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STAFF REPORT:
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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Hearing Date: December 5,2006
Transmittal Date: November 30, 2006
TO:
Mayor and City Council
FROM:
Kristy Vigil, Assistant City Planner '(Jf
Michael Cole, Development Services Coordinator M c...
NOV 3 0 2006
SUBJECT:
Silversprings Subdivision Final Plat City Of Meridian
City Clerk Office
Request for Final Plat Approval of Silversprings Subdivision Consisting of 29
Single-Family Residential Building Lots and 4 Common Lots on 9.88 Acres in
an R-4 Zone by Reed Kofoed. (File# FP-06-049).
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, Reed Kofoed, has applied for final plat approval of 29 single-family residential building
lots and 4 common lots on 9.88 acres of land for Silversprings Subdivision. The current zoning
designation for the proposed subdivision is R-4 (Medium Low-Density Residential). The gross density of
the proposed subdivision is 2.94 dwelling units per acre and the net density is 3.52 dwelling units per
acre.
Silversprings Subdivision is located on the south side of McMillan Road, approximately 1/2 mile west of
Locust Grove Road in the NE 1/4 of T. 4N., R.1E., Section 31. This property was previously platted in
Ada County as Lots 1 and 2 of Crestwood Subdivision No.1.
The City Council approved the preliminary plat for Silversprings Subdivision on October 10,2006 and
the submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Silversprings 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-06-029) and annexation and
zoning (AZ-06-029) applications.
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 located to the south of this
property in Prospect Elementary. The applicant shall provide signed easements using the City of
Meridian's standard forms for all off-site sewer prior to construction plan approval.
6. All off-site manholes shall have a 14-foot wide all-weather access road per City of Meridian
specifications to allow for routine maintenance.
7. The applicant shall dedicate a 20-foot wide sewer easement on Lot 25 Block 1. No trees or other
large landscaping shall be allowed in this easement, the applicant shall coordinate with the
Planning Department compliance with this condition while still meeting all landscaping
ordinance.
8. 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.
9 . Water service to this site is being proposed via extension of mains proposed in McMillan Road.
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.
10. All existing houses shall be required to connect to City of Meridian services. The applicant shall
be responsible for the payment of assessments and the actual physical connection to the services.
The assessments shall be paid prior to signature on the [mal plat, the actual connection shall be
required prior to issuance of Certificates of Occupancy.
11. Please revise the Situate Statement to include "Meridian" before Ada CO\U1ty, Idaho.
12. Revise the Domestic water service origin statement to reference the City of Meridian instead of
United Water.
13. The Crestwood plat dedicated a 5-foot wide utilities and irrigation easement along interior lot
lines. Prior to signature on the [mal plat by the City Engineer, the applicant shall provide
documentation showing the existing easements have been vacated.
14. The applicant shall submit a signed letter from the Professional Engineer explaining the
eradication of the ditches on this property, and a signed letter of plan approval from the end-users.
15. 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.
16. 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
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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 ofthe plat.
17. Graphically depict an 8-foot wide Public Utilities, Drainage and Irrigation easement in the
following locations. It is needed to accommodate the Irrigation District's desire to have 5-feet of
easement past the centerline of the pressurized irrigation pipe being installed
a.) The northern boundary of Lot 5 Block 2.
b.) The northern boundary of Lots 4, 6, 8, and 16 Block 1.
18. Revise or add the following plat notes on the face of the plat prepared by Land Solutions, and
dated 9/14/06:
14.) Revise note to reference Settlers Irrigation District instead of Homeowners Association.
19. The landscape plan, prepared by South Landscape Architecture, P.C., and dated 09/19/06, shall
be revised as follows:
a. Add the detail of the open vision fencing on the face of 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.
20. 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-l1 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.
21. Complete the Certificate of Owners, and accompanying acknowledgement.
22. Staffs 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
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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.
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.
11. 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 Silversprim!s Subdivision (FP-06-049) with the above
stated conditions.
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