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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: March 14, 2006
Transmittal Date: March 9, 2006
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TO:
Mayor & City Council
Sonya Watters, Assistant City Planner ~
Michael Cole, Development Services Coordinator (Y\ c..
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FROM:
SUBJECT:
Kingsbridge Subdivision No.2
City Of Meridian
City Clerk Office
Request for a Final Plat Approval of Kingsbridge Subdivision No.2 Consisting
of 50 Single-family Residential Building Lots and 13 Common Lots on 23.97
Acres in an R-2 Zone by Vision First, LLC (File# FP-06-006)
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, Vision First, LLC, has applied for final plat approval of the second phase of Kingsbridge
Subdivision. This phase includes 50 single-family residential building lots and 13 common lots on 23.97
acres in an R-2 zone. The gross density of this phase is 2.09 dwelling units per acre and the net density is
2.67 dwelling units per acre.
This phase is located east of S. Eagle Road, approximately Y2 mile south of E. Victory Road, in the NW Xí
of Section 28, T.3N., RlE., and is a portion of Lot 11, Block 2 of Dartmoor Subdivision (Ada County
Subdivision).
KIngsbridge Subdivision was annexed under the R-3 zoning district; however, as part of the Unified
Development Code amendments, the City has rezoned all existing R-3 districts to R-2.
A Conditional Use Permit/Planned Development was approved for this subdivision that included a
reduction to the minimum street frontage requirement in an R-3 zone to 60-ft. for non cul-de-sacs lots and
30-ft. for cul-de-sac lots; a reduction in the minimum lot size to 12,000 s.f.; and the maximum block
length allowed to extend to 1,325 feet.
The common area lots within the subdivision consist of landscaping and open space and will be
maintained by the Kingsbridge Subdivision Homeowners Association. The pressurized irrigation system
within this development is to be owned and maintained by the Homeowners Association.
The final plat for this phase substantially complies with the approved Preliminary Plat.
Staff recommends approval of Kings bridge Subdivision No.2 with the comments and conditions stated in
this report.
FP-O6-006 Kingsbridge Sub2 FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
SITE SPECIFIC REQUIREMENTS
1.
Applicant is to meet all terms of the approved Annexation (AZ-05-003), Preliminary Plat (PP-05-
004), Conditional Use Permit (CUP-05-004) and Development Agreement (Inst. No. 105092050).
2.
Revise the following notes on the face of the plat dated 1/25/06, prepared by Fox Land Surveys,
Inc., prior to signature on the final plat by the City Engineer:
(2.)
(6.)
(*)
(*)
(*)
3.
"...or as allowed by Conditional Use Permit (CUP-05-004)." Add a second sentence,
"Setbacks shall be measured from the property line or the adjacent sidewalk, whichever is
more restrictive."
Add Lot 9, Block 13 as a common area lot.
Add a note referencing the approved Development Agreement Instrument No.
1 05092050.
Add a note stating, "Lot owners are responsible for maintenance of any
irri!lation/drainage pipe or ditch that crosses there lot unless such responsibility is
assumed by an irri!lations/draina!le district."
Add a note stating, "The bottom elevation of house footim!:s shall be set a minimum of 12
inches above the hi!lhest known normal flfound water elevation."
Dedicate additional Public Utility, Drainage and Irrigation easement adjacent to the right-of-way.
The extra must be enough to provide lO-feet free past the back edge of the sidewalk. Either
reference this in a plat note or graphically depict it on the face of the plat.
The applicant shall construct a 3-rail fence along the Dartmoor Drive frontage in phase I for the
existing homes along Dartmoor Drive that currently do not have fencing (see previous
commitment by the applicant). In lieu of a 3-rail fence, a white vinyl fence shall be installed on
the south side of Parcel #RI734560100. Said fencing shall be completed prior to the issuance of
the first building permit in this phase (phase II) of the development.
4.
5.
Fencing must be in compliance with UDC 11-3A-6 and 11-3A-7 and the fencing plan approved
with the preliminary plat. Temporary construction fencing to contain debris shall be installed
around the perimeter of this phase unless permanent fencing already exists at the subdivision
boundary. Perimeter fencing shall be installed prior to release of building permits for this phase.
6.
Include the recorded instrument number of the seepage bed easement for ACHD on sheet 2 of the
plat.
7.
Lot 17, Block 11 does not meet the required street frontage of 60 feet; revise plat to meet this
requirement.
8.
Graphically depict a 5-foot wide Public Utilities, Drainage and Irrigation easement in the
following locations, the will be interior lot lines to future/existing phases.
a.
b.
8.
Western boundary of Lot 3, Block 11.
Eastern boundaries of Lot 21, Block 11, and Lot 1, Block 2.
Complete the CP & F numbers on the face of the plat.
9.
This subdivision shall be required to meet the dimensional standards of the R-2 zoning district
except for reductions approved through the conditional use permit.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
10.
For all street bulb-outs with landscape islands, paint the adjacent curb red and provide signage
"No parking fire lane." All roadways slmll have a turning radius of 28-feet inside and 48-foot
outside.
11.
Sanitary sewer for this project is being proposed via extension of mains located in a previous
phase of this development. The applicant shall be responsible for installing mains to and through
this development, coordinate mains size and routing with the Public Works Department.
Standard forms of easements are required for any mains that are required to provide service.
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 pipe, alternate pipe materials
shall be used per the Meridian Public Works Department's Standard Specifications.
12.
Water service is being proposed via extension of mains in previous phases of Kingsbridge. The
applicant will be responsible to construct water mains to and through this proposed development,
thereby making them available to adjacent properties. Subdivision designer to coordinate main
sizing and routing with the Public Works Department. Applicant shall execute City of Meridian
standard form of easements, for any mains or facilities that are required to provide service.
13.
The Landscape Plan, prepared by The Land Group and dated 2/8/06, shall be revised as follows:
a.
Minimum five-foot tall wrought iron fencing is required along the southern perimeter
boundary of this phase; revise plan accordingly.
Include class of trees in plant schedule.
Woody shrubs in required landscape areas are required to be 2 gallon pot size minimum;
revise plant schedule.
Revise plan to include Lot 1, Block 12 as part of this phase; plan indicates that this lot is
"not a part" on sheet Ll.2.
Show landscaping (grass) in Lot 32, Block 3.
b.
c.
d.
e.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on thefinal plat by the City Engineer.
14.
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-ll 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 of UDC 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 fmal construction
15.
Underground pressurized irrigation must be provided to all landscape areas on site. Applicant has
indicated that the pressurized iITigation system within this development is to be owned and
maintained by the Homeowner's Association. Since the system is being proposed as a private
system, plans and specifications for the irrigation system shall be reviewed by the Public Works
Department as part of the development plan review process. A draft copy of the pressurized
irrigation system O&M manual must be submitted prior to plan approval.
16.
The City of Meridian requires that pressurized iITigation 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
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2.
3.
4.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
municipal water system shall be required. If a single-point connection is used, the developer shall
be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the Meridian City Engineer
17.
All irrigation ditches, laterals, and canals (excluding the Ten Mile Feeder) 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 not be obtained, plans will be reviewed and
approved by the City Engineer prior to final plat signature.
The applicant has indicated that the Army Corps of Engineers and Boise Project Board of Control
do not want their facilities in this development to be piped. Staff has received documentation to
concerning the Ten Mile Feeder, but not has seen any documentation regarding the Nine-Mile
Drain under the jurisdiction of the Army Corps of Engineers. Prior to signature on the final plat
for this phase the applicant shall either pipe the Nine-Mile Drain (the ditch that lies between
Eagle Road and Dartmoor Subdivision) or submit documentation that the Army Corps of
Engineers will not allow it.
Prior to signature of the final plat by the City Engineer, submit a signed agreement between the
applicant and the Boise Project Board of Control regarding operation and maintenance of
facilities associated with the Ten Mile Feeder Canal.
18.
As agreed to by the applicant previously, the applicant shall pipe the tail ditch from the Dartmoor
irrigation pond (along Eagle Road, north of Dartmoor Drive) through the site and install a head
gate on the new inlet to control water flow into the pond prior to issuance of the first building
permit in this phase (phase II) of the development.
19.
Complete the Certificate of Owners and its accompanying Acknowledgement.
20.
Staff's failure to cite specific ordinance provisions or terms of the approved Preliminary Plat,
Conditional Use Permit or Development Agreement does not relieve Applicant of responsibility
for compliance.
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.
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 fmal 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
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
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13.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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 9-1-4 and 9-4-8. 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 fill material.
8.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army 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
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.
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 Kingsbridge Subdivision No.2 (FP-06-006) with the
above stated comments and conditions.
FP-O6-006 Kingsbridge Sub2 FP.doc
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