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CITY OF MERIDIAN PLANNING AND PUBLlC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: June 6, 2006
Transmittal Date: June I, 2006
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TO:
Mayor and City Council
Kristy Vigil, Assistant City Planner '{JI
Michael Cole, Development Services Coordinator M. C
"'RECEIVED
JUN 0 2 2006
FROM:
SUBJECT:
Windham Place Subdivision
C~ty Of Meridian
Request for Final Plat Approval of Windham Place Subdivision Co2l1liÇJ~9ffice
Single-Family Attached Residential Building Lots, 2 Single-Family Detached
Residential Building Lots, and 3 Common Area Lots on 5.87 Acres in an R-8
Zone by Eagle Springs Investments, LLC (File# FP-O6-022).
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:
APPLICA nON SUMMARY & LOCATION
The applicant, Eagle Springs Investments, LLC, has applied for final plat approval of 22 single-family
attached residential building lots, 2 single-family detached building lots, and 3 common area lots on 5.87
acres of land for Windham Place Subdivision. The zoning designation for the proposed subdivision is R-8
(Medium Density Residential). The gross density of the proposed subdivision is 4.09 dwelling units per
acre; the net density is 4.98 dwelling units per acre.
Windham Place Subdivision is located on the east side of Meridian Road, Y2 mile south of Us tick Road in
a portion of the SW 'i4 of the NW 'i4 of Section 6, T. 3N., R. IE. This property has not been previously
platted.
Staff recommends approval of Windham Place Subdivision with the comments and conditions stated in
this report.
SITE SPECIFIC CONDITIONS
1.
Applicant is to meet all terms of the approved preliminary plat (PP~05-055) and annexation and
zoning (AZ-05-053).
2.
The applicant has indicated that the 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. If a single-point connection is 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 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
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PAGEl
5.
6.
7.
8.
9.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
where permanent fencing does not exist. Perimeter fencing shall be installed prior to release of
building permits for this subdivision.
Fencing along the multiuse pathway and open space lots shall be limited to either 4-foot solid
fencing, or 6-foot open vision fencing per UDC 11-3A- 7
Sanitary sewer to this site is being proposed via extensions of planned sewer mains in Brienholt
Subdivision to the south. These mains are not currently installed and the City of Meridian does
not guarantee sewer service in the timelines outlined in the UDC.
Applicant will be responsible to construct all sewer mains necessary to serve this project.
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.
Water service to this site is being proposed via extensions of existing sewer mains from Fothergill
Pointe and the planned Brienholt Subdivision. Applicant will be responsible to construct the
water mains to and through this proposed development including the trunk main, 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.
Prior to signature on the final plat by the City Engineer the applicant shall submit a copy of a
discharge agreement with the appropriate agency that allows storm water discharge to the South
Slough.
10.
Any water meters located in a common driveway shall be constructed of upgraded materials per
City of Meridian Standard Specifications, Drawing 7.08 note 3.
11.
Prior to signature on the final plat, remove all existing structures that do not meet the applicable
setback and zoning regulations.
12.
A permanent public pedestrian easement shall be recorded, in favor of the City of Meridian, for
the South Slough pedestrian pathway prior to certificates of occupancy being issued for this
phase. The easement shall be sufficient width to cover the 10-foot wide pathway shown. The hard
surfaced pathway shall be constructed and fully improved prior to the issuance of the first
Certificate of Occupancy for any building within this phase of the subdivision.
Applicant shall work with the City Park's Department and conform to the Park's Department
standards for construction of the pathway. The Homeowner's Association is responsible for
maintenance of al1landscaping adjacent to the pathway (no note necessary on plat).
13.
"The Applicant shall contact Bryce Farris of Ringert Clark Chartered Lawyers (or the current
attorney for Nampa Meridian Irrigation District) at 342-4591 to initiate the License Agreement
process for the public multi-use pathway located on Lot 2, Block 1. The License Agreement is
required under the Master Pathway Agreement between the City of Meridian and NMID, dated
December 19, 2000. It is the developer's responsibility to initiate the License Agreement request
and provide all inforn1ation required by NMID's attorney."
14.
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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20.
21.
22.
23.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
15.
The certificate of owners does not match the metes and bounds depicted on the face of the plat.
The applicant shall revise the plat and Certificate of Owners so that they are both the same and
accurate.
16.
The "Real Point of Beginning" on the face of the plat and where it is called out in the Certificates
of owners does not match. The applicant shall correct this.
17.
It appears to staff the bearings of record on the northern boundary of this subdivision do not
match the bearings of record. The applicant shall confirm this and include bearings of record in
parenthesis on the plat.
18.
Graphically depict an 8-foot wide Public Utilities, Drainage, and Irrigation easement in the
following locations. The extra width is needed to accommodate an irrigation main being
installed.
a) The northern boundary of Lots 3, and 5 Block 2.
b) The southern boundary of Lot 2 Block 2.
c) The northwestern boundary of Lots 1,9, and 10 Block 1.
19.
Revise or add the following note(s) on the face of the plat prepared by Idaho Survey Group,
stamped on 04/19/06 by D. Terry Peugh, prior to signature of the final plat by the City Engineer:
3.)
9.)
(*.)
Revise to read, "All rear lot lines and lot lines common to the. . ."
Revise to include Lot I, Block I.
Add a note that calls out the ACHD master storm drainage easement associated with the
retention basin on Lot 3, Block 1.
Fencing adjacent to Lots 4, 9, 10, & 12, Block I shall be in compliance with the most
recently approved Fencing Standards ofthe City of Meridian.
(* .)
The landscape plan, prepared by South landscape Architecture, P.C., and dated February, 2006,
shall be revised as follows:
a.
b.
Include tree class on plant schedule.
Revise plan to reflect retention basin contours on Lot 3, Block, 1 (seed not lawn is
required in the bottom ofthe retention basin).
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on the final 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-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-
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.
Complete the Certificate of Owners and the accompanying acknowledgement.
Staffs failure to cite specific ordinance provisions or conditions of the preliminary plat does not
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CITY OF MERJDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
relieve the Applicant of responsibility for compliance.
GENERAL REQUIREMENTS
1.
All irrigation ditches, laterals or canals, exclusive of natural waterways and the South Slough,
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 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
per Resolution 02-374.
7.
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.
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 11-6B- 7 A. In the
event that the development of the preliminary plat is made in successive phases in an orderly and
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CITY OF MERIDIAN PLANNING AND PUBLlC WORKS DEPARTMENTS STAFF REPORT
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 Windham Place Subdivision (FP-06~022) with the above
stated comments and conditions.
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