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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: September 5, 2006
Transmittal Date: August 31, 2006
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TO:
Mayor and City Council
FROM:
Kristy Vigil, Assistant City Planner '{Ji
Michael Cole, Development Services Coordinator (Y\ C
SUBJECT:
Solitude Subdivision No. 1
City Of Meridian
City Clerk Office
Request for Final Plat Approval of Solitude Subdivision NO.1 Consisting of 103
Single-Family Residential Building Lots and 10 Common Area Lots on 25.12
Acres in an R-8 Zone by Solitude Development, LLC (File# FP-06-039).
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, Solitude Development, LLC, has applied for final plat approval of 103 single-family
residential building lots and 10 common area lots on 25.12 acres ofland for Solitude Subdivision No.1.
The zoning designation for the proposed subdivision is R-8 (Medium Density Residential). The gross
density of the proposed subdivision is 4.1 dwelling units per acre; the net density is 6.53 dwelling units
per acre.
Solitude Subdivision No.1 is located on the south side of West McMillan and on the east side of North
Meridian Road in the NW Y-4 ofT. 4N., R. lB., Section 31. This property has not been previously platted.
The submitted final plat substantially complies with the approved preliminary plat for this subdivision.
Staff recommends approval of Solitude Subdivision NO.1 with the comments and conditions stated in this
report.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved annexation (AZ-06-007), development agreement
(lnst. #106133466), and preliminary plat (PP-06-006) for this subdivision.
2. A pedestrian pathway along Meridian Road that extends the entire length of the western
subdivision boundary (including the 5-acre out parcel) shall be installed prior to occupancy of any
new dwelling units on this property.
3. The applicant has not indicated who will own and maintain the pressure irrigation system within
this development. If it is to be a private system, plans and specifications will be reviewed by
Public Works during the plan review process. A draft copy of the Operation and Maintenance
Manual shall be submitted prior to construction plan approval, with a final draft being submitted
prior to signature on the plat of the final phase. If it is to be owned and operated by an irrigation
district a letter of plan approval shall be submitted prior to scheduling of a pre-construction
meeting.
FP-06-039 Solitude Subdivision No.1 FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a singlewpoint connection is used, the developer shall be responsible for the
payment of assessments for the irrigable common areas prior to signature on the fmal 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.
Temporary construction fencing to contain debris shall be installed at the subdivision boundary
where permanent fencing does not exist. Perimeter fencing shall be installed prior to release of
building permits for this subdivision.
6. Sanitary sewer and water service to this site is being proposed via extensions of existing mains in
N. Meridian Road. Applicant will be responsible to construct the sewer and 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.
7. The applicant shall coordinate with Public Works, prior to plan approval, to ensure the 12-inch
sewer is being routed in a manner that enough depth is preserved to meet the elevation of the lift
station in Cobre Basin Subdivision.
8. Prior to signature of the final plat by the City Engineer, remove all existing structures that do not
meet the applicable setback and zoning regulations.
9. Any existing domestic wells and/or septic systems within this project shall 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.
10. The graphically depicted 8-foot wide Public Utilities, Drainage and Irrigation easements shown
on the interior lot lines do not appear to be consistent with the location of the pressurized
irrigation mains, as shown in the construction drawings. The applicant shall confmn this
information and dedicate along interior lot lines an 8-foot wide Public Utilities, Drainage and
Irrigation easement along interior lot lines where pressurized irrigation mains are being installed.
11. Graphically depict a 5-foot wide Public Utilities Drainage and Irrigation easement along the north
boundary of Lot 7, Block 2. It will be an interior lot line to a future phase.
12. The bearing called out along the southern boundary of this project does not appear to match the
bearing of record. Please include bearing of record in parenthesis on the face of the plat.
13. Include the instrument number of the ACHD sidewalk easement shown on the face of the plat.
14. Revise or add the following note(s) on the face of the plat prepared by Engineering Solutions,
LLP., stamped on 07/17/06 by D. Terry Peugh, prior to signature of the final plat by the City
Engineer:
10.) Revise to read, "Per City of Meridiall requiremeats, all Fencing adj acent to Lot 5, Block
3; Lot I, Block 4; Lot 7, Block 5 and Lot 3, Block 6 shall be a maKiml:l.1floffour feet high
if eOflstrueted of solid, sight obseuring material in compliance with the applicable zoninQ:
relZUlations ofthe City of Meridian at the time of submittal.
11.) Include instrument number.
*.) Include ACHD easement instrument number.
FP-06-039 Solitude Subdivision No.1 FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
15. The landscape plan, prepared by Harvest Design and dated 06/23/06 shall be revised as follows:
a. Include tree class information in the plant schedule.
b. Include detail of Area "A" on the plan.
c. Include lawn symbol on the plan.
d. Revise scale to be no smaller than I" = 50' (1" = 40' or larger is preferred).
e. A six-foot open vision fence or four-foot solid fence is required adjacent to the
micropaths located on Lot 5, Block 3; Lot 1, Block 4; Lot 7, Block 5; and Lot 6, Block 6.
f. Include details for fencing on Lot 5, Block 3; Lot 1, Block 4; Lot 7, Block 5; and Lot 6,
Block 6 on the plan (picture & description).
g. Show proposed landscaping on Lot 1, Block 6 and Lot 7, Block 5.
h. UDC 11-3B-12C2 requires 1 deciduous tree per 35 linear feet along micropaths. Install
an additional tree on Lot 5, Block 3, the northern pathway on Lot 1, Block 4, the southern
pathway on Lot 1, Block 4, and Lot 6, Block 6.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on the final plat by the City Engineer.
16. Please submit a copy of the Ada County Street Name Committee's "Pinal" letter for the street
names and lot & block numbering. Make all corrections necessary to comply.
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 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.
18. Complete the Certificate of Owners and the accompanying acknowledgement.
19. Staff's failure to cite specific ordinance provisions or conditions of the 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 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.
FP-06-039 Solitude Subdivision No.1 FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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 review process, prior to signature on the final plat.
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 material.
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. 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 Solitude Subdivision No. 1 (FP-06-039) with the above
stated comments and conditions.
FP-06-039 Solitude Subdivision No.1 FP.doc
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