Staff Comments
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: Octoher 3, 2006
Transmittal Date: September 28, 2006
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\<:;'::RE;~;EIYED
SEP 2 8 2006
TO:
Mayor and City Council
FROM:
Kristy Vigil, Assistant City Planner '{.i
Michael Cole, Development Services Coordinator M C
SUBJECT:
Tapestry Subdivision Final Plat
CiLy Of Meridian
City Clerk Office
Request for Final Plut Approval of Tapestry Subdivision Cunsisting of 19 Single-
Family Residential Building Lots and 5 Common Lots on 3.92 Acres in an R-8
Zone by Raftis Tapestry, LLC (File# FP-06-043).
We have reviewed this submittal and offer the following comments and conditions of the applicant.
These conditions shall bc considered in full, unless expressly modified or deleted by motion of the
Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Raftis Tapestry, LLC, has applied for fmal plat approval of 19 single-family residential lots
and 5 common lots on 3.92 acres of land for Tapestry Subdivision. The current zoning designation for the
property proposed for subdivision is R-8. The gross density of the proposed subdivision is 4.85 dwelling
units per acre; the net density is 6.74 dwelling units per acre.
Tapestry Subdivision is located at 635 and 675 S. Linder Road in T. 3N., R.lW., Section 14. This
property has not been previously platted.
Concurrent to the Annexation and Preliminary Plat approval, the applicant received alternative
compliance approval to allow a reduction for the required 25-foot landscape buffer along S. Linder Road.
The approval allowed the applicant to construct a lO-foot landscape buffer in the area where the existing
home will remain. The existing home on the proposed Lot 2, Block 2 encroaches into the required buffer
hy 10 feet. The landscape buffer along the property boundary of the home shall remain a 25-foot wide
section until within 5 feet of the existing home, wherein it will angle and be reduced to 10 feet to
accommodate the home. The applicant is providing an additional 70 feet buffer/common lot on the north
side of the site entrance as compensation.
The fmal plat submitted for this phase depicts one more lot than was approved on the preliminary plat for
Tapestry Subdivision; however, the additional lot is a common lot for a micro-path to Peregrine
Elementary school. The addition of this common lot was discussed at the preliminary plat stage. Staff
believes that the proposed final plat substantially complies with the approved preliminary plat. The City
Council approved the preliminary plat for Tapestry Subdivision on August 15, 2006.
Staff recommends approval of Tapestry Subdivision with the comments and conditions stated in this
report.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved preliminary plat (PP-Oti-026) and annexation and
zoning (AZ-06-27).
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CITY OF MERJDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
2. The applicant has indicated that the pressurized irrigation system in this development is to be
owned and operated hy Nampa and Meridian Irrigation District. A letter of plan approval shall be
submitted prior to scheduling of a pre-construction meeting.
3. Prior to pIau approval the applicant shall submit signed written documentation from the School
District, granting permission to install mains across their property.
4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a single-point connection to the potable water system 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.
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. The existing house shall be required to connect to City sewer and water. The applicant shall be
responsible for the payment of assessments prior to signature on the final plat, and shall be
responsible for the actual physical connection of the house to the services prior to certificates of
occupancy being issued.
7. Sanitary sewer service is being proposed by mains that flow to the Landing Lift Station. The
applicant shall be responsihle for any upgrades to the lift station that are deemed necessary by the
Public Works Department. Written approval from engineering staff shall be submitted prior to
construction plan approval.
8. Sanitary sewer and water service to this site is being proposed via extensions of existing mains in
S. Linder Road. Applicant will be responsible to eonstruct the scwer and water mains to aud
through this proposed development. Subdivision designer to coordinate main sizing aud 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. Minimum cover over sewer mains
is three-feet. If there is less than three feet from top of pipe to sub-grade then upgraded pipe
materials shall be used per City of Meridian Standard Specifications.
9. 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.
10. Graphically depict on the face of the plat a special setback on the eastern boundary of Lot 8,
Block 2 of sufficient width to ensure the Department of Environmental Quality's Best
Management Practice of 20-feet separation between building foundations and infiltration
trenches.
11. Revise Lot 13, Block 1 (pathway to the school) to be 15 feet wide to comply with the standards
for micro-paths in UDC ll-3B-12.
12. Per UDC ll-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross ur lit: within the area being subdivided shall be covered. During the preliminary
plat phase the applicant received approval to not pipe the ditch along the southern boundary if the
provided documentation that the ditch did not lay within their property. Their engineer submitted
a stamped signed letter stating the ditch was not within the property owned by the applicant.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Therefore this ditch does not need to be tiled. All ditches that lay within this development shall
be tiled, 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.
13. The Certificate of Owners is missing the call of the northern boundary of this subdivision. The
applicant shall make any necessary corrections to ensurc the Certificate of Owners is ar.;r.;urate.
14. Revise the following plat notes on the face of the plat prepared by Marks Land Surveying and
dated 8/24/06:
2. Revise to read, ". . . wide penllanent Public Utili lies irrigation and. . ."
11. Add Lot 13, Block 1 and Lot 9, Block 2 as a common lot owned and maintained by the
HOA.
>/< Add a note dedicating a 10-foot wide public utilities, drainage, and irrigation easement
centered on all interior lot lines.
>/< Add note, "Dired lut access to South Linder Road is prohibited."
15. The landscape plan, prepared by Jensen Belts and dated 7/07/06, shall be revised as follows:
a. The plan appears to be accurate, but it does not scale correctly. Revise the scale
accordingly.
b. Depict Lot 13, Block 1 and the required landscaping for micro-paths per UDC ll-3B-12
on the plan.
c. Revise the proposed fencing on Lot 2, Block 1 and Lots 2 and 3, Block 2 to meet the
standards in UDC 11-3A-7Cl and UDC 11-3A-7C2.
d. Include fencing details tor the proposed vinyl fencing and the existing chain link (i.e.
construction materials & picture/sketch).
e. Show Bayeux Street as a stub street to the south.
f. Depict a lO-foot wide gravel shoulder and lawn or other vegetative groundcover along S.
Linder Road adjacent to the site, per UDC ll-3B-7C5a.
g. Include planting and installation details on the plan.
h. Include tree class in the plant palette.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on the final plat by the City Engineer.
16. All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwuter detention facilities incorporated into the approved open spar.;t: art: 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 stonnwater dt:tt:ntion facility cannot be incorporated into the approved
open space and still meet the standards of UDC ll-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.
17. Staffs failure to cite specific ordinance provisions or conditions of the preliminary plat 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. 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 fmal plat.
2. All development improvcmcnts, 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.
3. A written certificate of completion shall be prepared by the landscape architect, landscape
designer or qualified uurseryman 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 eompliance
with the approved landscape plan.
4. 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.
5. 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.
6. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
7. Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
8. All development features shall comply with the Americans with Disabilities Act aud the Fair
Housing Act.
9. 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.
Rcquircd landscaping trees will not be considered as replal,;emt:nt trees for those trees that have to
be removed.
10. 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 ll-6B-7 A. In the
event that the development uf 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 Tapestry Subdivision (FP-06-043) with the above stated
comments and conditions.
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