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HomeMy WebLinkAboutTapestry Subdivision FP-06-043 BEFORE THE MERIDIAN CITY COUNCIL C/C October 3, 2006 IN THE MATTER OF THE ) APPLICATION OF RAFTIS ) TAPESTRY, LLC FOR FINAL PLAT ) APPROVAL OF 19 SINGLE- ) FAMILY RESIDENTIAL BUILDING ) LOTS AND 5 COMMON LOTS ON ) 3.92 ACRES IN AN R-8 ZONE ) LOCATED AT 635 AND 675 SOUTH ) LINDER ROAD IN A ) RESUBDIVISION OF LOTS 14 ) THROUGH 17, VANHEES ) SUBDIVISION, AS RECORDED IN ) BOOK 12 OF PLATS AT PAGE 688, ) RECORDS OF ADA COUNTY, IDAHO AND LYING IN THE SE ~ OF THE NE ~ OF T. 3N., R. lW., SECTION 14 CASE NO. FP-06-043 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 October 3, 2006, and the Council finding that the Administrative Review is complete from Kristy Vigil, Assistant City Planner for the Planning and Zoning Department, and Michael Cole, Development Services Coordinator for the Public Works Department, dated: Hearing Date: October 3, 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: ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR TAPESTRY SUBDIVISION / (FP-06-043) Page 1 of 4 1. The Final Plat of "PLAT SHOWING TAPESTRY SUBDIVISION A RESUBDIVISION OF LOTS 14 THROUGH 17, VAN HEES SUBDIVISION, AS RECORDED IN BOOK 12 OF PLATS AT PAGE 688, RECORDS OF ADA COUNTY, IDAHO AND LYING IN THE SE ~ OF THE NE ~ OF T. 3N., R. 1 W., SECTION 14, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2006, HANDWRITTEN DATE: 08/24/06, SHEET 1 OF 3, MARKS LAND SURVEYING", RAPTIS TAPESTRY, LLC, Developer, is Conditionally Approved subject to those conditions of Staff comments as set forth in the Memorandum to the Mayor and City Council from Kristy Vigil, Assistant City Planner for the Planning and Zoning Department and Michael Cole, Development Services Coordinator for the Public Works Department, dated: Hearing Date: October 3,2006, listing 17 SITE SPECIFIC REQUIREMENTS/FINAL PLAT and 10 GENERAL REQUIREMENTS, a true and correct copy of which is attached hereto marked Exhibit "A", and consisting of 4 pages, and by this reference incorporated herein, and the response letter from Civil Dynamics, a true and correct copy of which is attached hereto marked Exhibit "B" and consisting of 5 pages, and by this reference incorporated herein, and the response letter from Nampa and Meridian Irrigation District, a true and correct copy of which is attached hereto marked Exhibit "C" and consisting of 1 page, and by this reference incorporated herein. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR TAPESTRY SUBDIVISION / (FP-06-043) Page 2 of 4 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: 1. The Plat dimensions are approved by the City Engineer; and 2. The City Engineer has verified that all off-site improvements are completed and! or 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 after the date of this decision and order, seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. .3..el By action ofthe City Council at its regular meeting held on the day of OCl-Obe...r ,2006. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR TAPESTRY SUBDIVISION / (FP-06-043) Page 3 of 4 ATTEST: Copy served upon: ./ /'Public Works Department ./ City Attorney By:<:h~~'0 City Clerk's Office Dated: 1 '-1-01 0 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR TAPESTRY SUBDIVISION / (FP-06-043) Page 4 of 4 STAFF REPORT: CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT ~;idi~ \ -, j v,~1 or. Hearing Date: October 3,2006 Transmittal Date: September 28, 2006 TO: I ILJ.'BO '.... ;-.:. ~ Kristy Vigil, Assistant City Planner '(.JI " .~.'t~II!:.__~-'i Michael Cole, Development Services Coordinator (Y\ G Mayor and City Council FROM: SUBJECT: Tapestry Subdivision Final Plat Request for Final Plat Approval of Tapestry Subdivision Consisting 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 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 residential lots and 5 common lots on 3.92 acres ofland 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., RlW., 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 10.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 fmal 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-06-026) and annexation and zoning (AZ-06.27). Exhibit "A" FP-06-043 Tapestry Subdivision FP.doc PAGEl CITY OF MERIDIAN 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 by Nampa and Meridian Irrigation District. A letter of plan approval shall be submitted prior to scheduling of a pre-construction meeting. 3. Prior to plan 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 responsible 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 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. 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 9A~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 11-3B-12. 12. 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. 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. Exhibit "A" FP-06-043 Tapestry Subdivision FP.doc PAGE 2 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 ensure the Certificate of Owners is accurate. 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 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. >I< Add a note dedicating a lO-foot wide public utilities, drainage, and irrigation easement centered on all interior lot lines. * Add note, "Direct lot 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 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 1l.3A-7C2. d. Include fencing details for 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 10-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 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 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 stonnwater 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. 17. Staffs failure to cite specific ordinance provisions or conditions of the preliminary plat does not relieve the Applicant of responsibility for compliance. Exhibit "A" FP-06-043 Tapestry Subdivision FP.doc PAGE 3 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 final plat. 2. 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. 3. 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. 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 and 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. Required landscaping trees will not be considered 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 final plat within two years of the approval of the preliminary plat per UDC ll-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 ll-6B-7B. STAFF RECOMMENDATION Staff recommends approval of the final plat for Tapestry Subdivision (FP-06-043) with the above stated comments and conditions. Exhibit "A" FP-06-043 Tapestry Subdivision FP.doc PAGE 4 CITY OF MERIu.AN PLANNING AND PUBLIC WORKS JJEPARTMENTS STAFF REPORT STAFF REPORT: -, ; 'J'- ...r';:". {:...- , . ..,.. ,{. ~A( >:~;:.;;t--,:,:.. oU'e~~idl;;:~~f;:, ,". 1.1 I~ ),\H' I /.'" ~ J/ '(.:J <~~~':' t., itjjf>'~'--; ~:~:~it~::~~':;;;~~~;:e' Coordinator fY\ G - . 1 C1l:~ T S bd' .. p' I 0 C 1 (j '" 7J apestry u IVlSlon lOa Plat C1J'>v I;.j .J' 2.-:;"" J:l.(.t .. O~";,. . &U{) Request for Pinal Plat Approval of Tapestry Subdivision Consist~1'J6Y-(1~9iS}hiiii:l}\' Pamily Residential Building Lots and 5 Common Lots on 3.92 Acres in ait'-RtSVO Zone by Raftis Tapestry, LLC (File# FP-06-043). Hearing Date: October 3, 2006 Transmittal Date: September 28, 2006 TO: Mayor and City Council FROM: SUBJECI': 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 final 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.IW., 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 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 IO feet to accommodate the home. The applicant is providing an additional 70 feet buffer/common lot on the north side of the sitc 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 IS, 2006. Staff recommends &D9roval 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 pl&t (PP-06-026) and annexation and zoning (AZ-06-27). Comment noted. FP-06-043 Tapestry Subdivision FP.doc ~:xhibil "W PAGE I CITY OF MERL_.AN PLANNING AND PUBLIC WORK... ..JEPARTMENTS STAFF REPORT 2. The applicant has indicated that the pressurized irrigation system in this development is to be owned and operated by Nampa and Meridian Irrigation District. A letter of plan approval shall be submitted prior to scheduling of a pre-construction meeting. Plans have been submitted to NMID, and the letter of approval will be forwarded to the City. 3. Prior to plan approval the applicant shall submit signed written documentation from the School District, granting permission to install mains across their property. Matt Schultz is working with Wendall Bigham at the Meridian School District and written documentation granting permission will be forwarded to the City. IBIIrhe 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. Our infrastructure is an extension of the Whitestone PI system. A backflow prevention device is currently in place. 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 pennits for this subdivision. Comment noted. 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. Comment noted. 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 engineering staff shall be submitted prior to construction plan approval. Comment noted. 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 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. Comment noted. 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. Comment noted. 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. We have relocated the 20' wide trench on Lot 9. Lot 8 will have a standard 5' setback on the western boundary. 11. Revise Lot 13, Block I (pathway to the school) to be 15 feet wide to comply with the standards for micro-paths in UDC 11-3B-12. The revised pIatwill indicate a 15' wide lot. FP-06-043 Tapestry Subdivision FP.doc E"hibit"H" PAGE 2 CITY OF MERID1AN PLANNING AND PUBLIC WORKS vEP ARTMENTS STAFF REPORT 12. 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. 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. 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. Comment noted. 13. The Certificate of Owners is missing the call of the northern boundary of this subdivision. The applicant shall make any necessary corrections to ensure the Certificate of Owners is accurate. The Certificate of owners has been revised. 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 pennanent 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 lO-foot wide public utilities, drainage, and irrigation easement centered on all interior lot lines. * Add note, "Direct lot access to South Linder Road is prohibited." The final plat has been revised. 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 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 UDe 11-3A-7C2. d. Include fencing details for 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 11-3B-7C5a. g. Include planting and installation details on the plan. h. Include tree class in the plant palette. Comments have been forwarded to Jensen & Belts. Copies of the revised plan will be forwarded to the Planning Department. Submit three copies of the revised landscape plan to the Planning Depanment 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 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 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 detention facility cannot be incorporated into the approved FP-06-043 Tapestry Subdivision FP.doc Exhihit "8" PAGE 3 ClTY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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. Comment noted. 17. Staff's failure to cite specific ordinance provisions or conditions of the preliminary plat does not relieve the Applicant of responsibility for compliance. Comment noted. 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 final plat. 2. 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. 3. A written certificate of completion shall be prepared 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, including plant materials and sprinkler installation, are in substantial compliance 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 and 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. Required landscaping trees will not be considered 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 final plat within two years of the approval of the preliminary plat per UDC ll-6B-7A. 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 UDe ll-6B-7B. STAFF RECOMMENDATION FP-06-043 Tapestry Subdivision FP.doc Exhihil "H" PAGE 4 CITY OF MERIlJlAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT Staff recommends approval of the final olat for Taoestrv Subdivision (FP-06-043) with the above stated comments and conditions. FP-06-043 Tapestry Subdivision FP.doc F.xhi bil "B" PAGES ~ & ~ ~ t)i4/IUet , 503 FIRST STREET SOUTH NAMPA, IDAHO 836S1-4395 FAX # 208-463-0092 21 September 2006 c- ,..... "w.- . phones: ^rco Code 208 OFFICE: Nompo 466-7861 SHOP: Nompo 466-0663 City of Meridian City Clerk's Office William G. Berg If. 33 East Idaho Avenue ---Meridian,.ID -83642 ~'-' ,.:ity u', :"",...:.. :_ ::itv Cjef~. ;),'''' RE: FP 06-043/Tapestry Subdivision Dear Will: If all storm drainage is retained on.site there will be no impact on Nampa & Meridian lITigation District and no further review will be required. However, if any surface drainage leaves the site, the Nampa & Meridian Irrigation District requires that a Land Use Change Application lS filed for review prior to final platting. Please contact Donna Moore at 466- 7861 for further infonnation. All laterals and waste ways must be protected. The developer must comply with Idaho Code 31- 3805. It is recommended that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. Sincerely, fJJUJI~ Bill Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BHldbg c: File - Office/Shop A~~ROXIMATE IRRIGABLI': ACRES RIVER flOW RIGIITS . 23.000 BOISE PROJECT RICI.,TS . 40,000 Exhibit "C"