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FP-06-044 Cabella Creek Subdivision FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: October 17, 2006
Transmittal Date: October 12, 2006
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Kristy Vigil, Assistant City Planner '(.JI . ~~:l
Michael Cole, Development Services Coordinator (Y\ C
Mayor and City Council
FROM:
SUBJECT:
Cabella Creek Subdivision Final Plat
Request for Final Plat Approval of Cabella Creek Subdivision Consisting of 47
Single-Family Residential Building Lots and 11 Common Lots on 18.84 Acres in
an RR4 Zone by ATM Development, LLC (File# FP-06-044).
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, ATM Development, LLC, has applied for final plat approval of 47 single-family
residential lots and 11 common lots on 18.84 acres of land for Cabella Creek Subdivision. The zoning
designation for the proposed subdivision is RR4 (Medium Low-Density Residential). The gross density of
the proposed subdivision is 2.5 dwelling units per acre; the net density is 3.1 dwelling units per acre.
Cabella Creek Subdivision is located at the northeast corner of Mesa Way and E. Victory Road in the SE
)4 ofT. 3N., R.1E., Section 19. This property is a portion of Lots 3, 4, and 5 and all of Lot 6, Block 1 of
Kachina Estates Subdivision.
The City Council approved the preliminary plat for Cabella Creek Subdivision on June 6, 2006 and the
submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Cabella Creek 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-06-012) and development
agreement (recorded as instrument #106141057).
2. The applicant has indicated that the pressurized irrigation system in this development is to be
owned and operated by the Homeowners' Association. Therefore plans and specifications will be
reviewed by the Public Works Department as part of the construction plan review, with a draft
Operations and Maintenance manual being required prior to plan approval. A "final draft" shall
be submitted prior to signature on the [mal plat.
3. 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.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
4. 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.
5. The required street buffer along Victory Road shall be constructed prior to the issuance of
occupancy for any dwelling units in this development.
6. All existing houses that are to remain 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. The preferred construction traffic entrance to the development shall be Victory Road and not
Mesa Way.
8. That one public street access, and no driveways, will be allowed to Victory Road. Existing
driveway(s) to Victory Road may be utilized until the internal streets within the plat are
constructed and approved by the Transportation Authority (ACHD). At such time, direct lot
access to Victory Road shall be prohibited.
9. The applicant shall be responsible to install a temporary off-peak pumping station in a location
designated by the Public Works Department. The station design and capacity shall be
coordinated with the Public Works Department; the design shall include communication
capabilities that are consistent with the City of Meridian's SCADA system. If new information
arises from ongoing modeling exercises or other subsequent sources, then this condition may be
rescinded by the City Engineer.
10. Sanitary sewer and water service to this site is being proposed via extensions of existing mains in
Victory 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. 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.
11. The applicant shall be responsible to install sewer mains to S. Mesa Way from E. Loggers Pass
Street and E. Glacier Bay Street.
12. A 12-inch water main shall be required to be installed from E. Victory Road to the northern most
of Mesa away along the frontage of this project.
13. Due to the crossing of the Ten Mile Creek at S. Bailey Way, the applicant shall perform a
"Cumulative Rise Test" to ensure the 100Ryear flood will pass through the improvement. Said
study shall be submitted to the Public Works Department prior to construction plan approval.
14. The preliminary plat showed a portion of Lots are encumbered by the AE floodplain. The
applicant shall do one of the following to mitigate for this:
a) The applicant shall revise the lots to ensure all buildable lots are out of the AE floodplain.
The applicants surveyor shall submit a signed, stamped letter certifying that all lots are
out ofthe floodplain.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
b) Or, file for a LOMAR with FEMA to remove the floodplain. The letter shall be submitted
to Public Works prior to signature on the [mal plat.
c) Or, add a note on the final plat referencing the floodplain map and those lots will have to
file elevation certifications. Concurrent with submittal for signature the applicant shall
submit a second plat with the floodplain overlay on it.
15. Include "Meridian" in the situate statement.
16. Include the instrument number for the Restrictive Covenants shown on the face of the plat.
17. It appears that the bearings called out on the face of the plat do not match the bearings of record.
The applicant shall confirm this information and include bearings of record in parenthesis on the
face of the plat.
18. The development agreement on this property has the following condition, "To mitigate the
potential of light from cars exiting this site from entering through the windows of the neighbor's
house across Mesa Way (Binford property), the applicant has volunteered to, at the developer's
expense, provide off-site improvements adjacent to the Binford property to mitigate light
intrusion from car headlights. Said improvements may include widening the "U" of their
(Binford's) driveway and providing berming and landscaping on the Binford's property, as
allowed by the Binford's." The applicant shall provide a letter from the Binford's stating that this
requirement has been met, prior to signature on the final plat by the City Engineer.
19. A pedestrian/sidewalk easement shall be dedicated over all sidewalks not falling in the public
right-of-way.
20. Any existing domestic wells and/or septic systems within this project will have to be removed
from their domestic service per City Ordinance Section 9RI-4 and 9-4-8. Wells may be used for
non-domestic purposes such as landscape irrigation.
21. Revise the following plat notes on the face of the plat prepared by The Land Group and dated
9/15/06:
1.) Revise to dedicate 14.feet of easement. The extra is needed to ensure 10-feet past the edge of
sidewalk.
5.) Revise to read, "A ten (10) foot wide easement along all rear lot lines, and centered on interior
lot lines shall be reserved for Public Utilities, transportation of property drainage, and/or the
installation and maintenance of a pressurized irrigation system."
*.) Add a note restricting direct lot access to Victory.
*.) Add a note, "Bottom elevation of structural footings shall be set a minimum of 12-inches
above the highest established normal ground water elevation."
*.) Add a note, "Individual lot owners are responsible for maintenance of any irrigation/drainage
pipe or ditch crossing their lot unless said maintenance is assumed by an irrigation/drainage
entity."
*.) Add note: "This plat is subiect to a development agreement recorded as instrument number
106141057 of Ada County Records."
22. The landscape plan, prepared by The Land Group and dated 9/12//06, shall be revised as follows:
a.) The proposed 6-foot wide parkways shall be constructed with root barrier per UDC ll~
3A-17E2, revise plan accordingly.
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CITY OF MERIDIAN PLANNING AN D PUBLIC WORKS DEP AR TMEN TS STAFF REPORT
b.) Depict the existing fencing on the northern boundary (abutting Salmon Rapids No.5) on
the plan.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on the final plat by the City Engineer.
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-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 11~3BRll, 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. 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. 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
nonRapproval 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. 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.
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. 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.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
7. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
8. Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
9. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
10. 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.
11. Approval of the preliminary plat shall become null and void if the applicant fails to record the
fmal 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 Cabella Creek Subdivision (FP-06-044) with the above
stated comments and conditions.
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