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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEP AR TMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: November 28, 2006
Transmittal Date: November 21,2006
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TO:
Mayor and City Council
FROM:
Kristy Vigil, Assistant City Planner ~
Michael Cole, Development Services Coordinator (Y\ c...
SUBJECT:
Cedarcreek Subdivision Final Plat
City Of Meridian
City Clerk Office
Request for Final Plat Approval of Cedarcreek Subdivision Consisting of 85
Single-Family Residential Building Lots 8 Common Lots on 19.57 Acres in R-8
Zone by Liberty Development, Inc. (File# FP-06-046).
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, Liberty Development, Inc., has applied for final plat approval of 85 single-family
residential building lots and 8 common lots on 19.57 acres of land for Cedarcreek Subdivision. The
current zoning designation for the proposed subdivision is R-8 (Medium-Density Residential). The gross
density of the proposed subdivision is 4.34 dwelling units per acre; the net density is 3.83 dwelling units
per acre.
Cedarcreek Subdivision is located on the north side of McMillan Road, approximately ~ mile west of
Meridian Road in the SE ~ ofT. 4N., R.1W., Section 25. This property has not been previously platted.
The City Council approved the preliminary plat for Cedarcreek Subdivision on August 8, 2006 and the
submitted [mal plat substantially complies with the approved preliminary plat.
Staff recommends approval of Cedarcreek 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-06-007) and development
agreement (lnst. No. 106183582).
2. The applicant has indicated that the pressurized irrigation system in this development is to be
owned and operated by Settlers Irrigation District. Therefore, 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 [mal plat by the Meridian City Engineer.
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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. Sanitary sewer to this site is being proposed via extension of mains proposed, but not as yet
installed, in Paramount #14. A pre-construction meeting shall not be scheduled until such time as
the sewer stub from Paramount is installed, OR the applicant may provide a signed easement
from the property owner to the north which would allow for installation of the sewer line through
the Paramount property to the Cedarcreek Subdivision.
6. 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.
7 . Water service to this site is being proposed via extension of mains proposed in McMillan Road
and proposed mains in Paramount #14. 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.
8. 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.
9. All common driveways shall be constructed in accordance with UDC II-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. 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. The applicant shall provide a sidewalk along McMillan Road in front of the outparcel directly to
the west (Reiterman). Said sidewalk shall connect the sidewalk required along McMillan Road
with the Paramount South 60 Subdivision to the required Cedarcreek Subdivision sidewalk along
McMillan Road. The exact location of the sidewalk adjacent to the outparcel is to be determined
by ACHD, with review and approval by the neighbors, Carl and Bonnie Reiterman
11. Post no parking signs on both sides ofN. Newsham Avenue and N. Seel Way within fifty in both
directions of the alley entrances, as measured from the centerline ofthe alley.
12. Revise or add the following plat notes on the face of the plat prepared by Bailey Engineering,
Inc., and dated 10/11/06:
9.) Revise to read, "Other thaB. the aecess . . . ',vith this apfllieation, Direct lot access to W.
McMillan Road is prohibited."
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
10.) Revise to read, "Lot 10, Block 1, aBd Lot 8, Block 8, have an has aU-foot. . . as shown and
Lot 2, Block 6 has a 17-foot wide sidewalk easement as shown.
*.) Add a note, "This plat is subject to a development agreement recorded as instrument number
106183582 of Ada County Records."
13. The landscape plan, prepared by The Land Group and dated 10/12/06, shall be revised as follows:
a. Add the detail of the tot lot on the face ofthe plan.
b. Revise the plan to depict the sidewalk along McMillan Road, which connects Paramount
South 60 Subdivision and Cedarcreek Subdivision.
c. The landscaping shown adjacent to the Reiterman property on the western boundary is
not a part of the proposed plat, therefore it is not required.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on the final plat by the City Engineer.
14. 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-II 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-
II. 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 ofUDC 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.
15. Staff s failure to cite specific ordinance provisions or conditions of the preliminary plat does not
relieve the Applicant of responsibility for compliance.
STANDARD CONDITIONS
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.
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.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
5. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as detennined 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
[mal 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 II-6B-7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Cedarcreek Subdivision (FP-06-046) with the above
stated conditions.
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