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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTRoo.mVE,Ð
STAFF REPORT:
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Sonya Watters, Assistant City Planner ~ '-- -~.!...,'-'"., -~". -' "'f;.j
Michael Cole, Development Services Coordinator (Y\ c...
Hearing Date: April 4, 2006
Transmittal Date: March 30, 2006
TO:
Mayor & City Council
FROM:
SUBJECT:
Estancia Subdivision
Request for Final Plat Approval of Estancia Subdivision Consisting of 103
Single-family Residential Building Lots and 7 Common/other Lots on 31.72
Acres in an R-4 Zone by Gem Star Development, LLc. (File# FP-06-0l6).
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, Gem Star Development, LLC, has applied for final plat approval of 103 single-family
residential building lots and 7 common/other lots on 31.72 acres in an R-4 zone for Estancia Subdivision.
The proposed gross density of the subdivision is 3.25 dwelling units per acre. The proposed net density is
5.18 dwelling units per acre.
Estancia Subdivision is located northeast of the E. Amity Road and S. Locust Grove Road intersection.
This property is a re-subdivision of Lots 1 and 2, Block 1 of Terrier Subdivision and a portion of the SW
);í of Section 29, T.3N., R.lE.
The submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Estancia Subdivision with the comments and conditions stated in this
report.
SITE SPECIFIC COMMENTS
1.
Applicant is to meet all terms of the approved annexation (AZ-05-046) and preliminary plat (PP-
05-049) for this subdivision.
2.
Prior to construction plan approval, the applicant shall submit an updated groundwater report.
3.
Temporary fencing to contain debris during construction shall be installed along the perimeter
boundaries of the subdivision where permanent fencing is not proposed. Perimeter fencing is
required to be installed prior to release of building permits. All fencing shall comply with UDC
ll-3A- 7 and conditions of approval of the preliminary plat.
4.
Revise or add the following note(s) on the face of the plat dated 3/10/06, prepared by Anderson
Survey Group., prior to signature on the [mal plat by the City Engineer:
(7.) ". . . is prohibited, unless spøeifioally allov¡ød by t1:1@ Ada County Highway Distriet aad
the City of Meridian.
FP-O6-016 Estancia Sub FP.doc
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CITY OF MERIDIA N PLANNING AND PUBLIC WORKS DEP AR TMENTS STAFF REPORT
(*.)
Add note stating that all future front garage setbacks shall be 20 feet as measured from
the back of sidewalk or adjacent property line, whichever is more restrictive.
5.
The Landscape Plan, prepared by The Land Group and dated 3/7/06, shall be revised as follows:
a.
Include mitigation details in accordance with UDC ll-3B-lO for all existing trees on the
property. Coordinate mitigation/protection plan with the City Arborist.
Revise plan to match the final plat in terms of the relocation of the stub street (E.
Melwood St.) to the eastern property boundary.
A 10-foot wide compacted gravel shoulder meeting the construction standards of the
Transportation Authority (ACHD) is required along E. Amity Road. The remaining area
must be landscaped with lawn or other vegetative groundcover; revise plan accordingly.
Include a 5-foot wide detached sidewalk along S. Locust Grove Road & E. Amity Road
on the plan.
b.
c.
d.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on the final plat by the City Engineer.
5.
The applicant has indicated that the Nampa Meridian Irrigation District will own and maintain the
pressure irrigation system within this development. If the system is to be owned and maintained
by Nampa and Meridian Irrigation District, evidence of a license agreement with NMID shall be
provided to Public Works prior to scheduling of a pre-construction meeting.
6.
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 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.
7.
The applicant shall be responsible to install two temporary off-peak pumping stations in locations
coordinated with the Public Works Department. The stations design and capacity shall be
coordinated with the Public Works Department, the design shall include communication
capabilities that are consistent with the City of Meridian's SCADA system. If the applicant
redesigns the sewer to all flow to a single outlet point then only one off-peak pumping station will
be required.
8.
The applicant shall install sewer mains to and through this development. The applicant shall
coordinate with the City of Meridian Public Works Department, main size and routing, to be in
conformance with the City's Master Sewer Plan. The applicant shall execute standard forms of
easements for any mains that are required to provide service.
9.
Water service to this proposed development is being proposed via extensions of mains in
Bellingham Park and extended mains in Locust Grove Road. The applicant shall install water
mains to and through this proposed development, and coordinate main size and routing with the
Public Works Department. The applicant shall execute City of Meridian standard forms of
easements for any mains that are required to provide service.
10.
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.
11.
No subdivision identification signs are approved with this application. All proposed signs will
require approval of a separate sign permit.
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4.
5.
6.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
12.
Remove or relocate all trees within the right-of-way of S. Locust Grove Road or E. Amity Road
or obtain a license agreement with ACHD for any trees to remain within the right~of-way.
13.
Remove all buildings that do not meet setback requirements, prior to signature on the 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 ll-3B~ II, 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
15.
Staff's failure to cite specific ordinance provisions, or terms of the approved annexation 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
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
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 fmal plat
per Resolution 02-374.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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 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 Estancia Subdivision (FP-06~016) with the above stated
comments and conditions.
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