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CITY OF M ERI DIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: February 7, 2006
Transmittal Date: January 31,2006
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FEB 0 1 2006
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TO:
Mayor & City Council
Sonya Watters, Assistant City Planner ~
Michael Cole, Development Services Coordinator (Y\ G
FROM:
SUBJECT:
City Of Meridian
City Clerk Office
Request for Final Plat Approval of Hollybrook Subdivision Consisting of 53
Single~family Residential Building Lots and 9 Common/other Lot on 15.32
Acres in an R-8 Zone by Hollybrook, LLC. (File# FP-O5-082)
Hollybrook Subdivision
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, Hollybrook, LLC, has applied for final plat approval of Hollybrook Subdivision which
consists of 53 single-family residential building lots and 9 common/other lots on 15.32 acres in an R-8
zone. The gross density for this subdivision is 3046 dwelling units per acre. The net density for this
subdivision is 4.72 dwelling units per acre.
Hollybrook Subdivision is a subdivision of a previously un-platted parcels of land located in a portion of
the SW 1/4 of Section 31, TAN, R.lE. The property is located on the north side of E. Ustick Road,
approximately 1/3 mile east ofN. Meridian Road.
A conditional use permit/planned development was approved for this subdivision that allowed for
reductions to the minimum development standards required for street frontage (min. 55 feet) and lot size
(min. 4,428 s.f.) for Lots 2-13, Block 4. The front setback to living area was reduced to 15 feet for all lots
within the subdivision; a minimum of 20 feet is required between garages and the back of sidewalks.
The final plat submitted for this subdivision substantially complies with the approved preliminary plat.
Staff recommends approval of Hollybrook Subdivision with the comments and conditions stated in this
report.
SITE SPECIFIC REQUIREMENTS
1.
Applicant is to meet all terms of the approved annexation and zoning (AZ-05-026), development
agreement (Inst. #105195857), conditional use permit (CUP-05-033), and preliminary plat (PP-
05-025).
2.
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 letter of plan
approval shall be submitted prior to the scheduling of a pre-construction meeting.
If it is to be owned and operated as a private system then plans and specifications shall be
reviewed by the Public Works Department as part of the construction plan review. A draft
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
operations and maintenance manual shall be submitted prior to plan approval with the final draft
being submitted prior to signature on the final plat.
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 cOlmection 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 ll-3A-6 and 11-3A-7.
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.
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.
7.
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.
8.
Include the instrument number for the Settlers Irrigation Easement shown on the plat.
9.
Include the bearing and distance for the western property line of Lot 8, Block 8.
10.
The bearings along the subdivision boundary lines do not appear to meet the bearings of record.
The applicant shall confmn this information and include bearings of record on the plat.
11.
Dedicate additional public utilities, drainage and irrigation easements adjacent to the street right-
of~way where the sidewalk is not located in the right-of-way. The utility companies need a 10-
foot free and clear easement past the sidewalk.
12.
Revise the domestic water service origin statement in the certificate of owners to reference the
City of Meridian instead of United Water.
13.
The applicant shall be responsible for the payment of assessments and the actual hook up to
municipal services for the existing house.
14.
Remove all buildings that do not meet setbacks or the zoning ordinance, prior to signature on the
final plat by the City Engineer.
15.
No parking is allowed in front of Lots 8 & 9, Block 6 per the requirement of the Meridian Fire
Department. Comply with the Meridian Fire Department's requirements for any signage and/or
curb-painting adjacent to Lots 8 & 9, Block 6.
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4.
5.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
16.
The micropath on Lot 17, Block 8 shall be designed and constructed in accordance with UDC 11-
3B-12.
17.
The landscape plan, prepared by Jensen Belts Associates, and dated 11/30/05, shall be revised as
follows:
a.
b.
Include the tree class in the plant schedule for all trees shown.
Depict and construct a 10-foot wide gravel shoulder on Ustick Road abutting the site,
with the remaining portion of the right-of-way landscaped with lawn or other vegetative
groundcover. (Landscaping improvements within the right-of-way require a license
agreement between the property owner and the ACHD.)
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
the./ìnal plat by the City Engineer.
18.
Revise or add the following note(s) on the face of the plat dated 11/30/05, prepared by Land
Solutions, prior to signature on the final plat by the City Engineer:
(10.)
(12.)
Include instrument number.
" ...modified building setbacks per CUP-O5-033 as folløws:..." (delete specific setback
information)
18.
Complete the Certificate of Owners and accompanying acknowledgement.
19.
Staffs failure to cite specific ordinance provisions or tenus of the approved development
agreement, conditional use permit, or preliminary plat 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.
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.
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
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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.
12.
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.
13.
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
determined 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.
14.
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 ll-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 fmal approval
without resubmission for preliminary plat approval per UDC 11 p6B- 7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Hollybrook Subdivision (FP-05-082) with the above
stated comments and conditions.
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