main line extensions from mains being installed as part of the Paramount and Havasu Creek projects. The applicant will be responsible for constructing the lateral sewer and water mains to and through this proposed development, thereby making them available to adjacent properties. The subdivision designer is responsible for coordinating main sizing and routing with the Public Works DepartmenC. This development shall be subject to latecomer fees, to reimburse those responsible for bringing sanitary sewer and water service to the area, when and if the Latecomers Fee Agreement is established. Latecomer's fees shall be due and payable prior to signature on the final plat for each phase. RECOMMENDATION TO CITY COLNCIL OF APPROVAL OF PREI,I\4LNARY' PLAT FOR SAGOARO CANYON ESATES BY FARWEST, LLC- PP-03-032 -Page 2 Prior to City of Meridian approval of any final plat including the S ls` buildable lot in this subdivision, the applicant's engineering drawings shall demonstrate their ability to gravity sewer all future lots to the North Slough Trunk and Chat the trunk shall be constructed to and through the subject property prior to issuance of the Slsi building permit within~Saguaro Canyon Subdivision. 2. The applicant has indicated that a pressurized inrigation system will be provided within this development, but has not indicated who will own and maintain the system. If the system is being proposed as a private system, ,plans and specifications for the irrigation system shall be reviewed by the Public Worls Department as part of the development plan review process, and a draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval, and be the applicant shall be subject to irrigation plan review fees. Please revise the plat to show how the system is ~>oing to be served (i.e. connection to an existing system, or independent pumping facilities) underground year-round pressurized irrigation must be provided to all lots 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, asingle-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. Per the agreement made with the Larkwood HOA, Fan;rest, LLC will provide a pressurized irrigation stub to each of the Larkwood Subdivision Jots adjoining Saguaro Canyon, providing the Larkwood homeowners transfer sufficient water rights to the pump station diversion point to provide for these stubs. 3. A detailed fencing plan shall be submitted upon application of the final plat. A S- tool vinyl fence with one-foot of lattice on tap is required adjacent to the Larkwood Subdivision. 1n addition, a solid fence shall he required around the perimeter of Che subdivision unless the City agrees in writing that such a lenca is not required. 4. A detailed landscape plan shall be submitted upon application of the final plat. The conceptual landscape plan submitted with the preliminary plaC (Sheets LS-1 thru LS-6, dated 09/09/03 by Harvest Design) is approved with the following changes: a. Include the amended regional pathway alignment, as shown o^ the revised preliminary plat, dated 12/24/03. This impacts Sheets LS-3 thru LS-5. b. As proposed with the CUP/PD application, a tot lot or other approved amenity shall be included on Lot 6, Block 16. 5. Applicant shall revise the preliminary plat map to show how all existing RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR SAGUARO CANYON ESATES BY FARWEST, LLC - PP-03-032 - Pape 3 irrigation/drainage ditches are to be treated. The revised plat map shall also clearly show future easement lines for the North Slough relocation. All irrigation ditches, laterals or canals, exclusive of the Lemp Canal adjacent to McMillan Road, intersecting, crossing or lying adjacent and contiguous to the parcel shall be tiled per MCC 12-4-13. Plans will need to be approved by Settlers Irrigation 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 signahire. Per the agreement made with the Larkwood HOA, Farwest, LLC will file any oC the ditches adjacent to the Larkwood Subdivision west boundary, including Che North Slough, North Slough #2 and Rosti Lateral, regardless of their minor meandering across the subdivision boundary. Meridian City Code 12-4-13-B requires that tiled ditches have a sloped bar-grated inlet sUlicture and accesslcleanout boxes at a maximum of four hundred foot (400') spacing and at all angle points of the pipeline. The applicant shall address the access to each of these required structures, as some will fall within the back yard of several lots. 6. Applicant s hall c onstruct a m inimum 5 -foot w ide, detached s idewalk a long t he entire subdivision frontage of McMillan Road and adjacent to the designated collector roadways. Coordinate sidewalk location with ACRD and SID. 7. The applicant shall be responsible for the payment of sanitary sewer and water assessment fees, as well as the acutal physical connection of the existing house to the municipal sewer and water systems. Existing wells and septic systems shall be abandoned in accordance with the jurisdictional authority. 8. Prior to City of Meridian approval of any final plat including the 51"buildable lot in this subdivision, a second, temporary vehicular access approved by the Meridian Fire Department shall be constructed. No more than 236 building permits will be issued until a second public access is available, either connecting to a platted stub street or the temporary use of the easement currently enjoyed by the Boyacks. If the latter is the choice, it will be paved and at least 20 feet wide. 9. Prior to final plat submittal of the phase including LoC 34, Block 28, the applicant shall provide Planning & Zoning staff with an approved sketch of how said lot may be re-subdivided in the future. Said sketch should include a stub sheet to the south. 10. The applicanC shotild address the status of discussions with SID on whether they expect the encroachment of buildable lots into the North Slough easement to be RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT POR SAGUARO CANYON ESATES BY FARWEST, LLC - PP-03-032 - Page 4 approved as proposed. A copy of the signed encroachment agreement will be required with the final plat application far any lots impacted by said easement. 11. A permanent pedestrian easement, in favor of the City o'f Meridian, shall be recorded for the regional pathway in each phase of the subdivision. The public easement shall be recorded for the pathway prior to occupancy of any structures in that particular phase of the subdivision. Submit a copy of the recorded easement to the Planning and Zoning and Parks Departments. The easement shall be sufficient width to cover the 10-wide pathway. Buildings are precluded from constructing within this easement. The 10-Coot wide hard surfaced pathway shall he constructed and fully improved prior to the issuance of the first Certificate of Occupancy for any building within the phase. Additionally, a note shall be added to the face of each final plat indicating the City of Meridian is responsible for the maintenance of the pathway surface located within the easement. Applicant shall conform to the Park's Department standards for construction of the regional pathway. The Homeowner's Association is responsible. for maintenance of all landscaping adjacent to the pathway. 12. The gravity irrigation box currently shown at the western 'end of Lot ] 3, Blocl< 12 shall be relocated to provide a minimum 15-foot wide clear passage for pedestrians and landscaping. 13. All areas being counted toward the 10% open space anlenity shall be free of "wet ponds" or other such nuisances. All stonnwater detention facilities incorporated into the required open space are subject to MCC 12-13-14 and shall be frilly vegetated with grass and trees, as depicted on the submitted landscape plans. Any ACRD-required access driveways to serve stonnwater areas that are located within required open space lots shall be shown on the detailed landscape plans widr each final plat. 14. Comply with the Meridian Fire Department condition to designate the cut-de-sac streets as "No Parking." l5. Phasing for the overall project may be modified by staff level api~roval, hrovidcd written e xplanation o f p hasing c hanges are p rovided b y t he applicant a nd final plat approval request of said phases axe contiguous to previously approved phases. 16. Lots 26, 41, 43 and 44, Block 9 shall have a special condition, as agreed to with the Larkwood HOA, that no structure on Chese lots shall exceed a height of 25 feet. STANDARD CONDITIONS 1. Written comments in response to the staff report and Conditions of Approval must be submitted the Meridian's Planning and Zoning Department three days prior to public hearing. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR SAGUARO CANYON ESATES BY FARWEST, LLC-PP-03-032 -Page 5 2. Please submit a copy of the Ada County Street Name Committee's approval letter for the subdivision name, and the lot and blod< numbering. Make aoy corrections necessary to conform. 3. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 4. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, play equipment, pressurized in~igation, sanitary sewer, water, etc., prior to signature on the final plat. 5. All micropaths within the proposed subdivision shall be designed in accordance with MCC 12-13-15 "Micropath Landscaping". 6. A detailed landscape plan, in compliance with the landscape ordinance shall be submitted for the subdivision with the final plat application, th,e landscape plan shall include the location and design of airy proposed playground equipment. 7. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-10-8. 8. 250 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. 9. Please submit up to date groundwater/soils monitoring data to the 'Public Worl<s Department for review. Any drainage areas (detention/retention basins) must be designed to ensure that water will percolate within a period of time not to exceed 24 hours for all storms up to and including a ]00-year storm event. Side slopes within drainage areas shall not exceed 3:1. 10. Airy 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. 11. Developer shall coordinate mailbox locations with the Meridian Post Office. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLA"C FOR SAGUARO CANYON ESATES BY FARW EST. LLC - PP-03-032 - Page G 12. 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. 13. Compaction test results must be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing ~irould sit atop fill material. 14. 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. C. Adopt the Recommendations of ACHD as follows: 1. Do NOT dedicate additional right-of--way on McMillan Road abutting this parcel. 2. Construct a 10-foot wide (minimum) asphalt pathway just north of the canal, as proposed. Construct the main entrance, North Red Horse Way, to intersect McMil1an Road approximately 515-feet east of the west property line to align with the main entrance of Cobre Basin Subdivision (aka Havasu Creek Subdivision), as proposed. 4. Construct an eastbound center tum lane at the intersection of McMillan Road and North Red Horse Way. Install the left- turn lane either when, the project begins construction or when the warrant is met. The warrant will be met at the final platting of lot 115. Coordinate the design of the turn lane with District staff. 5. Construct North Red Horse Way as a collector roadway with two travel lanes that are separated by a center island with center turn pockets at each public roadway intersection with vertical curb, gutter and 5-foot meandering concrete sidewall: within 75-feet ofright-of--way, as proposed. Provide the District ~a~ith an easement for any part of the sidewalk that extends outside of the right-of--way. Construct Ocelot Court (from North Red Horse Way to the west), Red Hills Avenue (from Joshua Tree Street to West Prickly Pear Court), West Prickly Pear Court, North Saguaro Hills Place, North Cactus Hills Avenue, North Pinery Canyon Place, North Claret Cup Place, and North Red Hills Place (from West Cholla Hills Street to the south) as 29-foot street sections with curb, gutter and a 5-foot detached sidewalk within 50-feet ofright-of--way, as proposed. Parking is restricted to one side and the applicant is required to provide the District with documentation that showing the review and approval from the Meridian Fire Department. If the applicant would like to construct the 29-foot street sections RLC'Ob1ME~'UA"fION TO CITY COIJVCIL OP APPROVAL OF PRF.LIMIN,4Rl' RL:4T POR SAGUARO CANYON ESATES BY FARWEST, LLC- PP-03-032 - Page 7 as 33-foot street sections with curb, gutter and sidewalk within 50-feet oFright-of- way, the applicant may do so. 7. Construct the remaining roadways as 33-foot street sections with curb, gutter and a 4-foot detached concrete sidewalk within 50-feet of right-of-way, as proposed. 8. Construct a 20-foot wide residential driveway for lot 4 block 11 that intersects North Red Horse Way approximately 400-feet north of McMillan Road, as proposed. 9. ConstrucC a stub street to the west property line approximately 1,950-feet north of McMillan Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IlV THE FUTURE". 10. Construct a stub street Co the west property line approximately 750-feet south of the north property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED fN THE FUTURE". 1 l . Construct a stub street to the north property line approximately t 10-feet east of the west property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED LN THE FUTURE". 12. Construct a stub street to the north property line approximately 900-feet west of the east property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE" 13. Construct a stub street to the north property line approximately 1 l3-feet west of the east property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 14. Consnruct a stub street to the east property line approximately 120-feet south of the north property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE" 15. Construct a stub street to the east property line to the 29.7-acre site located to the east of the subject property. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 1G. Construct two standard cut-de-sac turnarounds within the subdivision. as proposed. Provide a minimum turning radius of 45-feet. 17. Construct four alternative turnarounds with parking located in the center of the turnarounds, as proposed. Provide a minimum fuming radius of 18-feet, adequately accommodate for drainage and provide the District with documentation showing the review and approval of the non standard turnaround RECOMMENDATION TO CITY COUNCIL OF APPRO V.qL OF PRELIMINARY PLAT FOR S.gGU.gRO CANYON ESATES BY FARWEST, LLC - PP-03-032 -Page 8 from the Meridian Fire Department. Submit a design of the turnaround for review and approval by District Development Division staff. 18. Construct center islands/medians within the public right-of--way of North Red Horse Way, as proposed. Provide a minimum of a 20-foot street section on either side of any proposed center island within the public roadway. The medians are required to be constructed a minimum of 4-feet wide to total a minimwn of a 100- square foot area. 19. Construct islands (with parking) within four of the proposed turnarounds, as proposed. Provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians arc required to be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. 20. Other than flee access point that has been specifically approved with this application, direct lot access to North Red Horse Way is prohibited. Notes of this restriction shall be placed on the final plat. 21. Other than the access point that has been specifically approved with this application, direct ]ot access to McMillan Road is prohibited. Notes of this restriction shall be placed on the final plat. 22. Comply with all Standard Conditions of Approval. D. Adopt the Meridian Fire Department Recommendations as follows: The following will be the requirements and/or concerns to provide minimum levels of fire protectiou for the proposed project: 1. The project which comprised of single f~unily dwellings will require ai ire-flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Piro. hydrants shall be placed an average of 400' apart. 2. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. The proposed fire hydrant locations will be submitted to the Public Works for plan review. The curbs in front of the fire hydrants will be required to be painted red. The curb will be painted for a distance of 10' to each. side of the hydrant location. 4. All roads and fire lanes shall have a fuming radius of 28' inside and 48' outside. RLCOib'IMENDATIOV "t0 CI"IY COUNCII. OF APPROVAL OF YRELI~9INARY PL.;\T POR SAGUARO CANYON LSA"fES 6Y FARWEST, LLG I'P-D3-032 - Page 9 5. Operational fire hydrants and temporary or permanent street signs arc required before combustible construction begins. 6. Streets longer than 150' which are not provided with an outlet are required to have an approved turn-around. 7. Projects which serve greater than 50 homes with one point of access are required to provide two approved access roads. 8. The proposed 461-lot subdivision with ur estimated 2.9 residents per household would have a total estimated population of 1336 residents at build out. According to a report completed by Fire & Emergency Services Consulting Group in February of 2000 our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010, this is up from 2069 responses in the year 2000. 9. The fire department requests that any future signalization installed as the result of the development o f t his p roject b e e quipped w ith O pticom Sensors to ensure a s afe a nd efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer 10. No parking will be permitted on the perimeter curb of the courts that contain a parking island. This area will be denoted with a red curb. 11. The North ends of the following islands will be required to be shorten by 20' to accommodate the turning radius of'Fre apparatus: Block 1, Block 2 12. The South ends of the following islands will be required to be shorten by 20' to accommodate the turning radius of fire apparatus: Block 2 E. Adopt the Recommendation of Settlers Imgation District as follows: 1. All irrigation /drainage facilities along with their easements must be protected and continue to function. The facilities involved are the Lemp Canal, North Slough Lateral, North Slough No. 2 and the Rosti Lateral. 2. A Land Use Change Application must be on file prior to any approvals. 3. A license agreement MUST be signed and recorded prior to construction of any S.LD. facilities. 4. Any changes to the existing irrigation system such as relocation, tiling, and landscaping must be approved by Settlers Irrigation District. 5. All storm drainage must be retained on-site. 6. The development must supply irrigation access to all lots within the above- mentioned subdivision. If the developer wishes to have Settlers h-rigadon Disn'ict own, operate, and maintain the pressure irrigation system an agreement needs to be in place prior to the pre-construction meeting. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR SAGUARO CANYON ESATES BY FARWEST, LLC - PP-03-032 - Page 10 F. Adopt the Recommendations ofthe Central District Health Department as follows: 1. This proposal can be approved for central sewage & central water after written approval from appropriate entities is submitted. 2. The Applicant's central sewage and central water plans must be submitted to and approved by the [daho Department of Health & Welfare, Division of Environmental Quality. 3. Run.-off is not to create a mosquito breeding problem. 4. stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 5. The Engineers and architects involved with the design of the subject project shall obtain cun-ent best management practices for stormwater disposal and design a stormwater management system that prevents gtoundwater and surface water degradation. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PREL1NiINAR1' PLA"1~ FOR SAGUARO CANYON ESATES BY FARWEST, LLC-PP-03-032 - Page I I