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HomeMy WebLinkAboutStaff Comments 2-13-04MAYOR Tammy de Waard Cn'Y COUNCII. MEMBERS Keith Bird William L.M. Nary Sham Wardle Charles M. Routttee MEMORANDUM: CITY OF C~r1~i~-n 11 IDAHO To: Mayor & City Council R From: Sonya Allen, Assistarn City Planner Bruce Freckleton, Engineering Tech LII~ Re: CASTLEBROOK SUBDIVISION N0.3 C17Y BALL (208) 888-0433 _ Fax 887-0813 PUBLIC WORK3 BUILDWG DEPARTMENT (208) 887-2211-Fate 898-9351 LEGAL DEPARTMENT (208) 4669272 ~ FAX 466-0405 Hearing Date: February 17, 2004 ~.I'1 lJ .&.~ ~ d 1J F~8 3 3 2004 laity Of IVleridiali City Clerk Office Request for Final Plat Approval of Castlebrook Subdivision No. 3, Consisting of Eighty-five (85) Single-family Residential Building Lots and Eight (8) Common Lots on 23.15 Acres in an R-8 Zone by Liberty Developmern, Inc. (Fide No. FP-04-009). We have reviewed this submittal and offer the following comments, as conditions of the applicant. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY & LOCATION This is the third phase of Castlebrook Subdivision and consists of 85 single-family residential building lots and 8 common (landscaping/open space/drainage) lots on 23.15 acres. The gross density of Phase No. 3 is approximately 3.8 dwelling units/acre. The net density is approximately 4.97 dwelling units/acre. The proposed pathway north of the subdivision connects to Castlebrook Subdivision No. l and is owned by Nampa Meridian Irrigation District. This off-site improvement was offered by the Developer at the time of the Preliminary Plat approval. A license agreement with NMID will be submitted to allow the construction of the pathway and the culvert/footbridge on NMID's property. The pathway will be maintained by the Castlebrook Homeowners Association. The final plat for this phase complies with the approved preliminary plat (PP-02-032). Staff recommends approval for Castlebrook Subdivision No. 3 with the comments and conditions stated in this report. Mayor & City Council Hearing Date: February 17, 2004 Page 2 of 5 LOCATION This phase of Castlebrook Subdivision is located approximately '/o mile east of N. Black Cat Road on the north side of W. Pine Ave. in the NW '/e of Section 1Q T.3N., R.1 W. SITE SPECIFIC REQUIREMENTS 1. Applicant shall meet all terms of the approved Annexation (AZ-02-031) and Preliminary Plat (PP-02-032). 2. Underground yeaz-round pressurized irrigation must be provided to all lots within this development. ff the pressurized irrigation system within this development is to remain a private Homeowners Association system, complete plans and specifications shall be reviewed by the Public Works Department as part of the development plan review process. A draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval. 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. 3. Street signs aze to be in place, water system shall be approved and activated, pressurized irrigation system approved and activated, drainage lots constmcted fencing installed, off-site pathway constructed, and road base approved by the Ada County Highway District prior to applying for building permits. All development improvements, including fencing, micro-paths, off-site pathway, 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. 4. 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 (including stub streets and El Gato Road.). Subdivision designer to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. 5. Sanitary sewer service to this site will be via main line extensions to an existing temporary lift station within the Blackstone Subdivision. This lift station pumps to an FP-04-009 Castiebrook Sub3.FP.doc Mayor & City Council Hearing Date: February 17, 2004 Page 3 of 5 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 developers expense, to the City of Meridian's standards and specifications. The applicarn will be responsible to construct lateral sewer mains to and through this proposed development including and in coordination with the City's Black Cat Trunk Project. Subdivision designer to coordinate main sizing and routing with the Public Works Department. This developmern shall be subject to the Ashford Greens sewer latecomers 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. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. 6. Fencing is approved as shown on the landscape plan dated 12/12/03 (Sheets L-1.0 & U 1.1) prepared by South Landscape Architecture. Temporary construction fencing to contain debris shall be installed along the eastern boundary of this phase unless fencing already exists at the subdivision boundary. 7. Fencing within 20 feet of all public right of ways shall be no taller than 3-feet in height if sight obscuring material is used or 4-feet in height if non-sight obscuring material is used.The landscape plan dated 12/12/03 (Sheets L-1.0 & L-1.1) prepazed by South Landscape Architecture needs to be revised as follows: a. Include landscaping for Lot 9, Block 2. No trees are allowed within the sanitary sewer easement on this lot. b. Include a 5-foot wide micropath on Lot 24, Block 2 that runs between Lots 17 & 18, along the drainage pond and connects to the pathway/footbridge north of the subdivision. 8. 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. 9. Any drainage areas (detention/retemion basins) must be designed to enswe that water will percolate or discharge within a period of time not to exceed 24 hours for all storms up to and including a 100-yeaz storm event. (All areas being counted toward the 10% open space amenity shall be free of `vet ponds" or other such nuisances.) 10. Add lot line and centerline line types to the plat legend. 11. Revise note #10 to remove the reference to ownership since the HOA's responsibility will only be for mairnenance. The underlying land is owned by NMID. 12. Complete the instrument number in note #2. FP-04-009 Castlebrook Sub3.FP.dce Mayor & City Council Hearing Date: February 17, 2004 Page 4 of 5 13. Add plat note #11: The bottom elevation of all structural footing shall be set a minimum of 12-inches above the highest established normal ground water elevation. 14. Add CP&F Numbers to the Center''/4 Comer if applicable. 15. Please revise the Public Utilities, Drainage and Irrigation Easement width to 8-feet along the east side of Lot 17, Block 3, Lot 11 & 14, Block 2. The extra width is necessary for pressurized irrigation main lines. 16. Addright-of--way width dimensions across W. Gillete Drive. 17. Place a note on the plat that references the FEMA flood plain boundary adjacern to the Ten Mile Creek. Note restrictions associated with the flood zone on the face of the preliminary plat. 18. Submit a signed License Agreement with Nampa & Meridian Irrigation District for the pathway and culvert prior to signature on the final plat for the first phase of the developmern. The pathway and culvert shall be constructed prior to the issuance of the first Certificate of Occupancy Permit of any lots adjacern to the pathway per Preliminary Plat Finding No. 2.A.1. 19. Staff s failure to cite specific ordinance provisions or terms of the approved annexation or preliminary plat does not relieve Applicant of responsibility for compliance. GENERAL REQUIREMENTS 1. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacern 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, 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. Two-Hundred-Fifty (250w) and One-Hundred watt (100w), 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. Street light contractor to obtain design and permit from the Public Works Department prior commencing installations. FP-04-009 Cas[lebrook Sub3.FP.doc Mayor & City Council Hearing Date: February 17, 2004 Page 5 of 5 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. 6. Applicant's engineer will be required to submit a signed, stamped statement certifying that all street finish cernerline elevations are set a minimum of three feet above the highest established normal groundwater elevation. 7. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief and the Public Works Departmern. 8. Provide sidewalks in accordance with the MCC. STAFF RECOMMENDATION Staff recommends approval of the final plat for Castlebrook Subdivision No. 3 with the above stated comments & conditions. FP-04-0~9 Castlebrook Sub3.FP.doc