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STAFF REPORT:
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS s~E(f~IVEr
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Hearing Date: November 21, 2006
Transmittal Date: November 16, 2006
TO:
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Mayor and City Council ~
Kristy Vigil, Assistant City Planner '(.JI &!t~'T~"'tY:
Michael Cole, Development Services Coordinator M C
FROM:
SUBJECT:
Cedar Springs Townhomes Subdivision Final Plat
Request for Final Plat Approval of Cedar Springs Townhomes Consisting of 48
Attached Single-Family Residential Building Lots, 20 Detached Single-Family
Residential Building Lots and 5, Common Lots on 11.05 Acres in R-8 and R.15
Zones by John Flaherty Construction (File# FP-06-047).
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, John Flaherty Construction, has applied for final plat approval of 48 attached single-family
residential lots, 20 detached single.family residential building lots, and 5 common lots on 11.05 acres of
land for Cedar Springs Townhomes Subdivision. The current zoning designation for the proposed
subdivision is R-8 (Medium-Density Residential) and R-15 (Medium High-Density Residential). The
gross density of the proposed subdivision is 6.15 dwelling units per acre; the net density is 8.08 dwelling
units per acre.
Cedar Springs Townhomes Subdivision is located on N. Summit Way on the south side of McMillan
Road and west of Meridian Road in the NE ~ ofT. 4N., RIW., Section 36. This property is a re-plat of
Lot 2, Block 36 of Cedar Springs Subdivision No.4, which was recorded in 2004.
The City Council approved the preliminary plat for Cedar Springs Townhomes Subdivision on September
26, 2006 and the submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Cedar Sprinl!s Townhomes 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-06-033) and development
agreement (Inst. No. 106180814).
2. The applicant's application indicated that the pressurized irrigation system in this development is
to be owned and operated by the Homeowners Association. However the plat calls out Settlers as
owning and maintaining the system. If the system is to be owned and operated by the HOA then
plans and specifications will be reviewed by the Public Works Department as part of the
construction plan approval. A draft copy of the Operations and Maintenance manual shall be
required prior to plan approval with a final copy being submitted prior to signature on the [mal
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
plat. If the pressurized irrigation system is to owned by Settlers Irrigation District then a letter of
plan approval shall be submitted prior to scheduling of a pre-construction meeting.
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.
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. Sanitary sewer to this site is being proposed via extensions of existing mains in N. Summit Way.
Applicant will be responsible to construct the sewer 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.
6. Water service to this site is being proposed via extension of mains in N. Summit Way. The
applicant shall be responsible to install mains to and through this development. Coordinate main
size 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. 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.
8. All common driveways shall be constructed in accordance with UDC 11-6C-3D, and be paved a
minimum of 20-feet wide with a surface capable of supporting 75,000 lbs. with a turning radius
of 28' inside and 48' outside for fire vehicles and equipment. All properties that abut a common
driveway shall take access from the driveway.
9. Depict the building setbacks, and orientation of the lots and structures for all lots sharing
driveways, on the face of the final plat. File a perpetual ingress/egress easement for all lots that
share a driveway. The applicant may record an easement and include the instrument number on
the face of the plat prior to signature of the City Engineer, OR dedicate said easements via the
plat. Graphically depict the common driveway easements for each applicable lot on the face of
the plat.
10. Lots 13-16 Block 2 do not meet the minimum lot size for the R-8 Zone. Either revise the plat so
that these lots meet the minimum lot size of 5,000 square feet OR graphically depict a common
driveway easement as the UDC allows lot size to be 4,000 square feet for lots sharing a driveway.
11. Include in the legend a symbol that will denote which lot lines will not have the standard
easements dedicated due to the fact that these lot lines will be spanned by attached structures.
12. Graphically depict on the face of the plat a special setback on along the following lots that are
adjacent to the proposed infiltration trenches. The setback shall be of sufficient width to ensure
the Department of Enviromnental Quality's Best Management Practice of 20-feet separation
between building foundations and infiltration trenches.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
a.) The northern boundary of Lots 3-7, Block 2.
13. Revise or add the following plat notes on the face of the plat prepared by J-U-B Engineers, Inc.,
and dated 10/11/06:
*.) 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 such maintenance responsibilities are assumed by an
irrigation! drainage district."
*.) Add a note, "This plat is subject to a development agreement recorded as instrument number
106180814 of Ada County Records."
14. The landscape plan, prepared by The Land Group and dated 10/18/06, shall be revised as follows:
a. Add the tree class to the plant schedule.
b. Call out the dimensions and materials for the fencing adjacent to Lots 1 and 14, Block 3.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on the final plat by the City Engineer.
15. 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.
16. Stair 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. 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.
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.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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.
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.
II. 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 Cedar Sprinl!s Townhomes (FP-06-047) with the above
stated comments and conditions.
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