HomeMy WebLinkAboutStaff CommentsMAYOR
Tarry de Weerd
CTFY COUNCII. MEMBERS
Keith Hird
William L.M. Nary
Shaun Wardle
Charles M. Rouoiree
CITY OF
C~erl~rcn
11 IDAHO
CrCY HALL
(208) 888-0433 -Fax 887-0813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211--Fax 898.9551
LEGAL DEPARTMENT
(208)466.9272 -FAX 466.4405
STAFF REPORT: Hearing Date: March 2, 2004
To: Mayor & City Council RE C~ IV~T)
From: Sonya Allen, Planner I ~ ~ FEB ~' 7 2004
Bruce Freckleton, Engineering Tech III City Of Meridian
City Clerk Ofl'ICe
Re: Cobre Basiu Subdivision No. 3
(Preliminary Platted as Havasu Creek Subdivision)
• Request for Final Plat Approval of Cobre Basin Subdivision No. 3, Consisting
of Seventy-four (74) Single-family Residential Building Lots and One (1)
Common Lot on 23.59 Acres in an R-4 Zone by Havasu Creek, LLC (File No.
FP-04-013).
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 Cobre Basin Subdivision located approximately I/4 mile west of N.
Locust Grove Road and '/z mile south of E. McMillan Road in the NE '/4 of Section 31, T.4N.,
R1E. This phase consists of 74 single-family residelrtial building lots and 1 common
(landscape/drainage) lot on 23.59 acres of land. The gross density of Phase No. 3 is
approximately 3.14 dwelling units/acre. The net density is approximately 3.87 dwelling
units/acre.
The preliminary plat was approved under the name of Havasu Creek Subdivision. This final plat
substantially complies with the approved preliminary plat. The open space increased on Lot 19,
Block 13, decreasing the lot size of Lots 20 & 21. No building lots were lost due to this change.
The subdivision was approved as a Planned Development which allowed for reduced minimum
house sizes (1,200 s.f. min.), reduced lot sizes (6,561 s.f. min.), reduced frontages (60' min.),
and reduced building setbacks (front 20', non-front entry garage 15', 5' side single story, 7' side
two-story) in the R-4 zone. The reduced setbacks that were requested at the time this
Mayor & City Council
Hearing Date: March 2, 2004
Page 2 of 4
subdivision was approved are now allowed under currern city ordinance.
Staff recommends approval for Cobre Basin Subdivision No. 3 with the comments and
conditions stated in this report.
SITE SPECIFIC CONDITIONS OF APPROVAL
Applicarn shall meet all terms of the approved Preliminary Plat (PP-02-019) and
Conditional Use Permit (CUP-02-028).
2. .The pressurized irrigation system within this development is to be owned and
maintained by Settlers Irrigation District. The City of Meridian requires that pressurized
irrigation systems be supplied by a year-round source of water. )f a creek or well source
is not available, asingle-point connection to the culinary water system shall be required.
If asingle-point. connection is utilized, the developer shall be responsible for the
paymern of assessments for the common areas prior to signature on the final plat by the
Meridian City Engineer.
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 fencing, micro-paths,
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 imgation, sanitary sewer, water, etc., prior to
signature on the final plat.
4. Fencing shall be constructed in conformance with Meridian City Code 12-4-10.
5. The Landscape Plan dated 1-29-04, prepared by Harvest Design is approved as
submitted.
6. Applicant will be responsible to construct the sewer and water mains to and through this
proposed developmern, thereby making them available to adjacent properties.
Subdivision designer to coordinate main sizing and routing with the Public Works
Departmern.
7. 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.
8. Any drainage areas (detention/reternion basins) must be designed to ensure that water
will percolate or discharge within a period of time not to exceed 24 hours for all storms
FP-04-013 Cobre Basin Sub3.fp.doc
Mayor & City Council
Hearing Date: Mazch 2, 2004
Page 3 of 4
up to and including a 100-year storm event. (All areas being counted toward the 10%
open space amenity shall be free of "wet ponds" or other such nuisances.)
9. Add distance dimensions across the north end of E.Tuweep Street at the subdivision
boundary.
10. The sum of the distances along the south boundary of the subdivision don't equal the
overall distance shown. Please make necessary corrections.
11. .Remove the graphically depicted 5-foot wide easemern across the west side of Lot 1,
Block 15.
12. Graphically depict 8-foot wide public utilities, drainage and irrigation easements along
the north side of Lot 2, Block 16, Lots 2&18, Block 15, and Lot 4, Block 17, and the east
side of Lot 18, Block 13, and Lot 19, Block 17. The extra width is required due to
pressurized imgation mains.
13. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the azea 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.
14. Any existing domestic wells andlor 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.
15. 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 aze completed by
Idaho Power Company. Street light contractor to obtain design and permit from the
Public Works Department prior commencing installations.
16. 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.
17. Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations aze set a minimum of three feet above the
highest established normal groundwater elevation.
18. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief
and the Public Works Department.
19. Provide sidewalks in accordance with MCC 12-13-10-8.
FP-04-013 Cobre Basin Sub3.fp.doc
Mayor & City Council
Hearing Date: March 2, 2004
Page 4 of 4
20. Please add or revise the following plat notes:
(11.) Delete note. Standard fencing requirement.
(14.) Add note: "Building setbacks and dimensional standards in this subdivision shall
be in compliance with Title 11 and Title 12 of the Meridian City Code unless
otherwise modified by Conditional Use Permit (CUP-02-028) which allowed for
reduced setbacks lot sizes lot frontages and minimum house size."
21. Correct spelling of "special" on Lots 1-8, Block 17.
22. Staff s failure to cite specific ordinance provisions or terms of the approved preliminary
plat or conditional use permit does not relieve Applicant of responsibility for
compliance.
RECOMMENDATION
Staff recommends approval of the final plat, with the above stated comments and conditions.
FP-04-013 Cobre Basin Sub3.fp.doc