Staff Comments
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
ST AFF REPORT:
Hearing Date: January 24, 2006
Transmittal Date: January 20, 2006
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TO:
Mayor & City Council
Sonya Watters, Assistant City Planner tS!w
Michael Cole, Development Services Coordinator )'Y\ C
JAN 2 0 2006
FROM:
SUBJECT:
City Of Meridian
City Clerk Office
Request for Fina] Plat Approval of Crossfield Subdivision No.1 Consisting of
102 Single-family Residential Building Lots (Including 1 Existing Home Lot)
and 24 Common/other Lots on 25.34 Acres in an R~8 Zone by Packard Estates
Development, LLC (File# FP-O5-080)
Crossfield Subdivision No.1
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, Packard Estates Development, LLC, has applied for final plat approval of 1 02 single~
family residential building lots (including 1 existing single-family residential lot) and 24 common/other
lots on 25.34 acres in an R-8 zone. Eight of the proposed building lots will house single-family attached
dwellings, and 94 of the proposed building lots will house single-family detached dwellings. The gross
density for this subdivision is 4.03 dwelling units per acre. The net density is 6.45 dwelling units per acre.
The applicant states that the lot that contains the existing home on Ustick Road (Lot I, Block 4) may be
developed as a daycare in the future through a separate conditional use pennit. This was also disclosed by
the applicant with the previous conditional use permit and preliminary plat application submittals.
Crossfield Subdivision is located in a portion of Government Lot 3 and a portion of the SE y.¡ of the NW
y.¡ of section 1, Township 3 North, Range 1 West, Boise Meridian. The site is located on the south side of
Ustick road approximately 1/2 mile east of Under Road. The site has not been previously platted.
The final plat has changed from what was approved with the preliminary plat. The Council allowed the
W. Southern Pine Drive stub street to the property to the east to be removed. As a result, the alignment of
W. Southern Pine Drive shifted slightly to the soutll. Two building lots have been added, one to Block 10
and one to Block 11. The applicant has submitted a conceptual drawing of how the remainder of the plat
will lay out and two building lots have been removed in future phase 2 to comply with the total number of
building lots approved with the preliminary plat. Common open space has also been reconfigured;
however, the overall common area for the subdivision exceeds the amount originally approved. The final
plat submitted for this phase substantially complies with the approved preliminary plat.
Staff recommends approval of Crossfield Subdivision No.1 with the comments and conditions stated in
this report.
SITE SPECIFIC REQUIREMENTS
1.
App]icant is to meet all terms of the approved annexation (AZ-05~015), conditional use penllit
(CUP-O5-022) and preliminary plat (PP-O5-01?).
FP-O5-080 Crossfield Subdivision No.1 FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
2.
It appears to staff that a portion of lots in Block 10 fall within an FEMA classified AE floodplain,
The applicant's engineer/sw"Veyor shall submit a signed stamped document that states no lots are
encumbered by the floodplain, or denote the floodplain on the plat and refer to it in a plat note.
The applicant may also revise the plat to remove those lots that are in the floodplain.
3.
The applicant has not indicated who will own the pressurized irrigations system in this proposed
development If 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.
If it is to be a private system owned and maintained by the Homeowners Association, a draft copy
of the operations and maintenance manual shall be submitted prior to plan approval, with a final
copy to be submitted prior to signature on the final plat by the City Engineer.
4.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. The applicant has indicated that the primary source will be Five-Mile Creek
which is a year round source therefore a single-point connection is not required. If, in the future
a single-point connection is used, 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.
5.
If Lot 1, Block 4 is developed in the future as a daycare, a conditional use pernrit will be required.
6.
All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.
7.
Sanitary sewer service to this site is being proposed from stubs in Ustick Road. 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 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.
Remove the portion of Lot 14, Block 1 that is being proposed as a sanitary sewer easement and
include it in a separate common lot.
9.
Water service to this site will be from main line extensions from water mains in U stick Road.
The applicant will be responsible to construct water mains to and through 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.
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.
Revise the 30-foot wide Ustick Road landscape street buffer easement shown on Lot 1, Block 4 to
be a 30-foot wide common lot. Reference this new common lot in plat note #8.
12.
To increase emergency access to the site, a minimum of two points of access will be required for
any portion of the project, which serves more than 50 homes. The two entrances should be
separated by no less than I¡2 the diagonal measurement of the full development.
FP-O5-080 Crossfield Subdivision No, 1 FP,doc
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20.
21.
22,
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
13.
The submitted constmction plans do not include a grading and drainage plan as required in PP-
05-017 sitc specific requirement number 7, Prior to plan approval the applicant shall submit a
grading and drainage plan that complies with the preliminary plat requirements.
14.
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.
15.
All irrigation ditches, laterals or canals, exclusive of natural waterways and the Creason Lateral,
intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled
per MCC 12-4-13, unless otherwise approved by Settlers lITigation District. 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 not be obtained, alternate plans will be reviewed and
approved by the City Engineer prior to final plat signature.
16.
Graphically depict a 5-foot wide public utilities, drainage and irrigation easement on the east
property line of Lot 7, Block 11. It will be an interior lot line to a future phase.
17.
It appears to staff that the bearing of record for Meridian Park Subdivision No.1 does not match
what is shown on the plat. Please include bearings of record.
18.
The sum of the lot dimensions along the western boundary ofthis development does not equal the
adjacent boundary. Please confinu this and make any necessary adjustments.
19.
The landscape plan, prepared by Harvest Design and dated 12/20/05, shall be revised as follows:
a.
A 10-foot wide gravel shoulder is required along W. Ustick Road, east of N. Blainuore
Way with the remaining portion of the right-of-way landscaped with lawn or other
ACHD approved groundcover.
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
the.fznal plat by the City Engineer
Revise or add the following note(s) on the face of the plat dated 12/22/05, prepared by
Engineering Solutions, LLP, prior to signature on the final plat by the City Engineer:
(1.)
Revise to "...and lot drainage over the ten (10) fourteen and a half 04 Yz) feet adjacent
to. . ." The extra width is needed to ensure a 1 o~ foot free and clear easement.
Add Lot 6, Block 11 as a common lot.
The lot and block references are incorrect. They should be Lot 1, Block 8; Lot 6, Block
11; and Lot 11, Block 10.
" . . . is prohibited Mflless agreed to in writing by .'\da Collflty IIigfl\Vay Distriet and tfie City
of Meridian.
(8.)
(10.)
(11.)
Complete the Certificate of Owners and accompanying acknowledgement.
Staff s failure to cite specific ordinance provisions or tenus of the approved annexation,
preliminary plat, or conditional use pennit does not relieve the Applicant of responsibility for
compliance,
FP-O5-080 Crossfield Subdivision No.1 FP,doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
GENERAL REQUIREMENTS
1.
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.
2.
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.
3.
All development improvements, including but not limited to water, sewer, fencing, micro-paths,
pressurized Î11"igation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
4.
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.
5,
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.
6.
Any existing domestic wells and/or septic systems within this project will have to be removed
from their domestic service per City Ordinance Section 9wlA and 9A-8. Wells may be used for
non-domestic purposes such as landscape irrigation.
7.
Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop tìllmaterial.
8.
Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Arn1y Corps of Engineers.
9.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
10.
All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
11.
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.
12.
One hundred watt, high-pressure sodium streetlights shall 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
detennined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works Department prior to
commencing installations.
FP-05-080 Crossfield Subdivision No, I FP,doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF RECOMMENÐATION
Staff recommends approval of the final plat for Crossfield Subdivision No.1 with the above stated
comments and conditions.
FP-05-080 Crossfield Subdivision No.1 FP,doc
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