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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAPF REPORT
STAFF REPORT:
Hearing Date: July 18, 2006
Transmittal Date: July 13, 2006
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JUL 1 3 2006
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TO:
Mayor & City Council
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FROM:
Sonya Watters, Assistant City Planner ..f4t/
Michael Cole, Development Services Coordinator J'Y\ c...
SUBJECT:
City Of Meridian
City Clerk Office
Request for Final Plat Approval of Ambercreek Subdivision No.2 Consisting of
74 Single-family Residential Building Lots and 5 Common/other Lots on 16.47
Acres in an R-8 Zone by Dyver Development, LLC. (File# FP-06-027).
Ambercreek Subdivision No.2
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, Dyver Development, LLC, has applied for final plat approval of 74 single-family
residential building lots and 5 common/other lots on 16.47 acres in an R-8 zone for the second phase of
Ambercreek Subdivision. The proposed gross density of this phase of the development is 3.15 dwelling
units per acre. The proposed net density is 4.8 dwelling units per acre.
Ambercreek Subdivision No.2 is located west ofN. Meridian Road, on the south side of W. McMillan
Road in the NE 1;4 of Section 36, T.4N., R.l W. This property has not been previously platted.
The submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Ambercreek Subdivision No.2 with the comments and conditions stated in
this report.
SITE SPECIFIC COMMENTS
1. Applicant is to meet all terms of the approved annexation (AZ-05-055), development agreement
(lnst. # I 06048481), and preliminary plat (PP-05-057) for this subdivision.
2. 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.
3. 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 fmalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
4. The face of the plat shows the lots in Block 5 starting with Lot 3. It appears to staff that this
should be Lot 2 as only one lot in this block was platted in the last phase. The applicant shall
confirm this and make any necessary adjustments to ensure consecutive lot numbering. Also,
revise note #3 and #7 on the face of the plat accordingly.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
5. Revise or add the following note(s) on the face of the plat dated 7/12/06, prepared by Bailey
Engineering, Inc., prior to signature on the final plat by the City Engineer:
(3.) Revise Lot numbers in Block 5 according to condition #4 above.
(7.) Revise Lot numbers in Block 5 according to condition #4 above.
(11.) Include instrument number.
(*.) Add note: "This plat is subiect to a development alneement recorded as instrument
number 106048481 of Ada County Records."
(*.) Add note: "Fencing adiacent to Lot 9. Block 16 and Lot 6. Block 17 shall be in
compliance with the most recently approved Fencing Standards of the City of Meridian."
6. The Landscape Plan, prepared by The Land Group and dated 5/19/06, shall be revised as follows:
a. 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 lO-foot
wide compacted gravel shoulder meeting the construction standards of the Transportation
Authority (ACHD) is required along W. McMillan Road. The remaining area must be
landscaped with lawn or other vegetative groundcover; revise plan accordingly (UDC 11-
3B-7C5a).
b. Depict the 5-foot wide detached sidewalk along W. McMillan Road.
c. Depict 4-foot wide detached sidewalks along all internal streets with 8-foot wide
parkways planted with Class II trees.
d. Provide trees in accordance with UDC 11.3B-7 within the street buffer outside of the
Settler's Irrigation District easement along W. McMillan Road. If Idaho Power will not
allow trees within their easement, widen the landscape buffer by 5 feet and include the
required trees within this area (per preliminary plat condition of approval #1.1.6.).
e. Revise the landscape strip on both sides of the pathway on Lot 6, Block 17 to be a
minimum of 5-feet wide per UDC 11-3B.12Cl.
Submit three copies of 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 Settlers Irrigation District will own and maintain the pressure
irrigation system within this development. If the system is to be 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.
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. Prior to issuance of the first occupancy permit, provide five-foot wide detached sidewalks and
landscaping along the entire frontage of W. McMillan Road and N. Meridian Road.
8. Prior to signature on the final plat by the City Engineer, submit documentation from Nampa
Meridian Irrigation District that the 66- foot irrigation district easement shown on the plat is
sufficient to protect their facility.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
9. The bearing from the NE comer of section 36 shown on the plat does not meet what is called out
in the Certificate of Owners. Please revise so that the bearings are the same and accurate.
10. The extra width to the easement being shown on the south side of Lot 8, Block 15 shall be moved
in coordination with the construction plan redline comment to move the pressurized irrigation line
out of the water service corridor.
11. Graphically depict a 5-foot wide Public Utilities, Drainage and Irrigation easement in the
following locations. They will be interior lot lines to future phases.
a.) South boundary of Lot 3, Block 5.
b.) South boundary of Lot 2, Block 6.
c.) South boundary of Lot 4, Block 12.
12. Graphically depict a special setback of 20-feet from the right of way on the following lots. The
setback is needed to comply with Idaho Department of Environmental Quality Catalog of Best
Management Practices that require 20-feet of separation between underground storm drainage
facilities and building foundations. A note on the plat shall be added that references this
information.
a.) Lots 5, 6, Block 5.
b.) Lots 2-8, Block 15.
13. Construct all alleys to comply with ACHD's requirements for public alleys. All alleys shall
contain at least 16 feet of pavement within a 20-foot right-of-way, as proposed, and include 28-
foot inside and 48-foot outside turn radii where the alleys intersect the public streets.
14. Sanitary sewer service to this development is proposed via extensions of mains planned in earlier
phases. 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 N.
McMillan Road and proposed mains in previous phases. 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. The City of Meridian's to and through policy will require the applicant to install water main on
the frontage of this property in McMillan Road. Once the frontage main is installed, there will be
a gap of approximately 290-feet between this development and the intersection of McMillan and
Meridian roads without water main. The applicant shall coordinate with the Public Works
Department a cooperative agreement whereby this gap in the water line is installed with this
development and funded by the City of Meridian.
17. 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.
18. No subdivision identification signs are approved with this application. All proposed signs will
require approval of a separate sign permit.
19. 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
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAPF REPORT
surface materials shall not be used in open space lots, except as permitted 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-ll, 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
20. Staf~s failure to cite specific ordinance proVlslOns, or terms of the approved annexation,
development agreement, or preliminary plat does not relieve the applicant of responsibility for
compliance.
GENERAL REQUIREMENTS
1. All irrigation ditches, laterals or canals, exclusive of the Lemp Canal, 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 reyiew 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.
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CITY OF MERIDIAN PLANNING AND PUBLlC 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 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 ftre 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 fmal approval
without resubmission for preliminary plat approval per UDC 11-6B-7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Ambercreek Subdivision No.2 (FP-06-027) with the
above stated comments and conditions.
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