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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF RePURT
STAFF REPORT:
Hearing Date: July 11, 2006
Transmittal Date: July 7,2006
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TO:
Mayor & City Council
FROM:
Sonya Watters, Assistant City Planner SIi/
Michael Cole, Development Services Coordinator (V\ c...
SUBJECT:
Settlement Bridge Subdivision No.6
City Of Meridian
City Clerk Office
Request for Final Plat Approval of Settlement Bridge Subdivision No. 6
Consisting of 27 Single-family Residential Building Lots and 2 Common/other
Lots on 7.92 Acres in an R-8 Zone by Capital Development, Inc. (File# FP-06-
028).
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, Capital Development, Inc. has applied for final plat approval of 27 single-family
residential building lots and 2 common/other lots on 7.92 acres in an R-8 zone for the sixth phase of
Settlement Bridge Subdivision. The proposed gross density of this phase of the development is 3.41
dwelling units per acre. The proposed net density is 4.15 dwelling units per acre.
Settlement Bridge No.6 is located east of Locust Grove Road, south of McMillan Road in the NE y,; of
the NW){ of Section 32, TAN., R.lE. This property has not been previously platted.
A conditional use permit/planned development was approved for this subdivision that allowed for
reductions to the minimum standards for lot size (to 4,031 s.f. for attached lots and 5,250 s.f. for detached
lots) and street frontage (to 40 feet for attached lots on straight-away streets and 28 feet for lots on
comers/cul-de-sacs, 58 feet for detached lots on straight-away streets and 30 feet for lots on comers/cul-
de-sacs, lots sharing common driveways aren't required to have any street frontage).
The final plat shows two less building lots than were approved on the preliminary plat; however, staffhas
no objection to this change as the applicant is not increasing the number of buildable lots from what was
previously approved. Staff fmds that the proposed fmal plat substantially complies with the approved
preliminary plat.
Staff recommends approval of Settlement Bridge Subdivision No.6 with the comments and conditions
stated in this report.
SITE SPECIFIC COMMENTS
1. Applicant is to meet all terms of the approved annexation (AZ-03-035), dcvelopmcnt agrccmcnt
(Inst. # 1 04061807), conditional use permit (CUP-03-065) and preliminary plat (PP-03-04l) for
this subdivision.
FP-Oo-028 Settlement Bridge Sub #6 FP_doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WURKS DEPARTMENTS STAFF REPORT
2. The applicant shall revise Lots 14-19, Block 15 to meet the current dimensional standards of the
Unified Development Code regarding common driveways and frontage requirements, or revise
the plat to conform to what was originally approved with the preliminary plat.
3. Complete the book and page numbers that are missing in the Certificate of Owners.
4. In several places on the plat the graphically depicted sidewalk easement is called out as 10-feet
wide but only scales to 3.feet. Revise plat to reflect a 3 foot sidewalk easement.
5. Dwelling units on attached lots shall be a minimum of 1,200 square feet, exelusive of garages.
6. Graphically depict a special setback from the right-of-way in the following locations. The
setback is needed to comply with Department of Environmental Qualities Best Management
Practices regarding separation between a seepage bed and building foundation.
a.) Lots 33 and 34, Block 16.
b.) Lols 15 and 16, BlOl..:k 17.
7. The applicant shall upgrade the proposed water main in E. Wagon Street to a lO-inch main.
8. 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 is not proposed prior to release of building permits.
9. Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9w4w19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being tlnalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
10. Revise or add the following note(s) on the face of the plat dated 6/1/2006, prepared by
Engineering Northwest, LLC. and signed by, James Washburn, prior to signature on the final plat
by the City Engineer:
(11.) Inelude instrument number.
(*.) Add note: "Fencinl! on Lot 13. Block 17 adiacent to the micro pathway and common
open space on Lot 12. Block 17 shall be in compliance with the most recentlv approved
fencinl! standards of the City of Meridian."
11. The Landscapc Plan, prcparcd by The Land Group and dated 6/5/06, shall be revised as follows:
a. Inelude tree class in plant schedule.
b. A 6wfoot tall fence is required along the perimeter boundary of the subdivision. Depict
location and fencing detail on the plan.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on the final plat by the City Engineer.
12. The applicant has indicated that the pressurized irrigation system in this development will be
owned and operated by the HOA Since lhis is lhe last phase of this development the applicant
shall submit a "Final Copy" of the operations and maintenance manual to be approved by the
Public Works Department prior to signature on the final plat.
13. The City of Meridian requires that pressurized irrigation systems be supplied by a yearwround
source of water. If a creek or well source is not available, a singlewpoint connection to the
FP-06-028 Settlement Bridge Sub #6 FP.doc
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CTTY OF MERIDIAN PLANNINU AND PUBLIC WURKS Ut:PARTMENTS STAFF REPORT
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.
14. Sanitary sewer service to this development is proposed via extensions of mains in previous phases
of this development. The applicant shall install sewer mains to and through this development. 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.
15. Water service to this proposed development is being proposed via extensions of mains in previous
phases of this development. 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.
16. No subdivision identification signs are approved with this application. All proposed signs will
require approval of a separate sign permit.
17. 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 lIDC 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 statf. If the stormwater detention tacility 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
18. Staffs failure to cite specific ordinance provlSlons, or terms of the approved annexation,
development agreement, conditional use permit, or preliminary plat does not relieve the applicant
of responsibility for compliance.
GENERAL REQUIREMENTS
1. Per UDC ll-3A-6 all irrigation ditchcs, latcrals or canals, cxclusive 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 users 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
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.
FP-06-028 Settlement Bridge Sub #6 FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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 bc rcquircd 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 pm-poses such as landscape irrigalion.
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.
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.
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 ll-6B- 7 A. In thc
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 ll-6B-7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Settlement Bridge No. 6 (FP-06-028) with the above
stated comments and conditions.
FP-06-028 Settlement Bridge Sub #6 FP.doc
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