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HomeMy WebLinkAboutMadelynn Estates Subdivision FP-06-030 BEFORE THE MERIDIAN CITY COUNCIL CIC July 25, 2006 IN THE MATTER OF THE ) APPLICATION OF PACIFIC ) LANDMARK DEVELOPMENT FOR ) FINAL PLAT APPROVAL OF 88 ) SINGLE-FAMILY RESIDENTIAL ) BUILDING LOTS AND 9 COMMON ) LOTS ON 29.7 ACRES IN AN R-4 ) ZONE LOCATED AT 5603 N. ) LOCUST GROVE ROAD IN THE ) NORTHEAST QUARTER OF ) SECTION 30, TAN., R. IE. ) ) ) CASE NO. FP-06-030 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT This matter coming before the City Council for Final Plat approval pursuant to Unified Development Code 11-6B-3 on July 25, 2006, and the Council finding that the Administrative Review is complete from Sonya Watters, Assistant City Planner for the Planning and Zoning Department, and Michael Cole, Development Services Coordinator for the Public Works Department, dated: Hearing Date: July 25,2006, to the Mayor and Council, and the Council having considered the requirements of the preliminary plat the Council takes the following action: IT IS HEREBY ORDERED THAT: 1. The Final Plat of "PLAT SHOWING MADELYNN ESTATES SUBDIVISION SITUATED IN THE NE ~ OF SECTION 30, T. 4N., R. IE., BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2006, HANDWRITTEN DATE: 07/18/06, ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR MADEL YNN ESTATES SUBDIVISION 1 (FP-06-030) Page 1 of 4 SHEET I OF 5, WRG DESIGN, INC.", PACIFIC LANDMARK DEVELOPMENT, Developer, is Conditionally Approved subject to those conditions of Staff comments as set forth in the Memorandum to the Mayor and City Council from Sonya Watters, Assistant City Planner for the Planning and Zoning Department and Michael Cole, Development Services Coordinator for the Public Works Deparbnent, dated: Hearing Date: July 25, 2006, listing 24 SITE SPECIFIC REQUIREMENTS/FINAL PLAT and 14 GENERAL REQUIREMENTS, a true and correct copy of which is attached hereto marked Exhibit "A", and consisting of 5 pages, and by this reference incorporated herein, and the response letter from WRG Design, Inc., a true and correct copy of which is attached hereto marked Exhibit "B" and consisting of 7 pages, and by this reference incorporated herein, and the additional requirements from the action ofthe Council taken at their July 25,2006 meeting as follows, to-wit: 1.1 Adopt the Recommendation of the Central District Health Department as follows: The Central District Health requires after written approval from the appropriate entities are submitted, they can approve this proposal for central sewage and central water; that plans must be submitted to and approved by the Idaho Department of Health and Welfare, Division of Environmental Quality for central sewage and central water; that run-off is not to create a mosquito breeding problem; and it is suggested that the stormwater be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality; that engineers and architects should obtain current best management practices for stormwater disposal and design a stormwater management system that is preventing groundwater and surface water degradation. Manuals for guidance: ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR MADEL YNN ESTATES SUBDIVISION 1 (FP-06-030) Page 2 of 4 I. State of Idaho Catalog of Stormwater Best Management Practices for Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. 2. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000. 2. The final plat upon which there is contained the Certification and signature of the City Clerk and the City Engineer verifying that the plat meets the City's requirements shall be signed only at such time as: I. The Plat dimensions are approved by the City Engineer; and 2. The City Engineer has verified that all off-site improvements are completed andlor the appropriate letter of credit or cash has been issued guaranteeing the completion of off-site and required on-site improvements. NOTICE OF FINAL ACTION AND RIGHT TO REGULATORY TAKINGS ANALYSIS The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner may request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code S 67-6521. An affected person being a person who has an interest in real property which may be adversely affected by this decision may, within twenty-eight (28) days ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR MADEL YNN ESTATES SUBDIVISION 1 (FP-06-030) Page 3 of 4 after the date of this decision and order, seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. By action ofthe City Council at its regular meeting held on the .;JStt-. day OfJi-ll a ,2006. ATTEST: Copy served upon: ., CI ~LE "I. D g ~ "1.:~ r 19~ ' ~ $ "/ .... " L -"" ...../~~. _ ___J i)'.'~ v Applic~t-VUN1 '(, "", 7111<\" V Planning aHttthonmg'uepartment v Public Works Department l/' City Attorney BY:~hOJ1\..~f\ 0 LU . Clerk's Office Dated: ~.1.0lo ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR MADEL YNN ESTATES SUBDIVISION 1 (FP~06-030) Page 4 of 4 CITY OF MERiDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: July 25,2006 Transmittal Date: July 25, 2006 · ,. 4l cM'eridi::n --,;' \ I, . IU,.\HO i; \~~~~ ,I"" ' "\.,.J~1.1~ 1....;..,.,... ",t...j.~1","-~~. ~ "- ,- ,,-,,- 't;(;l TO: Mayor & City Council FROM: Sonya Watters, Assistant City Planner tSJw Michael Cole, Development Services Coordinator (Y\ C SUBJECT: Madelynn Estates Subdivision (fka Basin Creek Subdivision) - REVISED 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 of the 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 Yz mile south of Chinden Boulevard in the NE 'l4 of Section 30, TAN., R.l E. This property has not been previously platted. The applicant is providing 3A acres of open space including a neighborhood park with a picnic shelter and basketball courts, and a pedestrian pathway as amenities for the subdivision. There were several changes made to the final plat from the approved preliminary plat concerning open space. Three common lots in the form of landscaped roundabouts (Lot 1, Block 13; Lot 1, Block 6; and Lot 1, Block 10) were added to the final plat at the south end ofN. Morpheus Way, and the east ends of E. Yucca Canyon Ct. and E. San Pedro Ct.; the two landscape islands on N. Sun Shimmer Ave. shown on the preliminary plat were reduced in size; Lot 1, Block 8 was slightly decreased in size; and Lot 1, Block 4 was increased in size. The overall open space increased from 146,447 square feet on the preliminary plat to 147,430.66 square feet on the final plat. Since the overall open space increased from what was originally approved, Staff has no concerns with the proposed changes and the submitted fmal 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 tenus of the approved annexation (AZ-06-011) and preliminary plat (Ppw 06-009) for this subdivision. Exhibit "A" FP-06-030 Madelynn Estates Revised.FP.doc PAGE 1 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAPF REPORT 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 sparming lot lines or not meeting the dimensional standards of the UDC prior to signature on the final plat by the City Engineer. 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. The 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 final plat by the City Engineer, the applicant shall submit documentation showing that the Idaho Power Easement 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 lO-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 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. Exhibit "A" FP-06-030 Made1ynn Estates Revised.FP.doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 13. Revise or add the following note(s) on the face of the plat dated 7/18/06 (notes & signature sheet dated 5/17/06), prepared by WRG Design, Inc. and signed by, Michael S. Byrns, prior to signature on the final plat by the City Engineer: (4.) ". . . is prohibited Hflless sp@eifieally allowed ifl writi1'lg by the "\da Colillty High:.vay Distriet afld the City of Meridiafl. (11.) Delete note. (*.) Add a note, "Fencing on Lots 12. 14. 15. & 16. Block 5 adjacent to the micro pathwav on Lot 13. Block 5: Lots 14 & 16. Block 1 adjacent to the micro pathway on Lot 15. Block 1: Lots 2. 4. 5. 6. & 7. Block 8 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 space on Lot 1. 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 irrigation/drainage pipe or ditch crossing their lot unless such responsibilitv is assumed by an irrieation district or association." (*.) Add a note, "Bottom elevation of structural footines shall be set a minimum of 12 inches above the hiehest established normal ground 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 11-3B-5; revise plant schedule accordingly. b. Include fencing details of all proposed fencing (picture, height, construction 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 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. 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 sing1eMpoint connection is utilized, the developer shall be responsible for the payment of assessments for the irrigab1e common areas prior to signature on the fma1 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 13-17, 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 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 Exhibit "A" FP-06-030 Made1ynn Estates Revised.FP.doc PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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. 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 identification signs are approved with this application. All proposed signs will require approval of a separate sign permit. 22. Revise the Key Map on Sheet 4 of the final plat to reflect the revisions made to the plat dated 7/18/06. 23. 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-11 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 pennitted 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-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 24. Staffs 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, altemate 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. Exhibit "A" FP-06-030 Madelynn Estates Revised.FP.doc PAGE 4 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 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 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 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 11-6B-7B. STAFF RECOMMENDATION Staff recommends approval of the final plat for Made1ynn Estates Subdivision (FP-06-030) with the above stated comments and conditions. Exhibit "A" FP-06-030 Madelynn Estates Revised.FP.doc PAGE 5 -------....--...............- ~-----~ -----, DE"S:lOPM~NT SERviCES LA 1'. 0 r'LANNING CIVIL Eo."jC;;INEE~ING LANDS.CAPE. ARCHITE;CTURE; LANt.1 SURV~Y 453 S Fitness Place Eagle, 10 83616 PH 20812468300 FX 208/2468320 www.wrgd.com .. ,- DESIGN I N C, .F'1~ .~;..1 . j, ~ July 8, 2006 '.',",, Ms. Sonya Watters ~-------'"~Assistant Planner ~an Planning Department 660 East Wiifeffower-LaTJ._e_ Suite 202 Meridian, Idaho 83642 RE: Madelynn Estates Final Plat Staff Report (FP-06-030) Dear Ms. Watters: On behalf of my Client, Pacific Landmark Development, LLC, please accept the following comments in regards to the staff report regarding Madelynn Estates Final Plat: 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. Response: We will comply. 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. Response: We will comply. 3. Remove any structures spanning lot lines or not meeting the dimensional standards of the UDC prior to signature on the final plat by the City Engineer. Response: We will comply. 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. Response: We will comply. 5. All existing houses that will be retained on site shall be required to connect to City services. The applicant shall be responsible for the payment of assessments and the actual physical connection to City services for these houses. Response: We will comply. E"hibit "H" 6. Prior to signature on the final plat by the City Engineer, the applicant shall submit documentation showing that the [dalw Power Easement slwwn on the preliminary plat has been vacated. Response: We will comply. 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. Response: We will comply. 8. Revise the Domestic Water Seroice Origin Statement on the signature page to reference the City of Meridian instead of United Water. Response: We will comply. 9. No manlwles 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. Response: We will remove the landscape islands at the intersections in response to this condition. Trees will be removed from cul-de-sacs and replaced with bushes. 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 slwwn. 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 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. Response: We will comply. 11. Prior to signature on the final 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. Exhibit "ll" 2 --- DESIGN INC. Response: Settlers Irrigation has agreed to provide the appropriate documentation. 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. Response: We will comply. 13. Revise or add the following note(s) on the face of the plat dated 5/1 7/06, prepared by WRG Design, Inc. and signed by, Michael S Byrns, prior to signature on the final plat by the City Engineer: (4.) ". . . is prohibited wdoos spocifically sllswed. in W'FiRRfJ BY the .1d.a C01:lRty HighwlittJ District and the City of Meridian. (11.) Delete note. (".) Add a note, "'FencinG on Lots 12. 14. 15, & 16. Block 5 adiacent to the micro pathwal.l on Lot 13. Block 5.. Lots 14 & 16, Block 1 adiacent to the micro pathwalj on Lot 15, Block 1: Lots 2, 4. 5. 6. & 7. Block 8 adiacent to the open space and micro pathwau on Lot 1. Block 8; and Lots 2-7 and 8- 13. Block 4 adjacent to the oven space on Lot 1. Block 4. shall be in comvliance with the most recentlu apvroved fencinG standards of the City of Meridian. " (".) Add a note, "Individual lot owners are responsible for maintenance of anu irrigationl drainaGe viDe or ditch crossinG their lot unless such reSDonsibilitu is assumed bl.l an irriGation district or association. " (".) Add a note, "'Bottom elevation of structural footinGS shall be set a minimum of 12 inches above the hiGhest established normal Ground water elevation. " 14. a. bV@ Response: We will comply to all. The Landscape Plan, prepared by WRG Design, Inc., and dated 5115106, shall be revised as follows: Woody shrubs are required to be two gallon pot size minimum per UDC 11- 3B-5; revise plant schedule accordingly. Locate the 10-foot wide pedestrian pathway along N. Locust Grove Road entirely within the 35-foot wide landscape buffer (Lot 1 8, Block 3 and Lot 1, Block 1). Include fencing details of all proposed fencing (picture, height, construction 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. Response: We will comply with Condition 14(a) and (c). It is our understanding through Ms. Watters that Condition 14(b) is more of a concern with ACHD requirements and their ultimate build out, therefore we aTe providing ACHD review comments for Locust Grove to eliminate this concern and to allow the sidewalk to remain as is proposed. The following F~hihit "W 3 --- DES I G N I N C, are comments received from ACHD plan review comments dated June 9, 2006: · Revise the pedestrian ramps (type SD-712 C3) locations to be at the radius of the curb and gutter and revise sidewalk to match pedestrian ramps on E Halpin Street. . . · Revise the right-of-way chamfer so that the revised pedestrian ramps are within the right-of-way. · Revise Locust Grove widening section to be 1/2 of 46' section (23' wide) instead of 25' shown to maintain consistent section for adjoining properties when developed. . 23' 1/2 street section is the ultimate build out for Locust Grove Road. 15. 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. Response: We will comply. 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. 1 7. 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 13-17, Block 3. e.) South boundary of Lots 2-6, Block 1. Response: We will comply. 18. Sanitary sewer service to this development is proposed via extensions of mains Saguaro Canyon Subdivision. 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 fonns of easements for any mains that are required to provide service. Response: We will comply. 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. hhihil "B" 4 --- DES I G N INC. 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. Response: We will comply. 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. Response: We will comply. 21. No subdivision identification signs are approved with this application. All proposed signs will require approval of a separate signpennit. Response: We will comply. 22. All areas approved as open space shall be free of wet ponds or other such nuisances. All stonnwater detention facilities incorporated into the approved open space are subject to UDC 11-38-11 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 pennitted 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 stonnwater detention facility cannot be incorporated into the approved open space and still meet the standards of UDC 11-38-11, 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 offinal construction Response: We will comply. 23. Staffsfailure to cite specific ordinance provisions, or terms of the approved annexation or preliminary plat does not relieve the applicant of responsibility for compliance. Response: We understand. GENERAL REQUIREMENTS 1. Per UDC 11 ~3A-6 all irrigation ditches, laterals or canals, exclusive of natural watetways, 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 Response: We will comply. F~hihil "B" 5 --- DES I G N INC. 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 Pinal Plat for this subdivision shall be recorded, prior to applying for building permits. Response: We will comply. 3. A letter of credit or cash surety in the amount of 11 0% shall be required for all uncompleted fencing, landscaping, amenities, pressurized imgation, sanitary sewer, water, etc., prior to signature on the final plat. Response: We will comply. 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. Response: We will comply. 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. Response: We will comply. 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. Response: We will comply. 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. Response: We will comply. 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. Response: We will comply. 9. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. Response: We will comply. Exhibit" B" 6 --- DESIGN INC. 10. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. Response: We will comply. 11. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. Response: We will comply. 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. Response: We will comply. 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. Response: We will comply. 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 11-6B-7B. Response: We understand. Ms. Watters, we appreciate the opportunity to comment on the staffreportfor Madelynn Estates. Ryan Morgan, PE, will be representing Pacific Landmark Development, LLC at the City Council hearing on Tuesday, July 11, 2006. However, if you should have any questions or concerns prior to the hearing, please do not hesitate to contact me at 208.246.8300 or at as/tleu. ford((;/wrgdesiwl. COT/I. Sincerely, WRG Design, Inc. -......,. r\ :~.}. '-...,{.{.G;J-;~:<' Ashley B. Ford Planning Project Manager ", \ l.:~t (,~~__~~_~:::~" ._._:~,; E'\hibit "il" 7 --- DES 1 G N I N c.