HomeMy WebLinkAboutStaff Comments -Shepherd Creek Sub FP
STAFF REPORT:
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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RECEIVED
Hearing Date: February 20, 2007
Transmittal Date: February 15, 2007
TO:
Mayor and City Council
ILJAHO
FROM:
Kristy Vigil, Assistant City Planner '(.JI
208-884-5533
Michael Cole, Development Services Coordinator
208-898-5500
Me.
FEB 1 E 200-'
SUBJECT:
Shepherd Creek Subdivision Final Plat
City of Meridian
City Clerk Office
Request for Final Plat Approval of Shepherd Creek Subdivision Consisting of 55
Single-Family Residential Building Lots and 7 Common Lots on 12.00 Acres in
an R-8 Zone by RMR Consulting, Inc. (File# FP-07-003).
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, RMR Consulting, Inc., has applied for [mal plat approval of 55 single-family residential
building lots and 7 common lots on 12.00 acres of land for Shepherd Creek Subdivision. The current
zoning designation for the proposed subdivision is R-8 (Medium-Density Residential). The gross density
of the proposed subdivision is 4.58 dwelling units per acre and the net density is 5.96 dwelling units per
acre.
Shepherd Creek Subdivision is located on the west side of Meridian Road, approximately Y2 mile south of
Overland Road in the SE 1/4 ofT. 3N., R.l W., Section 24. This property has not been previously platted.
The City Council approved the preliminary plat for Shepherd Creek Subdivision on November 8, 2006
and the submitted [mal plat substantially complies with the approved preliminary plat.
Staff recommends approval of Shepherd Creek Subdivision with the comments and conditions
stated in this report.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved annexation (AZ-00-018), preliminary plat (PP-06-
040), and development agreement (lnst. No. 107001570.).
2. The applicant has indicated that Nampa and Meridian Irrigation District (NMID) will own and
operate the required pressurized irrigation system in this development. Therefore a fax from
NMID indicating plan approval, pressure irrigation system ownership and approved license
agreement 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.
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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 ll-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. The applicant is proposing sewer service via extension of mains that flow to the Bear Creek Lift
Station. This lift station is not currently eligible for further connections. The applicant may not
sewer this property until such time as the Black Cat Trunk extension makes it possible for this
development to sewer without the Bear Creek Lift Station. Therefore no building permits will be
accepted on this site until such time as the sewer from this development bypasses the Bear Creek
Lift Station. This condition may be rescinded by the City Engineer if new information arises
from ongoing modeling exercise or other subsequent sources that proves there is capacity within
the lift station.
6. The applicant shall be responsible to construct the Black Cat Trunk through this property.
Coordinate main size, routing, and depths with the Public Works Department.
7. The applicant shall revise the off.site gravity irrigation construction plans to ensure that the City
of Meridian has an adequate corridor to install the Black Cat Trunk through the "Church Site".
8. Revise the graphically depicted sewer easement on Lot 8, to read private sewer service easement.
Add a note that refers to this easement. The note should dedicate the sewer easement to parcel #
R8l86l20850.
9. The applicant shall 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. The contractor selected to install the water and
sewer mains must be in possession of a current, valid Public Works Contracting License.
10. 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.
11. 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. 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.
12. Prior to occupancy of the first structure of this development, the applicant shall provide
documentation to the Planning Department from the Meridian Fire Department approving the
secondary emergency access to Meridian Road.
13. The applicant shall dedicate additional Public Utilities, Drainage and Irrigation Easements along
interior lot lines where the pressurized irrigation system is being installed. There needs to be 5-
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
feet past the centerline of pipe to comply with Nampa and Meridian Irrigation District
requirements.
14. Special setbacks need to be graphically depicted on the face of the plat to comply with The
Department of Enviromnental Qualities Best Management Practice of 20-feet of separation
between a seepage bed and building foundation.
15. Graphically depict extra Public Utilities, Drainage and Irrigation easement along the right-of-way
where the sidewalk is not located entirely within the right-of~way. The extra easement needs to
be wide enough to ensure 10- feet of easement past the edge of sidewalk.
16. The last call in the Certificate of Owner's prior to the Real Point of Beginning does not match
what is graphically labeled on the plat. The applicant shall ensure that the two descriptions are
both accurate and congruent.
17. 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.
18. The proposed 6-foot parkways adjacent to W. Bear Track Drive and S. Alaska Way shall be
constructed per UDC 11-3A-17E.
19. Revise or add the following plat notes on the face of the plat prepared by Stanley Consultants,
and dated 12/06/06:
(6.) Correct the spelling of "tie" to "time".
(10.) Revise to read "... except Lot 1, Block I; Lot 14. Block 2: Lot 1, 7, and 16. .."
(*.) Add note, "Bottom elevation of structural of footings shall be set a minimum of 12 inches
above the highest established normal ground water elevation."
(*.) Add note, "Individual lot owners are responsible for maintenance of any irrigation/drainage
pipe or ditch crossing their lot unless maintenance responsibilities are assumed by an
irrigation/drainage entity."
(*.) Add note, "This plat is subject to a development agreement recorded as Instrument
Number 107001570 of Ada County Records."
20. The landscape plan, prepared by Jensen Belts and dated 12/4/06, shall be revised as follows:
a. Revise plan to accurately depict the block numbers.
b. Include the fencing details on the face of the plan (i.e. construction materials, &
picture/ sketch).
c. Label the fencing adjacent to Lots 1 and 16, Block 3 and Lot 1, Block 4.
d. Include the tot lot details on the face of the plan.
e. Include planting and installation details on the face of the plan.
f. Depict three ornamental trees and one conifer on Lot 1, Block 4 as shown on the
approved preliminary plat landscape plan.
g. Revise the calculations table to accurately depict the required changes.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
of the final plat by the City Engineer.
21. 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
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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
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.
22. 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 Il-3A-6 all irrigation ditches, laterals or canals, exclusive of natural watetways, 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. 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 the Ada 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.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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 be considered as replacement trees for those trees that have to
be removed.
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 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 [mal approval
without resubmission for preliminary plat approval per UDC ll-6B-7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Shepherd Creek Subdivision (FP-07-003) with the
above stated conditions.
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