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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
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Mayor & City Council \;;:~(' 'APD '5'.' nail
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Sonya Watters, Assistant City Planner SIt/"'!'~-1Ò'~;~:;~~~';~~:~
Michael Cole, Development Services Coordinator (Y\ G d.~ Clerk Office
Champion Park Addition
Hearing Date: May 2, 2006
Transmittal Date: April 24, 2006
D
TO:
FROM:
SUBJECT:
Request for Final Plat Approval of Champion Park Addition Consisting of 48
Single-family Residential Building Lots, 2 Commercial Lots, and 4
Common/other Lots on ] 1A4 Acres in the R-8, C-N, & C-G Zones by Champion
Addition, Inc. (File# FP-06-0 18).
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, Champion Addition, Inc., has applied for final plat approval of 48 single-family residential
building lots, 2 commercial lots, and 4 common/other lots on IIA4 acres in the R-8, C-N, & C-G zones
for Champion Park Addition. The proposed gross density of the subdivision is 4.77 dwelling units per
acre. The proposed net density of this subdivision is 6.11 dwelling units per acre.
Champion Park Addition is located on the north side of E. Ustick Road, approximately 1/3 mile west of
N. Eagle Road in the SE !j.¡ of Section 32, TAN., R.lE. This property is are-subdivision of Lot 41, Block
18, Champion Park Subdivision No.3.
This subdivision is part of the larger Planned Development for Champion Park, which was approved in
2003. Since the original conditional use permit was approved, the applicant has rezoned the commercial
portion of the property (Lots 33 & 34, Block I) from R-8 to the C-N & C-G zoning districts. A
modification to the conditional use permit and development agreement was also approved in 2006 that
allowed for the construction of single-family attached and detached homes instead of a mini-storage
facility along the east boundary of the Champion Park Development.
The submitted final plat substantially complies with the approved Champion Park Addition preliminary
plat.
Staff recommends approval of the [mal plat for Champion Park Addition with the comments and
conditions stated in this report.
SPECIAL CONSIDERATIONS
The preliminary plat approved for this site had a site specific condition regarding orientation of housing
on Lots 8, 9, and 14. The applicant has stated in their narrative that they do not wish to comply with this
requirement because, "The surveyor signing the plat and the Ada County Engineer have said it is
inappropriate to make this type of designation on a final plat." They continue to discuss problems with
this that include house being oriented one direction and garages another; however, in the past plats have
been recorded with arrows showing front oflot orientation. Since the preliminary plat was conditioned to
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
show this orientation, and the applicant wishes to have the condition removed, City Council should make
the decision whether or not the lot orientation should be mandated.
SITE SPECIFIC COMMENTS
1.
2.
Applicant is to meet all applicable terms of the approved rezone (RZ-05-021), development
agreement (Inst. #103085229), amended development agreement (Inst. 106048480), preliminary
plat (PP-05-061), conditional use permit (CUP-02-049), and modified conditional use permit
(MCU-05-004) for this subdivision.
Temporary fencing to contain debris during construction shall be installed along the north and
east perimeter boundaries of this phase, unless permanent fencing already exists at the
subdivision boundary. All fencing shall comply with UDC 11-3A- 7 and conditions of approval of
the preliminary plat.
3.
Revise or add the following note(s) on the face of the plat dated 3/23/06, prepared by Engineering
Solutions, LLP, prior to signature on the final plat by the City Engineer:
(10.)
(*.)
(*.)
(*.)
4.
Add development agreement instrument #103085229 & amended development
agreement instrument #106048480.
Add note: "Fencing: adjacent to Lot 26. Block 1 shall be in compliance with the most
recently approved Fencing: Standards of the City of Meridian."
Unless otherwise allowed by City Council add note: "The future house on Lot 8. Block 2.
shall be oriented to the south. The future house on Lot 9. Block 2. shall be oriented to the
north. The future house on Lot 14. Block 2. shall be oriented to the east."
Add note: "Bottom elevation of structural footin!!s shall be set a minimum of 12 inches
above the hi!!hest established normal !!found water elevation. "
The Landscape Plan, prepared by Harvest Design and dated 3/22/06, shall be revised as follows:
a.
b.
c.
Fencing is required adjacent to the micropath on Lot 26, Block I, in compliance with
UDC I1-3A-7A7.
A 5-foot wide detached sidewalk is required along E. Ustick Road; show location on
plan.
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 10-foot
wide compacted gravel shoulder meeting the construction standards of the Transportation
Authority (ACHD) is required along N. Meridian Road. The remaining area must be
landscaped with lawn or other vegetative groundcover; revise plan accordingly (UDC 11-
3B-7C5a).
Submit three copies a/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 Homeowners Association will own and maintain the pressure
ilTigation system within this development. Since the system is being proposed as a private system,
plans and specifications for the ilTigation 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 shall be submitted prior to plan approval. With the final copy
being submitted prior to signature on the final plat for the last phase of this development.
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16.
17.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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.
Sanitary sewer service to this development is proposed via extensions of mains in N. Leslie Way
that were installed with a previous phase of Champion Park Subdivision. The applicant shall
install all mains necessary to provide service; 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.
8.
Water service to this proposed development is being proposed via extensions of mains in
Champion Park Subdivision. 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.
9.
If any water meters are located in driveways they shall be constructed of traffic rated materials
per City of Meridian Standard Specifications.
10.
Staff recommends adding a note or graphical representation that there is no Public Utility,
Drainage and Irrigation easement centered along the interior lot line between Lots 33 and 34. Due
to the fact that commercial lot lines often shift.
II.
Graphically depict an easement of sufficient width to protect the gravity irrigation main shown on
the construction plans in Lots 27-33 of Block 1.
12.
Graphically depict an 8-foot wide Public Utilities, Drainage and Irrigation easement in the
following locations. The extra width is needed to accommodate a pressurized irrigation main
being installed.
a. The eastern boundary of Lots 7, 10 of Block 2.
b. The eastern boundary of Lot 3 of Block 1.
13.
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.
14.
All future use(s) on Lots 33 & 34, Block I, shall obtain Conditional Use Permit approval prior to
construction and operation.
IS.
No subdivision identification signs are approved with this application. All proposed signs will
require approval of a separate sign permit.
Remove all buildings that do not meet setback requirements, prior to signature on the plat by the
City Engineer.
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-II 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-
II. Where the applicant has submitted a preliminary landscape plan and where staff has reyiewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
proposed by staff. If the stonnwater detention facility cannot be incotporated into the approved
open space and still meet the standards of UDC 11-3B-Il, 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.
Staff s failure to cite specific ordinance provisions, or terms of the approved rezone, development
agreement(s), 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 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 Permitting that
may be required by the Environmental Protection Agency.
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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.
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 [mal plat for Champion Park Addition Subdivision (FP-06-0 18) with
the above stated comments and conditions. (Include decision on the "Special Condsideration.")
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