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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: August 8, 2006
Transmittal Date: August 3,2006
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Mayor & City Council "~...,R~Q- :~ D
Sonya Watters, Assistant City Planner J!fi/ AUG 0 42006
Michael Cole, Development Services Coordinator fY\. c..
TO:
FROM:
SUBJECT:
Crossfield Subdivision No.3
City Of Meridian
City Clerk Office
Request for Pinal Plat Approval of Crossfield Subdivision No.3 Consisting of 53
Single-family Residential Building Lots and 6 Common/other Lots on 16.83
Acres in an R.8 Zone by Heron River Development, LLC (File# FP-06-034).
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 final plat approval of the third phase of
Crossfield Subdivision which consists of 53 single-family residential building lots and 6 common/other
lots on 16.83 acres in an R-8 zone. The gross density for this phase of the subdivision is 3.15 dwelling
units per acre. The net density is 5.09 dwelling units per acre.
Crossfield Subdivision is located on the south side of W. Ustick Road, approximately 1/2 mile east of
Linder Road, in the NW 1;4 of Section 1, Township 3 North, Range 1 West, Boise Meridian. The site has
not been previously platted.
This subdivision was approved as a planned development, which allowed for reduced frontages of 50 feet
for detached products, 40 feet for attached products, 34-feet for alley loaded products and 15 feet for cul-
de-sac lots. Also, reduced lot sizes were approved to 6,380 square feet for detached dwelling lots, 5,000
square feet for detached patio home lots, 4,200 square feet for detached alley loaded lots, and 3,950 for
attached lots.
The final plat for this phase shows one building lot less in Block 10, and an increase in open space in
Block 11, than was approved with the preliminary plat. As a result of losing a building lot in Block 10,
the open space on Lot 18 was increased. In Block 11, the street configuration changed, which affected the
lot configuration and increased the open space. Staff has no concerns with the proposed change because
the resulting density stills falls within the target density desired in the Comprehensive Plan and the
overall open space is slightly greater than what was approved with the preliminary plat. The submitted
final plat still substantially complies with the approved preliminary plat.
Staff recommends approval of the final plat for Crossfield Subdivision No.3 with the comments and
conditions stated in this report.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all tenus of the approved annexation (AZ-05-015), conditional use pennit
(CUP-OS-022) and preliminary plat (PP-OS-O 17) for this subdivision.
FP-06.034 Crossfield Sub3 FP
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CITY OF MERIDIAN PLANNiNG AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
2. A majority of this site is within an AE flood zone. The applicant shall be required to comply with
one ofthe two alternative listed below.
a) Prior to signature on the fmal plat, the applicant shall submit a Letter of Map Revision,
that proves that the flood plain has been removed, to the City Engineer.
b) The applicant shall add a plat note stating that the property is within an AE Flood Plain,
include map number. Additionally all lots within the floodplain shall be required to
submit "Base Flood Elevation" certification prior to issuance of building permits.
3. The applicant has indicated Nampa and Meridian Irrigation District (NMID) will own the
pressurized irrigations system in this proposed development. Therefore a letter of plan approval
from NMID shall be submitted prior to scheduling a pre-construction meeting.
4. 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.
5. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.
Permanent perimeter fencing (or temporary construction fencing) as shown on the landscape plan
shall be installed prior to release of building permits for this phase.
6. 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-l1 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 UDC l1-3B-
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.
7. 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.
8. It appears to staffthat Lot 6, Block 17 contains a portion ofthe existing sanitary sewer easement.
Prior to signature on the fmal plat the applicant shall confrrm this information and graphically
depict on the final plat that portion of the sewer easement that lies within said lot.
9. 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.
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CITY OF MERiDiAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
10. 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.
11. Applicant shall construct a 10-foot wide multi-use pathway along the Creason Lateral from the
east to the west property line (as shown on the landscape plan) so that it can be extended in both
directions in the future. The applicant shall work with the City Parks Department and NMID to
acquire the necessary approvals through the City's Master Pathway Agreement with NMID. If
NMID will not allow the Creason Lateral pathway to be placed within their easement (because
the lateral is open), then the applicant shall construct the pathway in a common lot outside of
NMID's easement. The applicant shall conform to the Park's Department's standards for
construction of the pathway. Alllandscaping adjacent to the pathway must be maintained by the
Homeowner's Association.
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 18, Block 10 and Lot 18, Block 11. 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 information required by NMID's attorney.
11. A permanent public pedestrian easement shall be recorded, in favor of the City of Meridian, for
the pedestrian pathway along the Creason Lateral 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.
12. The landscape plan, prepared by Harvest Design and dated 6/22/06, shall be revised as follows:
a. Fencing adjacent to micro pathways and common open space shall not exceed 4 feet in
height if closed vision fencing material is used. A 6-foot tall fence is allowed if
constructed of open vision material. Revise plan accordingly.
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
the final plat by the City Engineer
13. Revise or add the following note(s) on the face of the plat dated 6/29/06, prepared by Engineering
Solutions, LLP, prior to signature on the final plat by the City Engineer:
(1.) Revise note to read, ".. . over the tea (10) fourteen and a half (14 Yz) feet adjacent..." The
extra width is needed to ensure 1 0 feet of easement past the edge of sidewalk.
(10.) Revise note to read, "Fencing adiacent to Lot 18. Block 10: Lots 14 & 18. Block 11: and
Lots 1. 3. and 8. Block 17 shall be in comoliance with the most recently aooroved
FencinQ: Standards of the City of Meridian."
14. Complete the Certificate of Owners and accompanying acknowledgement.
15. 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.
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CITY OF MERiDIAN PLANNING AND PUBLiC WORKS DEPARTMENTS STAFF REPORT
GENERAL REQUIREMENTS
1. 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.
2. 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.
3. 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.
4. 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.
5. 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.
6. 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.
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 materia1.
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. 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.
FP-06-034 Crossfield Sub3 FP
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CiTY OF MERIDIAN PLANNING AND PUBLiC WORKS DEPARTMENTS STAFF REPORT
13. 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-7A. 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 11-6B- 7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Crossfield Subdivision No.3 (FP-06-034) with the above
stated comments and conditions.
FP-06-034 Crossfield Sub3 FP
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