Staff Comments
MAYOR
Tammy de Ween!
CITY COUNCIL MEMBERS
Koith Bird
William L.M. Næy
8boun Wardle
CharI.. M. Roootree
LEGAL DEPARTMENT
(208) 466-9272 'Fax 466-4405
PUBUCWORKS
BUILDING DEPARTMENT
(208) 887-2211 . Fax 887.1297
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533, FAX 888-6854
STAFF REPORT:
Hearing Date: August 24, 2004
Mayor and City Council RE C E IVE D
Sonya Allen, Assistant City Planner ¿II.
Bruce Freckleton, Senior Engineering Tech ~
Tiburon Meadows Subdivision
To:
From:
Re:
AUG 1 9 200~
City Of Meridian
City Clerk Office
Final Plat approval of Forty-five (45) Building Lots and One (1) Common Lot on
10.69 Acres in R-4, R-8, and L-O Zones by Tiburon Meadows, LLC (File No.
FP-O4-052).
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:
APPUCA TlON SUMMARY & LOCATION
The applicant, Tiburon Meadows, LLC, has applied for Final Plat approval of 45 building lots
and 1 common lot on 10.69 acres of land for Tiburon Meadows Subdivision. An existing church
is located on Lot 40, Block 1 as is an existing house on Lot 2, Block 1, which will remain; the
other building lots will be single-family residential patio homes. The zoning designation for the
proposed subdivision is R-4 (Low Density Residential), R-8 (Medium Density Residential), and
L-O (Limited Office). This subdivision will have a gross density of 4.2 d.u.lacre and a net
density of5.29 d.u.lacre.
Tiburon Meadows Subdivision is located at 1450 N. Ten Mile Road (approximately \4 mile south
of W. Cherry Lane on the east side ofN. Ten Mile Road), in the NW \4 of Section 11, T.3N.,
RIW.
The common area lot within the subdivision consists of landscaping, open space, and drainage.
The pressurized irrigation system within this development is to be owned and maintained by the
Nampa Meridian Irrigation District.
A Conditional Use Permit was approved for this subdivision which allowed for reductions to the
minimum requirements for lot size from 6,500 s.f to 4,089 s.£ for detached homes, and a
FP-04-052
Tiburon Meadows Sub.FP.doc
Mayor & City Council
Hearing Date: August 24, 2004
Page 2
reduction to the minimum street ftontage requirement ftom 65-feet to 42-feet for detached homes
and 15-feet to IO-feet for lots that have common drives.
The submitted final plat substantially complies with the approved Preliminary Plat; however,
there were some changes made to the Final Plat. The Preliminary Plat was approved with one lot
more than was shown on the Final Plat. The applicant states that the reason for eliminating this
lot is that Mrs. Huh, who owns Lots 1 and 2, Block 1, requested that her new eastern property
line align with the churches new eastern property line. The Final Plat has been revised to reflect
this change along with making Lots 3, 4, 5, and 6 a little larger. Sheryl Drive ftom N. Ten Mile
to Lot 3, Block 1, was widened to a 54-foot right-of-way as required by ACHD for a local
commercial road as a result of the rezone of the parcels adjacent to Ten Mile Road to an L-O
zoning. Staff does not object to these changes.
Staff recommends approval of Tiburon Meadows Subdivision with the comments and conditions
stated in this report.
SITE SPECIFIC COMMENTS /FINAL PLAT
1.
Applicant is to meet all terms of the approved Rezone (RZ-04-007), Development
Agreement, Conditional Use Permit (CUP-04-013), and Preliminary Plat (PP-04-016).
2.
Fencing must be in compliance with MCC 12-4-10.
3.
Revise or add the following notes on the face of the plat:
(3.)
(4.)
(7.)
(8.)
Revise to read: "Unless otherwise shown. all lots are herebv designated as having
a permanent easement for public utilities. drainage. and irrigation over the ten feet
adiacent to any public street. This easement shall not preclude the construction of
hard surfaced driveways and walkways to each lot."
Revise to read: "Unless otherwise shown. a11lots are herebv desi~nated as having
a permanent easement for public utilities. drainage. and irrigation over the five-
feet adiacent to any interior side lot line. and over ten-feet adiacent to any rear lot
line or subdivision bound81Y."
Add: "The owner of each lot. across which passes an irrigation/drainage ditch or
pipe is responsible for the maintenance thereo£ unless such responsibility is
assumed by an irrigation/drainage district."
Add: "Structural footings shall be set a minimum of twelve (12) inches above the
highest established normal groundwater elevation
4.
The landscape plan shall be revised as fol1ows:
a.
FP-04-O52
A 25-foot landscape buffer is required along N. Ten Mile Road.
Tiburon Meadows Sub.FP.doc
Mayor & City Council
Hearing Date: August 24, 2004
Page 3
b.
On landscape buffer adjacent to N. Ten Mile Rd., please indicate that the lined
area represents sod.
Show a lO-foot wide gravel shoulder along Ten Mile and landscape remainder of
right-of-way to sidewalk with lawn or other vegetative groundcover. A License
Agreement will be required between the property owner and ACHD.
c.
5.
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 yearcround 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 irrigable common areas prior to
signature on the final plat by the Meridian City Engineer.
6.
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.
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 and water service to this site shall be via the existing mains in N. Ten
Mile Road. 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. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
9.
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.
10.
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
up to and including a lOO-year storm event. All storm drainage must be in compliance
with MCC 12-13-14, Stormwater Integration.
FP~-O52
Tiburon Meadows Sub.FP.doc
Mayor & City Council
Hearing Date: August 24, 2004
Page 4
11.
Graphically depict the public utilities, drainage and irrigation easement for Lots 2S, 29,
and 39, Block 1 as being adjacent to the easement for the Eight Mile Lateral, unless the
Nampa & Meridian Irrigation District allows encroachment within their easement.
12.
Graphically depict 8-foot wide easements adjacent to the north side of Lots 20 and 31,
Block I. This extra width is required due to the location of pressurized irrigation mains.
13.
Add distance dimension along section line (Ten Mile Road) ftom the centerline of the
Eight-Mile Lateral to the Witness Comer, and ftom the centerline of the Eight-Mile
Lateral to the Witness Comer along the west side of Lot 29, Block 1.
14.
Add bearings to the west side of Lot 39-40, Block 1, and the east side of Lot 39, Block 1.
15.
Complete the recording information of the Cross Access Easement referenced on Lot 39,
Block 1.
16.
Show a 25-foot landscape buffer easement adjacent to N. Ten Mile Road on Lots 1, 39,
and 40, Block 1. Also include as a plat note.
17.
The existing garage on Lot 1, Block 1 will need to be removed prior to signature on the
Final Plat.
IS.
Convert the existing access point at the south end of the subject property into a secondary
emergency access point for the Fire Department. A 3 to 4 foot high gate approved by the
Meridian Fire Department will be required to be installed at this access point to be used
by emergency vehicles only. Gate shall be installed prior to signature on the Final Plat.
19.
Submit an encroachment agreement with Nampa Meridian Irrigation District prior to
signature on the Final Plat for the encroachment of Lots 28 and 29, Block 1, thirty feet
into the District's easement for the Eight Mile Lateral. This agreement will allow the
Homeowner's Association access to the Eight Mile Lateral which is not piped
20.
Submit a copy of the cross access agreement for Lots 39 and 40, Block 1 prior to
signature on the Final Plat. Also note the recorded Instrument number on the face of the
plat.
21.
Staff's failure to cite specific ordinance provisions, or terms of the approved Rezone,
Conditional Use Permit, or Preliminary Plat does not relieve the Applicant of
responsibility for compliance.
GENERAL REOUIREMENTS
1.
Any tree over 4" in caliper that is removed ftom 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.
FP-04-052
Tiburon Meadows Sub.FP.doc
Mayor & City Council
Hearing Date: August 24, 2004
Page 5
2.
Any existing domestic wells and/or septic systems within this project will have to be
removed ftom 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 One-hundred-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 ftom 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 Public Works Department.
7.
Developer shall coordinate mailbox locations with the Meridian Post Office.
STAFF RECOMMENDATION
Staff recommends approval of the final plat with the above stated comments and conditions.
FP-04-O52
Tiburon Meadows Sub.FP.doc