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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: January 9, 2007
Transmittal Date: January 4, 2007
TO:
Mayor and City Council
FROM:
Kristy Vigil, Assistant City Planner '(.JI
Michael Cole, Development Services Coordinator fV\ c.
City Of Meridian
City Clerk Office
SUBJECT:
Hitterbrush Point Subdivision Final Plat
Request for Final Plat Approval of Bitterbrush Point Subdivision Consisting of
27 Single.Pamily Residential Building Lots and 4 Common Lots on 10.94 Acres
in an R-4 Zone by Majestic, Inc. (File# FP-06~051).
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, Majestic, Inc., has applied for final plat approval of 27 single-family residential building
lots and 4 common lots on 10.94 acres of land for Bitterbrush Point Subdivision. The current zoning
designation for the proposed subdivision is R-4 (Medium Low-Density Residential). The gross density of
the proposed subdivision is 2.47 dwelling units per acre and the net density is 3.07 dwelling units per
acre.
Bitterbrush Point Subdivision is located east of Meridian Road and north of Victory Road in the SW 1/4
ofT. 3N., R.lE., Section 19. This property has not been previously platted.
The City Council approved the preliminary plat for Bitterbrush Point Subdivision on October 3, 2006 and
the submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Bitterbrush Point 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-06-034) and annexation and
zoning (AZ-06-036) applications.
2. The applicant's application has indicated that the pressurized irrigation system in this
development is to be owned and operated by Nampa and Meridian Irrigation District, however
the plat has a note indicating that the Homeowner's Association will own the system. If it is a
private system then a draft copy of the operation and maintenance manual shall be submitted
prior to plan approval with a final copy being submitted prior to plat signature. If it is to be owned
by an irrigation district a letter of plan approval shall be submitted prior to scheduling of a pre-
construction mccting.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
3. Rcvisc the construction plans tu shuw a source for the required pressurized irrigation system in
this development. If the source is to be an on-site pump station then the pump station shall be in
a common lot, outside of any required street buffers.
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. Sanitary sewer to this site is being proposed via extension of mains located in Meridian Road.
These mains are temporarily flowing out of shed. The applicant shall wait for the Black Cat
Trunk to connect to the Glacier Springs Diversion manhole or construct an off-peak storage
station, design and location shall be coordinated with the Public Works Depmtmeut.
7. Lots14-16, Block 2 have an easement for the Kennedy Lateral shown on them. Prior to signature
on the plat, the applicant shall either:
a. Submit a copy of a license agreement with Nampa and Meridian Irrigation District
allowing the individual lots to [em.::e to their property line.
b. If the Kennedy Lateral is to moved, submit evidence that the easement has been vacated.
c. Revise the plat to remove the portion of those lots encumbered by the easement, and
place it in a common lot. All buildable lots shall meet the minimum dimensional
standards of the UDC.
8. A fourteen-foot wide all weather access road shall be constructed to all allow access to all
manholes not located within the right-of-way_
9. Prior to plan approval the applicant shall submit a sewer easement, on the City of Meridian's
standard forms, for the off-site sewer.
10. Due to a City of Meridian sewer main, there shall be no trees allowed within Lot 13, Block 2.
II. The applicant shall 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 pef
City of Meridian Standard Specifications.
12. Water service to this site is being proposed via extension of mains in Observation Point
Subdivision. 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.
13. No manholes or water valves shall be allowed within landscape islands.
14. 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.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
15. The property below the Kennedy Lateral is labeled on the plat as "unplatted". However, it is
platted as Mussell Comer Suhdivision. Revise the plat accordingly.
16. Please submit a copy of the Ada County Street Name Committee's "Final" letter for the street
names and lot & block numbering. Make all corrections necessary to comply.
17. Graphically depict a special setback in the following locations. The setback needs to be sufficient
to ensure the Department of Environmental Quality's required 20-feet of separation between a
building foundation and infiltration trench.
a. Adjacent to the right-of-way on Lots 7,8, and 10 Block 2.
b. The north boundary of Lots 3-4, Block I.
c. The east boundary of Lot 20, Block 2.
18. Graphically depict a wider Public Utilities, Drainage and Irrigation easement in the following
locations (the easement is needed to accommodate the Irrigation District's desire to have 5-feet of
easement past the centerline ofthe pressurized irrigation pipe being installed):
a. The eastern boundary of Lot 20, Block 2.
b. The northern boundary of Lot 4, Block 1.
19. Remove the graphically depicted 5-foot easement on the north side of Lot 3, Block 3. It has to be
tht: standard 10-feet wide to accommodate the irrigation main being installed.
20. Revise or add the following plat notes on the face of the plat prepared by Engineering Northwest,
LLC, and dated 10/25/06:
8.) Either remove this note or revise it to reference the actual owner of the pressurized
irrigation system.
11.) Revise to read, "Building setbacks and dimensional standards in this subdivision shall be
in compliance with the applicable zoning regulations of the City of Meridian."
21. The landscape plan, prepared by The Land Group, Inc., and dated 12/27/06, shall be revised as
follows:
a. Extend the pathway located on Lot 13, Block 2 to the property boundary to provide a
usable pedestrian connection to Mussell Comer Subdivision;
b. Trees are not permitted on Lot 13, Block 2, revise plan accordingly;
c. Show the required sewer access road on the northwestern portion of Lot 4, Block 2. The
road shall not extend past thc southcm boundary of Lot 13, Dlock 2.
Submit three fUll-size copies of the revised landscape plan to the Planninf{ Department prior to
signature of the final plat by the City Engineer.
22. All areas approved as open space shall be free of wet ponds or otht:r sUl,;h nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3B-Il 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 ll-3B-
11. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
sudl plan, tht: 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 ll-:m-ll, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEP AR TMENTS STAFF REPORT
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
23. 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, altematt:: plans will bt::
reviewed and approved by the City Engineer.
2. Street signs are to be in place, water system shall be installed and activated, sewer system shall
have passed air-testing and video inspection, fencing installed, drainage lots constructed, road
base approved by tht:: Aua County Highway District and the Final Plat for this subdivision shall
be recorded, prior to applying for building permits.
3. 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.
4. 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.
5. 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.
6. 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.
7. 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.
8. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
9. Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
10. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
11. 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 he considered as repJ::lCement trees for those trees that have to
be removed.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
12. 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 I I -6B- 7 A. Tn 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 Bitterbrush Point Subdivision (FP-06-051) with the
above stated conditions.
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