Staff Comments REV
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
TO:
Mayor and City Council
STAFF REPORT: Hearing Date~ October 3, 2006
Transmittal Date: September 28~ 2006
FROM:
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Kristy Vigil, Assistant City Planner t--I ""~
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Michael Cole, Development Services Coordinator "\ '-- v ..f:!,/
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Request for Final Plat Approval of Tapestry Subdivision ConSis~"of\1~~\,
Family Residential Building Lots and 5 Common Lots on 3.92 Acres in an~?i'?~
Zone by Raftis Tapestry, LLC (File# FP-06-043).
SUBJECT:
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, Raftis Tapestry, LLC, has applied for fmal plat approval of 19 single-family tesidentiallots
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.IW.. Section 14. This
property has not been previously platted.
Concurrent to the Annexation and Preliminary Plat approval, the" applic~t 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 cons1IUct a IO-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
by 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 final 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 teeomniCi1ds approval of Tapestrv Subdivision with ,the comments and conditions ~tated in "tJ1is
repoIt.
SITE SPECIFIC CONDITIONS
1.
Applicant is to meet all tenns of the approved preliminary plat (PP-06-026) and annexation and
zoning (AZ-06-27). Comm.nt not,d.
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CITY OF aWERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
2. The applicant has indicated that the passurized irrigation system in this d!velopnrent is to be
o\VDed and operated by Nampa and Meridian Irrigation District. A letter of plan approval shall be ~
submitted prior to scheduling of a pr&-conStIUctiOD meeting. Plans have been submitted to
NMlD, and th~l'tttr oj flJJproval.ill br forwardld to th' City.
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3. Prior to plan approval the applicant shall submit signed written clot:umentation from the School
District, granting permission to install mains across their property. Matt Schultz is working with
Wendizll Bigham at tJit Mmdian School District and writt,n docummtation granting
permission win be lorwardM to the City.
~ City of Meridian ~quires that pressurized irrigation systems be supplied by a year-round
source of water. If a single-point connection to the potable wa~ system is used, the developDr
shall be responsible for the payment of assessments for the iIrigable common areas prior to
signature on the final plat by the Meridian City Engineer. Our infraslructure is an .xtension of
the Whit.stong,PI syst.... A backjlow prnlllDOII d,vic~ iI cWTilnfly in plael.
5" All fencing installed on the site must be in compliance with UDe 11-3A-6 and 11-3A-7.
Temporary construction fencing to contain debris shall be installed at the lubdivision boundary
whem p&manont fencing does not ~xist. Perimeter fencing shall be installed prior to release of
building pennits for this subdivision. Commt1lt noted. ,
6. The existing house shall be required to connect to City sewer and water. The applicant shall be
respensibll for the payment of assessments prior to signature on the final plat, and shall be
respdhsible for the actual physical connection of the house to the services prior to certificates of
occupancy being issued. Com".nt not.& ~
7. Sanitary sewer service is being proposed by mains that flow to the Landing Lift Station. The
applicant shall be responsible for any upgrades to the lift station that are deemed necessary by the
Public Works Department. Written approval from enginsilll staff shall be submitted prior to
construction plan approval. Comment 1&otld.
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 constmct the sew.. and water mains to and
through this proposld dcvolopm~nt. Subdivision dceigDa' to coordinate main sizing and routine
with tile Public Works Department. Applicant shall execute City of Meridian standard fonns of
easements, for any mains that are required to provide servicI. Minimum cover over sewer mains
is three-feel If there is less than three feet from top of pipe to sub-grade then upgr!ded pipe
materials shall be used per City of :Meridian Standard Specifications. Comment noted.
9. Any exist~g domestic wells and/or septic systems within this project will have to be removed
from their domestic ge1Vice per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for
non-domestic purposes such as landscape irrigation. Comm.nt noted.
10. Graphically depict on the face of the plat a special setback on the eastern bounda:ry of Lot 8~
Block 2 of sufficient width to ensure the Department of Environmental Quality's Best
Management Pra.ctitle of 20-feet separation between building foundations and infiltration
trenches. Will hav. relocated the 20' wide tr'71ch on Lot 9. Lot 8 wiU htnJe a sfandtzrd 5'
setback on tA~ w,stlhl boundary.
11. Revise Lot 13, Block 1 (pathway to the. school) to be 15 feet wide.o comply with the standards
for micro-paths in DOC 11-3B-12. Tht revised plat will indiCllte a 15' wid. lot.
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CITY OP MERIDIAN PLANNINO AND PUBLIC WORKS DBPART'MENTS STAFf REPORT
12. Per UDe 11-3A-6 all irrigation ditches, laterals or canals, e~clusive of natural waterways, that
intsrse~ cross or lie within the area being subdivicad shall be covered. During ~ preliminary
plat phase the applicant received approval to not pipe th~ ditch along the~soutlitm boundary if the
provided documentation that the ditch did not lay within their prop~rty. Their engineer submitted
a stamped signed letter stating the ditch was not within the propert)' owned by the applicant.
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 in'igationldra~e district, or lateral
users association (ditch owners), with written approval or non-approval submitted to the Public
Works Department prior to plan approval. If laferal usErs association approval can not be
obtained, alternate pla~ will be reviewed and approvMi by the City Engineer. Comment nolld.
13. The Certificate of Owners is missing the call of the northern boundary of this subdivisioDa Th.
applicant shall make any necessary corrections to ensure the Certificate of Owners is accurate.
The C..tijicate of ownu! has be!1Z ,evised.
14. . Revise ~following plat notes on the face of the plat prepared by Marks Land Surveying and
dated 8/24/06:
2. Revis'lto read, ". . . wide permanent Public Utilities 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 !aSement
cent~ed on all interior lot lines.
*. Add note, "Direct lot access to South Linder Road is prohibited." Tlce fi1UZl plDt has been
,.visftl.
IS. The landscape p1an~ prepared by Jensen Belts end dated 7/07/0fJ, shall be revised as follows:
a. The plan appears to be accura~ but it does not scale conectly. Revise the scale
accordingly.
b. Depict Lot 13, Bl(JC~ 1 and the required landscaping for micro-paths ~r UDC 11-3B..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 for the proposed vinyl fencing and the existing chain link (i.e.
constrUCtion materials & picturelskttch).
c. 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 11-3B-7C5a.
g. Include planting and installation details on th. plan.
h~ Include tree class in the plant palette.
Comm,nts hava bMn jorward,d to Jensen & B,lts. Copi.s of tM<,evised plan will be
JOIWtudld to the PUmning D.,arbn,nI.
Submit t1uw44copi~s of th! rtvised landscape plan 10 t~ 'Planning D~artment prior to signature
on the final plat by t~ City EngEn&r.
16. All areas approved as open space shall be fret of wet ponds or other such nuism:es. 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, exc!pt as permitted under UDC 11-3B..
11. Wher! 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 ~ stormw.. detention facility cannot be incorporattd into the approved
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CITY OF MERIDIAN PLANNING AND PUBL.IC WORKS DEPARTMENTS STAFF REPORT
open space and still meet the standards ofUDC 11-3B-ll, then the applicant slaall relocate the
facility. This m~ require losing a developable iot or d8velopabli aita. It is the responsibility of
thel aleveloper to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction. COJhme1l1noutL
17 · Staff's failure to cite specific ordinlIlce provisions or conditions of the preliminary plat does not
relieve tb& Applicant of responsibility for compliance. Comm,nt noted.
GENERAL REQUIREMENTS
L A letter of credit or cash surety in tlie amount of 110'1 shall be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc.~ prior to
signatur~ on the final plat.
. All development improvlIJIlents, including but not limited to water, sewer, ft!.ncing, micro-paths,
pre!Jsurized irrigation and landscaping shall De installed, and approved prior to obtaining
certificates of occupancy.
L A written ~rtificatc of completion shall be preparCd by the landscape architect, landscape
designer or qualified nurseryman responsibl~ for the landscape plan upon completion of the
landscape installation. The Certificate of Completion shall verify that all landscape
improvements, inc1udina plant materials and sprinlcler installation~ are in substantial compliance
with the approved landscape plan.
!L Applicant shall ~ required to pay Public Works development plan review, and construction
inspection fEes, as detenniMd during th. plan review proc=ss, prior to signature: on the final plat.
It Compaction ~st I!sults must be submitted to the Meridian Building Department for all builwnf
pads receiving engineered backfill, where footing would sit atop fill materiaL
II 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 ~sp'nsibl~ for application and compliance with and NPDES Permitting that
may be~ tBluired by the Environmental Protection Agency.
8. All development features shall comply with the Am'means with Disabiliti!Js Act and the Fair
Housing Act.
9. Any tree over 4" in caliper that is removed from the property shall be replaced by installing
addition 11 trees, being the equivalent number of caliper inches of treeI that were removed.
Requirid landscaping trees will not b.conside:red as replacement 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
fmal plat within two YIlU'S of the approval of the preliminary plat per UDe 11-6B-7 A. In the
event that the ctev!Jopment of the preliminary plat is mad.. in successive phases in an orderly and
reasonable manner, and conforms substantially to the approved preliminay plat, such seaments,
if submitted within successivel intervals of eighteen months, may bt! considered for tinal approval
without resubmission for preliminary plat approval ~ UDC 11-6B-7B.
STAFF RECOMMENDATION
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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Staff Fo;unends approval of ~ final oIat for Tapestry Subdivision (PP"(x)-043) wjJ1 the< above stated
comments and conditions.
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