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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPAKTMhNT:S :STAFF REPORT
STAFF REPORT:
Hearing Date: July 11, 2006
Transmittal Date: July 6, 2006
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TO:
Mayor & City Council
Sonya Watters, Assistant City Planner .J!Iu"
Michael Cole, Development Services Coordinator (Y\ G
FROM:
SUBJECT:
Madelynn Estates Subdivision (fka Basin Creek Subdivision)
City Of Meridian
City Clerk Office
Request for Final Plat Approval of Madelynn Estates Subdivision Consisting of
88 Single-family Residential Building Lots and 9 Common/other Lots on 29.7
Acres in an R-4 Zone by Pacific Landmark Development (File# FP-06-030).
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, Pacific Landmark Development, has applied for final plat approval of 88 single-family
residential building lots and 9 common/other lots on 29.7 acres in an R-4 zone for Madelynn Estates
Subdivision, which received preliminary plat approval under the name of Basin Creek Subdivision. The
proposed gross density of this phase ofthe development is 2.96 dwelling units per acre. The proposed net
density is 4.13 dwelling units per acre.
Madelynn Estates Subdivision is located west of Locust Grove Road, approximately Y2 mile south of
Chinden Boulevard in the NE ~ of Section 30, TAN., R.lE. This property has not been previously
platted.
The applicant is providing 3.2 acres (10.8% ofthe site) of open space including a neighborhood park with
a picnic shelter and basketball courts, and a pedestrian pathway as amenities for the subdivision.
One common lot in the form of a landscaped roundabout (Lot 1, Block 13) was added to the fmal plat at
the south end of N. Morpheus Way; however, staff has no concerns with the proposed change and the
submitted final plat still substantially complies with the approved preliminary plat.
Staff recommends approval of Madelynn Estates 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-06-0 11) and preliminary plat (PP-
06-009) for this subdivision.
2. All fencing installed on the site must be in compliance with UDC 11-3A~6 and 11~3A-7.
Perimeter fencing to contain debris shall be installed at the subdivision boundary prior to release
of building permits for this subdivision.
3. Remove any structures spanning lot lines or not meeting the dimensional standards of the ODC
prior to signature on the final plat by the City Engineer.
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CITY OF MERIDIAN PLANNING AND PUHLlC WUKKS UEPARTMENTS STAFF REPORT
4. No on-street parking shall be allowed along E. Halpin Street from N. Locust Grove Road west to
the intersection with N. Starry Night Avenue. The street shall be signed as "No Parking" per the
Meridian Fire Department's comments.
5. All existing houses that will be retained on site shall be required to connect to City services. Thc
applicant shall be responsible for the payment of assessments and the actual physical connection
to City services for these houses.
6. Prior to signature on the fmal plat by the City Engineer, the applicant shall submit documentation
showing that thc Idaho Power Eascmcnt shown on the preliminary plat has been vacated.
7. The "Real Point of Beginning" shown on the face of the plat does not match the location called
out in the "Certificate of Owners". The applicant shall make any changes necessary to ensure that
the face of the plat and the "Certificate of Owners" are both accurate and consistent.
8. Revise the Domestic Water Service Origin Statement on the signature page to reference the City
of Meridian instead of United Water.
9. No manholes or water valves shall be allowed to be placed in the landscape islands. If sewer or
water mains are to be routed underneath them, then no trees will be allowed in the islands. The
applicant shall coordinate with the Planning Department to meet this condition while still
complying with all City Ordinance regarding landscaping.
10. A permanent public pedestrian easement shall be recorded, in favor of the City of Meridian, for
the pedestrian pathway within this subdivision. 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 huilding within this
subdivision.
Applicant shall work with the City Parks Department and conform to the Parks Department
standards for construction of the pathway. The Homeowner's Association is responsible for
maintenance of all landscaping adjacent to the pathway.
11. Prior to signature on the [mal plat by the City Engineer the applicant shall submit documentation
(i.e. License Agreement) from Settler's Irrigation District, that the portion of lots encumbered by
Settler's easement remains "usable" by the lot owners. Meaning that the property owners can
fence back to their property line and not just the easement line. If this is not the case, then the
plat shall be revised to include the "unusable" portion of the lots into a common lot. The
applicant shall be responsible to ensure that all revised lots meet the minimum dimensional
standards in the UDC for the R-4 zone.
12. Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
13. Rcvisc or add thc following note(s) on the face of the plat dated 5/17/06, prepared by WRG
Design, Inc. and signed by, Michael S Byrns, prior to signature on the fmal plat by the City
Engineer:
(4.) ". . is prohibited lIDless speeifieally allowed ia v;ritiflg by the .'\da Cowaty Higfl:Nay
Distriet and tHe City 0f Meridian.
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CITY O.F MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
(11.) Delete note.
(*.) Add a note, "Fencing: on Lots 12, 14, 15. & 16, Block 5 adjacent to the micro oathwav on
Lot 13, Block 5: Lots 14 & 16, Block 1 adjacent to the micro pathwav on Lot 15, Block
1: Lots 2.4, 5, 6, & 7. Block l:l adjacent to the open space and micro pathwav on Lot L
Block 8: and Lots 2-7 and 8-13, Block 4 adjacent to the open soace on Lot L Block 4.
shall be in compliance with the most recentlv approved fencing standards of the Citv of
Meridian."
(*.) Add a note, "Individual lot owners are responsible for maintenance of anv
irri!zation/draina!!e pipe or ditch crossin!! their lot unless such responsibility is assumed
bv an irri!!ation district or association."
(*.) Add a note, "Bottom elevation of structural footin!!s shall be set a minimum of 12 inches
above the hi!!hest established normall!l'ound water elevation."
14. The Landscape Plan, prepared by WRG Design, Inc., and dated 5/15/06, shall be revised as
follows:
a. Woody shrubs are required to be two gallon pot size minimum per UDC ll-3B-5; revise
plant schedule accordingly.
b. Locate the lO-foot wide pedestrian pathway along N. Locust Grove Road entirely within
the 35-foot wide landscape buffer (Lot 18, Block 3 and Lot I, Block 1).
c. Include fencing details of all proposed fencing (picture, height, CUIlstrw:tiull materials,
etc.).
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on the final plat by the City Engineer.
15. The applicant has indicated that the Settlers Irrigation District will own and maintain the pressure
irrigation system within this development. If the RYRtem iR to he owned and maintained by Settlers
Irrigation District, evidence of a license agreement with Settlers shall be provided to Public
Works prior to scheduling of a pre-construction meeting.
16. 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.
17. Graphically depict an 8-foot wide Public Utilities, Drainage and Irrigation easement in the
following locations. The extra width is necessary to protect a pressurized irrigation mains being
installed.
a.) East boundary of Lot 20, Block 1.
b.) West boundary of Lot 5, Block 4.
c.) North boundary of Lots 8-13, Block 4.
d.) North boundary of Lots 13M17, Block 3.
e.) South boundary of Lots 2-6, Block 1.
18. Sanitary sewer service to this development is proposed via extensions of mains Saguaro Canyon
Subdivision. The applieant 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.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
19. Water service to this proposed development is being proposed via extensions of mains in Saguaro
Canyon Subdivision, Arcadia Subdivision, Locust Grove, and future mains planned in Cardigan
Bay 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.
20. 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.
21. No subdivision identifieation signs are approved with this applieation. All proposed signs will
require approval of a separate sign permit.
22. 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 vegt:taleu wilh 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 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
23. 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. 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 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 activatcd, fcncing installcd,
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
fcncing, 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
celtificates 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
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CITY OF MERIDIAN PLANNING AND PUBLIC WURK:S OEP AR TMENTS STAFF REPORT
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 thc Mcridian 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
Housiug Al,;L
12. Any tree over 4" in caliper that is removed from the property shall he replaced hy 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 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 ll-6B~ 7B.
STAFF RECOMMENDATION
Staff recommends approval of the [mal plat for Madelynn Estates Subdivision (FP-06-030) with the
above stated comments and conditions.
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