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CiTY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: January 17, 2006
Transmittal Date: January 12, 2006
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Sonya Watters, Assistant City Planner ~'-~'~"fol.l'_~-,-~:i'c!':' )'-"'~>" 'tMt
Michael Cole, Development Services Coordinator (V\ C
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Mayor & City Council
FROM:
SUBJECT:
Pisa Place Subdivision
Request for Final Plat Approval of Pisa Place Subdivision Consisting of 16
Single-family Residential Building Lots and 1 Common/other Lot on 4.99 Acres
in an R-8 Zone by Briggs Engineering, Inc. (File# FP-O5-078)
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, Briggs Engineering, Inc., has applied for final plat approval of Pisa Place Subdivision
which consists of 16 single-family residential building lots (there is an existing residence on Lot 7, Block
1), and 1 common/other lot on 4.99 acres in an R-8 zone. The gross density for this subdivision is 3.21
dwelling units per acre. The net density is 4.06 dwelling units per acre.
Pisa Place Subdivision is a subdivision of a previously un-platted parcel of land located in a portion of the
southeast 1/4 of the northeast ~ of section 30, T.3N, R.1E. The site is located on the west side of Locust
Grove Road, approximately Y2 mile south of Victory.
The [mal plat changed slightly from the approved preliminary plat. The right-of-way width of E. Pisa
Court and S. Leaning Tower Place was reduced trom 64 feet to 52 feet, which reduced the frontage of
Lots 8, 10, and 11, Block 1. The resulting street frontage of these lots still meets the minimum
requirements of Unified Development Code (UDC) 11-2A-3B.I. The final plat substantially complies
with the approved preliminary plat.
Staff recommends approval of Pisa Place Subdivision with the comments and conditions stated in this
report.
SITE SPECIFIC REQUIREMENTS
1.
Applicant is to meet all terms of the approved annexation (AZ-05R039) and preliminary plat (PPp
05-038).
2.
The applicant has indicated Nampa and Meridian Irrigation District will own the pressurized
irrigations system in this proposed development. Since it is to be owned and operated by an
Irrigation District then a license agreement shall be entered into prior to the 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
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15.
16.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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 at the subdivision boundary
where pemianent fencing does not exist.
5.
The applicant will be responsible for all costs associated with the sewer and water service
extension. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
6.
Sanitary sewer and water service to this site is being proposed from existing stubs in the
Chatsworth Development to the west. These mains are installed but not activated yet. The City
of Meridian does not guarantee service in the timelines outlined in the UDC.
7.
The applicant shall install all sewer mains necessary to serve this 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 from finish grade to the top of the pipe. If cover is
less than three feet from the sub-grade to the top of the pipe, alternated pipe materials shall be
used per the Meridian Public Work's Standard Specifications.
8.
The applicant will be responsible to construct all water mains necessary to serve this proposed
development. 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.
The applicant shall be responsible for the payment of assessments and the actual hook up to
municipal services for the existing house.
10.
Remove all buildings that do not meet setbacks or the zoning ordinance prior to signature on the
final plat by the City Engineer.
11.
The applicant shall submit a recorded cross access agreement with the property to the north if the
driveway access to the existing home on Lot 7, Block 1 of Pisa Place Subdivision is placed on
Lot 11, Block 6 of Chatsworth Subdivision prior to signature on the [mal plat by the City
Engineer.
12.
Please submit a copy of the Ada County Street Name Committee's "Final" letter for the street
names and lot & block numbering. Make all corrections necessary to comply.
13.
A sidewalk easement in favor of Ada County Highway District is required for the sidewalk
located within the street buffer along S. Locust Grove Road; revise plat accordingly.
14.
Revise the situate statement to read, "Meridian, Ada County, Idaho".
In the Certificates of Owners correct the spelling of "Real PPoint of Beginning", to read "Real
Point of Beginning".
Graphically depict an 8-foot wide Public Utilities, Drainage and Irrigation easement on the
eastern boundary of Lot 13, Block 1. The extra width is necessary to accommodate an irrigation
main being installed.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
17.
Graphically depict a 5-foot wide Public Utilities, Drainage and Irrigation easement on the western
boundaries of Lot 17, Block 1. It will be an interior lot line to an existing phase.
18.
The landscape plan, prepared by The Land Group and dated 12/13/05, shall be revised as follows:
a.
b.
Street trees within the parkway are required at 1 per 35 linear feet and shall be centered
within the parkway planter per UDC 11-3B- 7c.3. Class II trees are the preferred parkway
trees.
Include the tree class in the plant schedule for all trees shown.
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
the final plat by the City Engineer.
19.
Revise or add the following note(s) on the face of the plat dated 11/11/05, prepared by Briggs
Engineering, Inc., prior to signature on the [mal plat by the City Engineer:
(1.)
(9.)
00.)
(11.)
20.
Revise to read: ".. .lot drainage and Meridian City street lights over the too and ORe half
~ fourteen (14) feet adjacent to any public..."
Revise to read: "... in compliance with Title 11 aRd Title 12 of the Meridian G#y Unified
DeveloDment Code unless otherwise modified by 0ORclitional use pØ:rl1'l:Ít CUP 03 058
whieh allewed fer reooeed lot sizes, lot frofltages aRE! miJ.'lin:æm no1:lse size."
". . .is not allowed ualess sfJ6eifieally pef1T1:Îtted BY ACHD aNd the City of M:øridian."
Include instrument number.
Complete the Certificate of Owners and accompanying acknowledgement.
21.
The applicant's professional engineer shall submit a signed stamped statement that the centerline
elevations are a minimum of three feet above the highest established normal groundwater
elevation.
22.
Maintenance of all common areas shall be the responsibility of the Pisa Place Homeowners'
Association.
23.
Staffs failure to cite specific ordinance provisions or terms of the approved preliminary plat does
not relieve the Applicant of responsibility for compliance.
GENERAL REQUIREMENTS
2.
3.
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.
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.
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.
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12.
13.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
4.
All development improvements, including but not limited to water, sewer, fencing, micro-paths,
pressurized ilTigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
5.
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.
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 fill material.
9.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
10.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
11.
All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
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.
Approval of the preliminary plat shall become null and void if the applicant fails to record the
final plat within two years of the approval of the preliminary plat per UDC 11-6B- 7 A. In the
event that the development of the preliminary plat is made in successive phases in an orderly and
reasonable manner, and conforms substantially to the approved preliminary plat, such segments,
if submitted within successive intervals of eighteen months, may be considered for final approval
without resubmission for preliminary plat approval per UDC 11-6B- 7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Pisa Place Subdivision with the above stated comments
and conditions.
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