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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: March 7, 2006
Transmittal Date: March 3, 2006
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MAR 0 3 2006
City Of Meridian
City Clerk Office
TO:
Mayor & City Council
Sonya Watters, Assistant City Planner SIt!
Michael Cole, Development Services Coordinator M C
FROM:
SUBJECT:
Windwalker Subdivision
Request for Final Plat Approval of Windwalker Subdivision Consisting of 24
Single-family Residential Building Lots and 4 Common/other Lot on 5.10 Acres
in an R-8 Zone by Beckit Development. (File# FP-06-005).
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, Beckit Development, has applied for final plat approval of Windwalker Subdivision which
consists of 24 single-family residential building lots and 4 common/other lots on 5.10 acres in an R-8
zone. The residential lots will consist of a mix of attached and detached single-family homes. The gross
density for this subdivision is 4.71 dwelling units per acre. The net density is 6.45 dwelling units per acre.
Windwalker Subdivision is located in a portion of the N.W. ~ of the southwest ~ of section 20, T.3N.,
R.1 E. The site is located on the east side of S. Locust Grove Road, approximately ~ mile north of E.
Victory Road. This property has not been previously platted.
The submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Windwalker 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-05-030), preliminary plat (PP-05~
030), and variance (V AR-05-0 18).
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 letter of plan approval shall be submitted 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 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.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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 permanent fencing does not exist. Perimeter fencing shall be installed prior to release of
building permits for this subdivision.
5.
Sanitary sewer service to this site is being proposed via extension of mains Inglenook
Subdivision. 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.
6.
Water service is being proposed to this development via extension of mains in Inglenook and
Sherbrooke Hollows Subdivision. 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.
7.
Any existing domestic wells and/or septic systems within this project shall be removed from
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.
Remove all buildings that do not meet setbacks or the zoning ordinance prior to signature on the
final plat by the City Engineer.
9.
Revise the plat to include the length and boundary of the northern boundary of Lot 9 Block 1.
10.
Revise the year of platting from 2005 to 2006.
11.
All common driveways shall have a perpetual ingress/egress easement. The applicant may record
an easement and include the instrument number on the face of the plat prior to signature of the
City Engineer, OR dedicate it via a plat note.
12.
Per the City of Meridian Fire Department Standards one side of E. Horse Creek Street shall be
signed as no parking, and the common driveways shall be signed as no parking.
13.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3B-11 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B-
11. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards ofUDC 11-3B-ll, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction
14.
The landscape plan, prepared by Murillos Landscape & Hydroseeding, LLC and dated 2/06, shall
be revised as follows:
a.
b.
Label or depict the required minimum 5-foot wide sidewalk along S. Locust Grove Road.
Label or include a symbol in the legend, grass within the landscape/common areas. Seed
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
15.
16.
17.
18.
19.
c.
is required instead of sod in the bottom of drainage swales.
The minimum planting size for evergreen trees is a minimum of 6 feet in height per UDC
11-3B-5B; revise plant schedule accordingly.
A six-foot tall non-combustible fence is required along the Nine Mile Drain; revise plan
accordingly.
No trees shall be planted within a five foot radius of water meters.
d.
e.
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
the final plat by the City Engineer.
Revise or add the following note(s) on the face of the plat dated 12/12/05, prepared by Briggs
Engineering, Inc., prior to signature on the [mal plat by the City Engineer:
(7.)
Revise to read, ". . . applicable zoning regulations and variance file # 05-018 ofthe City.
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(14.)
Include instrument number.
Complete the Certificate of Owners and accompanying acknowledgement.
Any existing structures must be removed prior to the signature on the final plat by the City
Engineer.
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.
Staffs failure to cite specific ordinance provisions or tenns of the approved annexation,
preliminary plat, or variance 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 1l-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 fmal 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.
4.
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.
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
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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.
Approval of the preliminary plat shall become null and void if the applicant fails to record the
[mal 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 ll-6B- 7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Windwalker Subdivision (FP-06-005) with the above
stated comments and conditions.
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