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HomeMy WebLinkAboutCobre Basin Sub3.fpMAYOR Tammy de Weerd CITY COUNCIL MEMBERS Keith Bird William L.M. Nary Shaun Wardle Charles M. Rountree CITY HALL (208) 888-4433 ~ Fax 887-4813 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 From: Sonya Allen, Planner I Bruce Freckleton, Engineering Tech III Re: Cobre Basin 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 ¼ mile west of N. Locust Grove Road and ½ mile south of E. McMillan Road in the NE ¼ of Section 31, T.4N., R.1E. This phase consists of 74 single-family residential 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 subdivision was approved are now allowed under Mayor & City Council Hearing Date: March 2, 2004 Page 2 of 4 FP-04-013 Cobre Basin Sub3.fp.doc current 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 1. Applicant 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. 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. 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 irrigation, 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 development, thereby making them available to adjacent properties. Subdivision designer to coordinate main sizing and routing with the Public Works Department. 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/retention 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 Mayor & City Council Hearing Date: March 2, 2004 Page 3 of 4 FP-04-013 Cobre Basin Sub3.fp.doc 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 easement 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 irrigation mains. 13. 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, with written confirmation of said approval submitted to the Public Works Department. 14. 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. 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 are 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 are set a minimum of three feet above the highest established normal groundwater elevation. Mayor & City Council Hearing Date: March 2, 2004 Page 4 of 4 FP-04-013 Cobre Basin Sub3.fp.doc 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. 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.