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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: January 10, 2006
Transmittal Date: January 6, 2006
TO:
Mayor & City Council
\~ Ity Clerk.. ce
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Sonya Watters, Assistant City Planner ~ '-'~-!_~"""!oJ.-'L~!,~'y-~~- "1;'6;
Michael Cole, Development Services Coordinator M c.
FROM:
SUBJECT:
Westborough Square Subdivision
Request for Final Plat Approval of West borough Square Subdivision Consisting
of I Multi-family Residential Building Lot and 6 Commercial Office Lots on 5.4
Acres in an R-15 and L.O Zone by JLl Enterprises (File# FP-O5-075)
We have reviewed this submittal and offer the following comments and 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
The applicant, JLl Enterprises, Inc., has applied for [mal plat approval of 1 multi-family residential
building lot and 6 commercial office building lots on 5.4 acres in the R-15 and L-O zones. The residential
lot will consist of 10 four-plexes containing a total of 40 residential units.
Westborough Square Subdivision is a re.subdivision of Lot 6, Block I of Westborough Subdivision
which is located in a portion of the NE Y4 of the NE Y4 of section 30, Township 4 North, Range I East,
Boise Meridian. The site is located on the south east comer of Chinden Boulevard and Jericho Road,
approximately Y4 mile west ofN. Locust Grove Road.
A conditional use permit for a planned development was approved for this subdivision that allowed for a
reduction to the required standards for street ITontage to be reduced to zero feet and multiple principle
detached buildings to be constructed on a single lot. Amenities provided with this subdivision are as
follows: a plaza with benches, planters, tables, and trees with a more direct walkway from the plaza to the
multi-family portion of the development and a tot lot to be located within the multi. family portion of the
development.
The final plat submitted for this phase substantially complies with the approved preliminary plat.
Staff recommends approval of Westborough Square Subdivision with the comments and conditions stated
in this report.
SITE SPECIFIC REQUIREMENTS
1.
Applicant is to meet all tenus of the approved development agreement (Inst. No. 105152707),
preliminary plat (PP.05-020), and conditional use penuit (CUP-05-027) for this development.
2.
All subdivisions in the City of Meridian require each lot be provided with pressurized irrigation.
The construction plans submitted concurrently with this plat do not show any pressurized
irrigation plans. If the system is to be privately owned and maintained plans and specifications
will be reviewed by the Public Works department as part of the construction plan review. A draft
copy of the Operations and Maintenance manual shall be submitted prior to plan approval. If the
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
system is to be owned and maintained by an irrigation district then evidence of a license
agreement or letter of plan approval shall be submitted prior to scheduling of a pre-construction
meeting.
3.
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 irrigable common areas prior to
signature on the final plat by the Meridian City Engineer.
4.
All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11.3A-7.
Temporary construction fencing to contain debris shall be installed around the perimeter of the
subdivision where permanent fencing is not proposed.
5.
The applicant is proposing sanitary sewer service to this site via mains that flow to a lift-station in
Arcadia Subdivision. Prior to certificates of occupancy the applicant shall be responsible for any
upgrades to the lift-station or the pressure line leaving the lift-station that may be required. This
condition may be waived by the City Engineer at his discretion or if gravity means becomes
available through Saguaro Canyon which would de-activate the lift-station.
6.
The applicant shall install mains to and through this proposed development. The applicant shall
coordinate main size and routing with the Public Works Department. Cover over sanitary sewer
mains shall be no less than three feet ITom finish grade to the top of the pipe. If cover is less than
three feet from the subHgrade to the top of the pipe, alternated pipe materials shall be used per the
Meridian Public Work's Standard Specifications.
7.
Water service to this site is being proposed via an extension of water mains located Jericho road.
Prior to certificates of occupancy an additional water connection through the school or through
Saguaro Canyon shall be required. The applicant shall construct water mains to and through this
proposed development. Applicant shall execute City of Meridian standard forms of easements, for
any mains that are required to provide service. Coordinate main size and routing with Public
Works.
8.
Provide a 20' easement for all public water/sewer mains outside of public right of way (include all
water services and hydrants). Graphically depict these easements on the plat and reference the
instrument number in a plat note.
9.
Prior to signature of the fmal plat by the City Engineer, provide a cross parking/cross access
agreement for all of the new lots within the subdivision to use the drive aisles and parking areas
(including sidewalks). Maintenance of the drive aisles and parking areas should be provided for
in a note on the face of the final plat, AND/OR in a document such as CC&Rs.
10.
There must be a minimum 20-foot separation between seepage beds and building foundations per
Department of Environmental Quality's standard specifications.
11.
Maintenance of all common areas, including but not limited to: drive aisles, parking areas,
landscaping, etc., shall be the responsibility of the Westborough Square Owner's Association.
12.
Include instrument number of warranty deed referenced on the face of the plat. Also, remove
"(Waiting on Jewett)" from this note.
13.
All required landscape buffer easements shall be depicted and labeled on the face of the plat.
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4.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
14.
The landscape plan, prepared by The Land Group and dated 10/25/05, shall be revised as follows:
a.
The applicant shall work with the City Arborist, Elroy Huff, on designing, adopting, and
implementing a protection/mitigation plan for the existing trees on site. The plan shall be
revised to reflect the requirements stated in UDC 11-3B-I o.
Relocate the trees shown along Jericho Road south of the driveway that are within the
right-of-way. A 10-foot wide landscape buffer is required on the east side of the sidewalk
and trees shall be located within this buffer, outside of the right~of-way.
b.
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
the final plat by the City Engineer
15.
Revise or add the following note(s) on the face of the plat dated 11/14/05, prepared by W&H
Pacific, prior to signature on the final plat by the City Engineer:
(4.)
(8.)
"....and with conditional use permit No. 03 013 05.027."
Staff recommends but does not require removing that portion from this note that
dedicates a 5-foot public utilities, drainage and inigation easement along interior lot
lines.
Add note prohibiting vehicular access to this site from Chinden Boulevard.
(*.)
16.
Complete the Certificate of Owners and accompanying acknowledgement.
17.
Staffs failure to cite specific ordinance provisions or terms of the approved development
agreement, preliminary plat, or conditional use permit does not relieve the Applicant of
responsibility for compliance.
GENERAL REQUIREMENTS
1.
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 UDC 11-3A-6.
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, alternative plans will be
reviewed and approved by the meridian City Engineer prior to final plat signature.
2.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base shall be approved by the Ada County Highway District, and
the Final Plat for this subdivision shall be recorded, prior to applying for building permits.
3.
A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
A written certificate of completion shall be prepared by the landscape architect, landscape
designer or qualified nurseryman responsible for the landscape plan upon completion of the
landscape installation. The Certificate of Completion shall verify that all landscape
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
5.
All development improvements, including but not limited to water, sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
6.
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.
7.
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.
8.
Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop ftll material.
9.
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.
10.
Coordinate fire hydrant placement with the City of Meridian Public Works department.
11.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
13.
All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
14.
Any 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.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Westborough Square Subdivision with the above stated
comments and conditions.
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