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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: April 11, 2006
Transmittal Date: April 6, 2006
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----- APR u 6 2006
TO:
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Kristy Vigil, Assistant City Planner '{JI -~.
Michael Cole, Development Services Coordinator (Y\ C
City Of Meridian
City Clerk Office
Mayor and City Council
FROM:
SUBJECT:
Medford Place Subdivision
Request for Final Plat Approval of Medford Place Subdivision Consisting of 22
Single-family Residential Building Lots, 7 Multi-family Residential Building
Lots, and 7 Common Lots on 8.57 Acres in the R-8 and R-15 Zones, by Dyver
Development, LLC. (File# FP-O6-014)
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, Dyver Development, LLC, has applied for final plat approval of 22 single-family
residential building lots, 7 multi-family residential building lots, and 7 common area lots on 8.57 acres of
land for Medford Place Subdivision. The approved zoning designations for the proposed subdivision are
R-8 (Medium Density Residential) and R-15 (Medium High-Density Residential). The proposed gross
density of the subdivision is 5.83 dwelling units per acre. The proposed net density is 7.66 dwelling units
per acre.
Medford Place Subdivision is located at 3335 S. Eagle Road on the southwest comer of Victory Road and
Eagle Road, in the NE ~ of Section 29, T.3N., RIE.
A Conditional Use Permit for a Planned Development was approved for this development that allowed for
a reduction in the minimum lot size from 6,500 s.f. to 5,000 s.f.; reduction in street frontage from 65' to
50' for lots located on a straight-away and a reduction in street frontage from 65' to 35' for lots located on
a cul-de-sac or curve.
The seven common lots proposed for Medford Place Subdivision will consist of common area open space
and will be owned and maintained by the Medford Place Subdivision Homeowners Association.
The submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Medford Place Subdivision with the comments and conditions stated in
this report.
SITE SPECIFIC REQUIREMENTS
1.
Applicant is to meet all terms of the approved preliminary plat (PP-05-043), conditional use
permit (CUP-05-044), and annexation (AZ-05-042).
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
2.
The applicant has indicated that Nampa and Meridian Irrigation District will own and maintain
the pressure irrigation system within this development, therefore a letter of plan approval 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. Since a single.point connection is to be 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.
4.
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.
5.
Either graphically depict an easement that protects the gravity irrigation being installed in Lots 10
and 7 Block 2. Or dedicate a blanket easement over Lots 10 and 7 Block 2 that protects the
gravity irrigation that is being installed.
6.
Graphically depict on the face of the plat the portion of Lot 1, Block 2 that contains the ACHD
storm water drainage system easement.
7.
The applicant has not indicated how the storm drainage from the proposed parking lots associated
with the attached units will be disposed. A drainage plan designed by a State of Idaho licensed
architect or engineer is required and shall be submitted to the City Engineer (Ord. 557,10-1.91)
for all off-street parking areas. Storm water treatment and disposal shall be designed in
accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water
Best Management Practices for Idaho Cities and Counties and City of Meridian standards and
policies. Off-site disposal into surface water is prohibited unless the jurisdiction which has
authority over the receiving stream provides written authorization prior to development plan
approval. The applicant is responsible for filing all necessary applications with the Idaho
Department of Water Resources regarding Shallow Injection Wells.
8.
Any fencing adjacent to common Lot 12, Bock 1, Lots 7 and 10, Block 2, and all fencing adjacent
to micropaths shall be restricted to either a 4-foot tall solid fence or a 6-foot tall open-vision fence
(maximum). Construct a 6-foot solid fence along the west and north (not required adjacent to
Victory Road) property lines, as proposed. 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 prior to issuance of
building pennits.
9.
Sanitary sewer service to this site is being proposed via extensions from existing mains in S.
Eagle Road. Applicant will be responsible to construct the sewer 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. Minimum
cover over sewer mains is three feet from finish grade. If there is less than three-feet of cover
from the top of the sewer main to sub-grade then alternate pipe materials shall be used per City of
Meridian Standard Specifications. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
10.
Water service to this site is being proposed via extension of mains in S. Eagle Road. The
applicant shall be responsible to install mains to and through this proposed subdivision,
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15.
16.
17.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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.
11.
No multi-family building shall be erected without a Certificate of Zoning Compliance (Czq
issued by the Planning Department. NOTE: A CZC application may include multiple buildings
and the parking lot(s).
12.
The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
13.
Remove any buildings that do not meet setback requirements, prior to signature on the plat by the
City Engineer.
14.
The landscape plan, prepared by The Land Group and dated 03/07/06, shall be revised as follows:
a.
Move conifers in landscape buffer along Victory and Eagle Roads to the middle of the
buffer per UDC 11-3B5C;
Relocate the two western most conifers located on Lot 12, Block 1 on the west side of the
micro path. Conifers are not pennitted within 5 feet of a micro path per UDC 11-3B-
12C7.
Include a 5-foot wide detached sidewalk along Victory Road and Eagle Road on the plan.
Construct a 20.foot landscape buffer along the western boundary of Lot 8, Block 2.
Fencing along Lots 7 and 10, Block 2 shall be either 6-foot open vision, or 4-foot solid;
revise plan accordingly.
Include contours for the storm drainage swales located on Lot 12, Block 1. The bottom of
the storm drainage shall be vegetated with seed
b.
c.
d.
e.
f.
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 prepared by Bailey Engineering, Inc.,
stamped on 1/20/06 by D. Terry Peugh, prior to signature on the final plat by the City Engineer:
8.)
10.)
11.)
Revise note, "Common driveway and parkin!! easement. . ."
Revise note, ". . . is prohibited 1:H1:less speeifieally alle\ved by the City of MøridiaR and
Ada County Higf1.\':ay Distriet."
Revise note, "Fencing on the common lot line of Lot 12, Block 1 and Lots 7 and 10.
Block 2 shall be restrieted to four foot opeR fuRee per City of Meridian be in compliance
with the applicable zoning regulations of the City of Meridian at the time of submittal.
Revise note, ". . . time of submittal and Conditional Use Pennit (CUP-05-044)."
12.)
Please 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.
All areas approved as open space shall be free of wet ponds or other such nuisances. All storm
water 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 pennitted under UDC 11-3B-ll. 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 storm water detention facility cannot be incorporated into the approved open space
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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.
18.
Complete the Certificate of Owners, and the accompanying acknowledgement.
19.
Staffs failure to cite specific ordinance provisions or terms of the approved development
agreement, preliminary plat or conditional use pennit does not relieve the 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.
2.
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.
3.
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.
4.
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.
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.
Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
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 Pennitting that
may be required by the Environmental Protection Agency.
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14.
CITY Of MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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
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 fmal approval
without resubmission for preliminary plat approval per UDC 11-6B- 7B.
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 fITe hydrants. Final design locations and quantity are
detennined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and pennit from the Public Works Department prior to
commencing installations.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Medford Place Subdivision (FP-06-014) with the above
stated comments and conditions.
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