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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: March 14,2006
Transmittal Date: March 6, 2006
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TO:
Mayor & City Council
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FROM-:- -------<---'--- Sonya Watters, Assistant City Planner ~
.~:_----MjcJ¡.ael Cole, Development Services Coordinator (V\ G
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MAR 0 6 2006
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City Of Meridian
City Clerk Office
SUBJECT:
Bellingham Park Subdivision No.2
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Request for Final Plat Approval of Bellingham Park Subdivision No.2
Consisting of 35 Single-family Residential Building Lots and 2 Common Area
Lots on 7.01 Acres in an R-8 Zone by Bellingham Park, LLC. (File# FP-O6-007)
We have reviewed this submittal and offer the following comments and conditions of the applicant.
These comments and conditions shall be considered in full, unless expressly modified or deleted by
motion of the Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Bellingham Park, LLC, has applied for final plat approval of the second phase of
Bellingham Park Subdivision. This phase includes 35 single-íàmi1y residential building lots and 2
common area lots on 7.01 acres in an R-8 zone. The gross density of this phase of the development is 7.51
dwelling units per acre and the net density is 4.93 dwelling units per acre.
This subdivision is located east of S. Locust Grove Road, approximately ~ mile north of E. Amity Road,
in the SW ~ of Section 29, T.3N., R.lE.
The common area lots proposed within this phase of Bellingham Park Subdivision will consist of
landscaping and open space.
A Conditional Use Permit for a Planned Development was approved for this subdivision that allowed for
reductions to the minimum requirements for street frontage (from 65 feet to 36 feet on non cul-de-sac
lots) and lot size (from 6,500 s.f. to 4,140 s.f.).
The final plat submitted for this phase substantially complies with the approved preliminary plat.
Staff recommends approval of Bellingham Park Subdivision No.2 with the comments and conditions
stated in this report.
SITE SPECIFIC REQUIREMENTS
1.
Applicant is to meet all terms of the approved annexation (AZ-05-007), preliminary plat (PP~OS-
009), conditional use permit (CUP-OS-O08) and development agreement (lust. No. 105134292).
2.
The applicant has indicated that Nampa Meridian Irrigation District will own and maintain the
pressure irrigation system within this development. A letter of plan approval from Nampa and
Meridian lITigation District shall be submitted prior to 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
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9.
10.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
culinary water system shall be required. If a single-point connection 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.
It appears to staff that a portion of the lots proposed for platting lie within the flood plain
associated with Ten-Mile Creek. Prior to signature on the final plat by the City Engineer the
applicant shall submit a signed sealed certification from a Professional Surveyor or Engineer that
states that no lots are encumbered by the flood plain, or submit a letter of map revision from
FEMA that shows the flood plain being contained in the banks of the Ten-Mile, or revise the plat
to remove those lots that are affected by the flood plain.
5.
Due to relatively high existing groundwater levels, applicant shall submit a Master Grading and
Drainage plan as part of the development plans to be submitted with each phase of this
development. The Master Grading and Drainage Plan must be approved by the Public Works
Department prior to overall plan approval. Builders must provide finish floor and crawl space
elevation certification for each house prior to issuance of certificate of occupancy. The Master
Grading and Drainage plan shall include at a minimum the following:
a.
b.
Groundwater contours for this development at peak seasonal high depth.
Finish floor elevation for all houses in this development.
That all houses will be slab-on-grade construction.
Finish grade elevation at each lot comer.
Drainage flow patterns on all lots.
c.
d.
e.
6.
Applicant shall maintain a minimum of five ground water monitoring wells in project, at
locations approved by the Public Works Department. Applicant shall continue monthly ground
water monitoring for two years after [mal approval of each phase and provide information to the
Public Works Department.
7.
If structural fill is to be placed on any lot, material specifications and compaction requirements
shall be detailed and submitted to Public Works and the Building Department.
8.
At the City Council preliminary plat hearing for this project the applicant testified that all
buildings in this development would use slab-on-grade construction. Slab-on-grade construction
shall be utilized in conjunction with typical footings, and builders of each lot shall comply with
all recommendations contained in the applicant's Geotechnical Engineering Report (dated
6/10/04) prepared by Michael G. Woodworth, P.E., of Materials Testing & Inspection, Inc.
regarding slab on grade construction. The builder of each lot shall provide fill material gradation
certification and a minimum of one compaction testing report per 500 square feet of first floor
area (including garage) and provide such reports to the Meridian Building Department prior to
commencement of any framing.
A covenant shall be recorded for each lot within Bellingham Park Subdivision stating that the
owner of the lot shall be responsible for maintenance of the drainage swale located on ACHD
right-of-way fronting on the lot.
The landscape plan, dated 2/13/06, prepared by The Land Group, needs to be revised as follows:
a.
Fencing along the Ridenbaugh Canal must be 6.ft. in height and constructed of a non-
combustible material; revise plan accordingly and include detail of proposed fencing.
Include the symbol for the multi-use pathway in the legend or include label on the plan.
Include the tree class in the plant schedule for all proposed trees.
b.
c.
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18.
19.
20.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
the final plat by the City Engineer. '
11.
Fencing must be in compliance with UDC 11-3A-6 and ll-3A-7. 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.
12.
A permanent public pedestrian easement shall be created for the lots that contain the multi-use
pathway, and recorded prior to issuance of any building permits within the subdivision. The
easement and/or right-of-way shall be sufficient width to cover the lO-foot wide pathway shown.
The hard surfaced pathway shall be constructed and fully improved prior to the issuance of the
flrSt Certificate of Occupancy for any building within this phase of the subdivision.
Applicant shall work with the City Parks Dept. and conform to the Park's Dept. standards for
construction of the pathway. The Homeowner's Association is responsible for maintenance of all
landscaping adjacent to the pathway.
13.
Sanitary sewer service and municipal water to this site shall be via extensions from existing
mains in the Tuscany Development to the north. Applicant will be responsible to construct the
sewer and 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 forms of easements,
for any mains that are required to provide service.
14.
Complete the Book and Page number shown on the face of the plat for Bellingham Park Sub. 1.
15.
The Certificate of Owners and the face of the plat are incongruent in regards to the distance called
out along the boundary of the subdivision adjacent to Lots 3-5, Block 10. The applicant shall
make the necessary corrections so that the boundary called out in the Certificate of Owners and
the face of the plat are both accurate and the same.
16.
Graphically depict a five-foot wide public utilities, drainage and irrigation
following locations. They are interior lot lines to an existing phase:
a) Western boundary of Lot 15, Block 1.
b) Western boundary of Lot 11, Block 5.
easement in the
17.
Revise or add the following notes on the face of the plat dated 1/16/06, prepared by Bailey
Engineering, Inc., prior to signature on the final plat by the City Engineer:
Strike note; ACHD will not have an easement on the multi-use pathway on these lots.
Add note: "This plat is subject to a development agreement recorded as Instrument
Number 105134292 of Ada County Records."
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.
(7.)
(*.)
All structures not contained on a designated lot shall be removed prior to signature on the final
plat by the City Engineer.
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.
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7.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
21.
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-l1 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 ll-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 final construction
22.
Complete the Certificate of Owners.
23.
Staffs failure to cite specific ordinance provisions or terms of the approved development
agreement, preliminary plat or conditional use permit does not relieve the Applicant of
responsibility for compliance.
GENERAL REQUIREMENTS
1.
All irrigation ditches, laterals or canals, exclusive of natural waterways and the Ridenbaugh
Canal, 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.
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
improvements, including plant materials and spriIikler 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.
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.
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CITY OF MERIDrAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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.
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 final approval
without resubmission for preliminary plat approval per UDC ll-6B- 7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Bellingham Park Subdivision No.2 (FP-06-007) with the
above stated comments and conditions.
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