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CITY OF MERIDiAN PLANNiNG AND PUBLiC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: June 20 2006
Transmittal Date: June 15,2006
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JUN1 5 2006
TO:
Mayor & City Council
FROM:
Sonya Watters, Assistant City Planner efIt/
Michael Cole, Development Services Coordinator (Y\ C
SUBJECT:
Crossfield Subdivision No.2
City Of Meridian
City Clerk Office
Request for Final Plat Approval of Crossfield Subdivision NO.2 Consisting of 57
single-family Residential Building Lots and 7 Common/other Lots on 11.72
Acres in an R~8 Zone by Engineering Solutions, LLP (File# FP-06-025).
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, Heron River Development, LLC, has applied for fmal plat approval of 57 single-family
residential building lots and 7 common/other lots on 11.72 acres in an R-8 zone. Twenty of the proposed
building lots will have alley loaded products, two will have attached products and the remainder of the
proposed building lots will house single-family detached dwellings. The gross density for this subdivision
is 4.86 dwelling units per acre. The net density is 6.66 dwelling units per acre.
Crossfield Subdivision is located in a portion of Government Lot 3 and a portion of the SE l;,I of the NW
l;,I of section 1, Township 3 North, Range 1 West, Boise Meridian. The site is located on the south side of
Ustick road approximately 1/2 mile east of Linder Road. The site has not been previously platted.
This development was approved as a planned development which allowed for reduced frontages of 50-
foot for detached products, 40-foot for attached products, 34-foot for alley loaded products and 15-foot
for cul-de-sac lots. Also, reduced lot sizes were approved to 6,380 square feet for detached, 5,000 square
feet for detached patio home lots, 4,200 square feet for detached alley loaded products, and 3,950 for
attached lots.
The final plat for this phase shows two building lots fewer than was approved with the preliminary plat in
Block 5 and the lots were subsequently made larger. Staff has no concerns with the proposed change
because the resulting density stills falls within the target density desired in the Comprehensive Plan. The
submitted fmal plat still substantially complies with the approved Preliminary Plat.
Staff recommends approval of the final plat for Crossfield Subdivision NO.2 with the comments and
conditions stated in this report.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved annexation (AZ-05-015), conditional use permit
(CUP-05-022) and preliminary plat (PP-05-017).
FP-06-025 Crossfield Sub2 FP
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CITY OF MERIDIAN PLANNING AND PUBLiC WORKS DEPARTMENTS STAFF REPORT
2. The applicant has indicated Nampa and Meridian Irrigation District will own the pressurized
irrigations system in this proposed development. Therefore a letter of plan approval shall be
submitted prior to scheduling a pre-construction meeting.
3. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. The applicant has indicated that the primary source will be Five-Mile Creek
which is a year round source therefore a single-point connection is not required. If, in the future
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.
Permanent perimeter fencing as shown on the landscape plan shall be installed prior to release of
building permits for this phase.
5. Sanitary sewer service to this site is being proposed from mains installed in previous phases. The
applicant shall install mains to and through this proposed development. The applicant shall
coordinate main size and routing with the Public Works Department. Cover over sanitary sewer
mains shall be no less than three feet from finish grade to the top of the pipe. If cover is less than
three feet from the sub-grade to the top of the pipe, alternated pipe materials shall be used per the
Meridian Public Work's Standard Specifications.
6. Water service to this site will be from main line extensions installed in previous phases. The
applicant will be responsible to construct water mains to and through this proposed development.
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.
7. The submitted construction plans do not include a grading and drainage plan as required in PP-
05-017 site specific requirement nwnber 7. Prior to plan approval the applicant shall submit a
grading and drainage plan that complies with the preliminary plat requirements.
8. Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral usen:; association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
9. Graphically depict a 5-foot wide public utilities, drainage and irrigation easement on the east
property line of Lot 8, Block 11 and the north property line of Lot 6 Block 13. They will be
interior lot lines to existing phases.
10. Applicant shall designate at least 12 lots on the north side of W. Stanhope Street to contain
accessory dwelling units to obtain a residential density closer to the target of eight dwellings per
acre per requirement of the preliminary plat. All detached lots shall be allowed to contain
accessory dwellings if an accessory use permit is obtained.
11. The landscape plan, prepared by Harvest Design and dated 5/5/06, shall be revised as follows:
a. Provide 1 tree per 35 lineal feet within the landscape buffer adjacent to N. Venable Lane.
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
FP-06-025 Crossfield Sub2 FP
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
the final plat by the City Engineer
12. Revise or add the following note(s) on the face ofthe plat dated 5/16/06, prepared by Engineering
Solutions, LLP, prior to signature on the final plat by the City Engineer:
(9.) ". . . benefit of Lots +4-13 and 17-2+,Q Block 5. . ."
13. Complete the Certificate of Owners and accompanying acknowledgement.
14. Staff's failure to cite specific ordinance provisions or terms of the approved annexation,
preliminary plat, or conditional use permit 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.
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 fmal 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.
FP-06-025 Crossfield Sub2 FP
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CITY OF MERIDIAN PLANNING AND PUBLiC WORKS DEPARTMENTS STAFF REPORT
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 sodiwn 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
fmal 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.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Crossfield Subdivision (FP-06-025) with the above stated
comments and conditions.
FP-06-025 Crossfield Sub2 FP
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