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CITY OF MERIDIAN PLANNlNG AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
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Mayor & city Council \;?~. ". ,',." " .~D"
Sonya Watters, Assistant City Planner ~
Michael Cole, Development Services Coordinator fY\ c...
Hearing Date: May 2, 2006
Transmittal Date: April 24, 2006
TO:
FROM:
SUBJECT:
APR - 25- 2006
City Of Meridian
City Clerk Office
Request for Final Plat Approval of The Reserve Subdivision Consisting of 12
Single-family Residential Building Lots and 5 Common/other Lots on 5 Acres in
an R-4 Zone by Jake Centers (File# FP-06-0 19).
The Reserve Subdivision
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, Jake Centers, has applied for final plat approval of 12 single-family residential building
lots and 5 common/other lots on 5 acres in an R-4 zone for The Reserve Subdivision. The proposed gross
density of the subdivision is 204 dwelling units per acre. The proposed net density of this subdivision is
2.9 dwelling units per acre.
The Reserve Subdivision is located on the west side of N. Locust Grove Road, approximately !j¡ mile
south of Chinden Blvd., in the NE !j¡ of Section 30, TAN., RIB. This property has not been previously
platted.
The submitted final plat substantially complies with the approved preliminary plat for this subdivision.
Staff recommends approval of the final plat for The Reserve 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-05-050) and preliminary plat (PP-
05-051) for this subdivision.
2.
All fencing shall comply with UDC 11-3A-7 and conditions of approval of the preliminary plat.
Perimeter fencing shall be installed prior to release of building permits for this subdivision.
3.
Revise or add the following note(s) on the face of the plat dated 4/7/06, prepared by The Land
Group, prior to signature on the final plat by the City Engineer:
(7.)
(*.)
Add Lot 1 of Blocks 4 & 5 as common lots.
Add note: "Fencing adjacent to Lot 7, Block 1 shall be in compliance with the most
recently approved Fencing Standards of the City of Meridian."
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
4.
(*.)
Add note: "Drivewavs for Lots 6 and 8, Block 1. Lot 1, Block 3, and Lot 6. Block 2, are
prohibited from being constructed within the traffic circle at the intersection of E.
Commander Street and N. Sun Shimmer Avenue."
All fencing on the north side of Block 1 shall either be open-vision or shall not exceed
four feet in height if solid fencing is used.
Add a note dedicating a 5-foot wide Public Utilities, Drainage and Irrigation easement
along interior lot lines.
Add a note: "Bottom elevation of structural footing shall be set a minimum of 12-inches
above the highest established normal ground water elevation."
Add a note: "Lot owners are responsible for maintenance of any iITigation/drainage pipe
or ditch crossing their lot unless such responsibility is assumed by an irrigation/drainage
entity. "
(*.)
(*.)
(*.)
(*.)
The Landscape Plan, prepared by The Land Group and dated 4/6/06, shall be revised as follows:
If the unimproved street right-of-way is ten feet (10') or greater from edge of pavement
to edge of sidewalk or property line, and street widening project is not in the
Transportation Authority's five-year funded plan, developer shall maintain a la-foot
wide compacted gravel shoulder meeting the construction standards of the Transportation
Authority (ACHD) along N. Locust Grove Road. The remaining area must be landscaped
with lawn or other vegetative groundcover; revise plan accordingly (UDC 11-3B- 7C5a).
The landscape strip must be a minimum of 5-feet wide on each side of the pathway on
Lot 7, Block 1 per UDC 11-3B-12Cl; revise plan accordingly.
Include tree class information in the plant schedule. (Only class II trees are allowed
within parkways.)
Show the sidewalk located along N. Locust Grove Road to be located within the sidewalk
easement noted on the plat.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on the final plat by the City Engineer.
The applicant has indicated that the Settlers Irrigation District will own and maintain the pressure
irrigation system within this development. Since the system is to be owned and maintained by
Settlers Irrigation District, a letter of plan approval including the off-site mains being run through
property that this applicant does not own, from Settlers shall be provided to Public Works prior
to scheduling of a pre-construction meeting.
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.
Sanitary sewer service to this development is proposed via extension of mains in N. Locust Grove
Road. The applicant shall install all mains to and through this development. 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.
8.
Construction of this development can not begin until previously installed pressure sewer mains
through this property are no longer in service.
FP-06-019 Reserve Sub FP
a.
b.
c.
d.
5.
6.
7.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
9.
Prior to signature on the plat by the City Engineer, any existing sewer easements associated with
the pressure sewer mains on this project shall be vacated.
10.
Water service to this proposed development is being proposed via extensions of mains in N.
Locust Grove Road which is a pressure zone boundary. The preliminary plat showed water
service connecting to the property to the west therefore no pressure reducing vault was required at
that time. The construction plans submitted show only the connection in Locust Grove and
therefore the applicant shall be required to install a pressure reducing vault with communication
capabilities consistent with the City of Meridian's SCADA system, location to be coordinated
with the Public Works Department. Or obtain the necessary easements to install a water main
connection to the west.
11.
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.
12.
No subdivision identification signs are approved with this application. All and all proposed
subdivision signs will require approval of a separate sign permit.
13.
Prior to signature on the final plat submit an encroaclunent agreement with Settler's lITigation
District to allow for fencing in the easement called out in Note 11.
14.
Include the bearings and distance of the lot lines for Lot 1, Block 5.
15.
Complete the recorded instrument number for the reference to the Declaration of Covenants,
Conditions, & Restrictions noted on the face ofthe plat.
16.
CoITect the 8.5 foot easement shown on the face of the plat referencing the sidewalk easement
along N. Locust Grove Road to reflect 5 feet as shown in note #6 or change note #6 to reflect 8.5
feet as shown.
17.
The face of the garage on Lot 2, Block 3, shall be located at least 20-feet south of the southern
edge of the temporary turnaround easement. Install "No Parking" signs on both sides of E.
Commander Street adjacent to Lot 2, Block 3 and Lot 9, Block 1. Install a "No Parking in
Driveway" sign near the terminus of the temporary turnaround. Coordinate the design of the
temporary turnaround and "No Parking" signs with the Meridian Fire Department (888-1234).
18.
Remove all buildings that do not meet setback requirements, prior to signature on the plat by the
City Engineer.
19.
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 DOC 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-11, 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
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
20.
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 icrigation/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 fmal 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 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.
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 PelTllitting 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.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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 [mal approval
without resubmission for preliminary plat approval per UDC 11-6B- 7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for The Reserve Subdivision (FP-06-019) with the above
stated comments and conditions.
FP-06-019 Reserve Sub FP
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