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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: March 20, 2007
Transmittal Date: March 15,2007
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TO:
Mayor and City Council
FROM:
Kristy Vigil, Assistant City Planner '(.JI
208-884.5533
Michael Cole, Development Services Coordinator fY\ C.
208.898-5500
SUBJECT:
Estancia Subdivision NO.2
Request for Final Plat Approval of Estancia Subdivision No.2 Consisting of 62
Single-Family Residential Building Lots and 8 Common Area Lots on 20.18
Acres in an R-4 Zone by Estancia Development, LLC (File# FP-07-005).
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, Estancia Development, LLC, has applied for [mal plat approval of 62 single-family
residential building lots and 8 common area lots on 20.18 acres ofland for Estancia Subdivision NO.2.
The zoning district for the proposed subdivision is R-8 (Medium-Density Residential). The gross density
of the proposed subdivision is 3.1 dwelling units per acre; the net density is 4.2 dwelling units per acre.
Estancia Subdivision No.2 is located on the north side of Amity Road, approximately a \4 mile east of
Locust Grove Road in the SW \4 of T. 3N., R. IE., Section 29. This property has not been previously
platted.
This second phase of Estancia Subdivision was originally preliminary platted as Cottswold Village
Subdivision. The City Council approved the preliminary plat for Cottswold Village Subdivision on
November 28, 2006. The submitted [mal plat substantially complies with the approved preliminary plat.
Staff recommends approval of Estancia Subdivision No.2 with the comments and conditions stated
in this report.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved annexation (AZ-06-042) and preliminary plat (PP-
06-044).
2. The Final Plat approval for this subject phase shall expire on 12/12/08.
3. Sanitary sewer and water service to this site is being proposed via extensions of existing mains
installed in previous phases. Applicant will 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.
FP-07-005 Estancia Subdivision No.2 FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
4. The City Engineer shall not sign the plat for this development prior to the Black Cat Trunk
connecting to the Glacier Springs Diversion Manhole, or the applicant shall be required to install
an "Off Peak Pumping Station" in a location coordinated with the Public Works Department. The
design shall be coordinated with the Public Works Department.
5. Revise the construction plans and plat to include the l5-inch sewer main being proposed from
Bellingham Park to be included in a common lot, instead of within a buildable lot. All lots must
still meet them minimum dimensional standards as required by code.
6. The applicant shall be required to install the sewer to and through this subdivision. This means
an 8-inch line to the western boundary in Amity Road, and the l5-inch line to the eastern
boundary in Amity Road.
7. Prior to any excavation or improvements within this development that applicant shall submit a
Flood Plain Development Permit and comply with all conditions of the same.
8. The applicant has indicated that Nampa and Meridian Irrigation District will own and operate the
required pressurized irrigation system in this development. Therefore a letter of plan approval
shall be submitted prior to scheduling of a preconstruction meeting.
9. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a single-point connection 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.
10. The applicant shall dedicate additional Public Utilities, Drainage and Irrigation Easement along
interior lot lines where the pressurized irrigation system is being installed. The width needs to be
sufficient to ensure 5-feet past the centerline of pipe.
11. Graphically depict a special setback from the right-of-way on the lots listed below. The setback
needs to be sufficient to ensure the 20-foot separation between an infiltration trench and a
building foundation as required by The Department of Environmental Qualities Best Management
Practices:
a) The eastern boundary of Lots 11-15 Block 5.
b) The north boundary of Lots 1.2, Block 14.
12. Revise or add the following note(s) on the face of the plat prepared by Bailey Engineering, Inc.,
stamped on 01/31/07 by D. Terry Peugh, prior to signature of the final plat by the City Engineer:
8.) Revise to read, ". . . shall be restrictod to f01:H" melt elpen fence per City elf Meridian
requirements in compliance with the applicable zoning regulations of the City of
Meridian at the time of submittal",
10.) Delete note.
12.) Revise note to accurately reflect where sewer easement will be placed per site specific
condition #5 above.
13. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A.7, and as
proposed on the landscape plan as amended with condition #14 below. Temporary construction
fencing to contain debris shall be installed at the subdivision boundary where permanent fencing
FP-07-005 Estancia Subdivision NO.2 FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
does not exist. Perimeter fencing shall be installed prior to release of building permits for this
subdivision.
14. The landscape plan, prepared by Jensen Belts and dated 02/07/07, shall be revised as follows:
a. Include the details of the gazebo on the face ofthe plan;
b. Label the fencing adjacent to Lots 2 - 5, Block 15.
c. The 6-foot solid fencing adjacent to Lot 9, Block 13 shall be revised per UDC ll-3A-
7A7b.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
of the final plat by the City Engineer.
15. 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.
16. 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-l1.
If the stormwater detention facility cannot be incorporated into the approved open space and still
meet the standards of UDC 11-3B-11, 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.
17. Staffs failure to cite specific ordinance provisions or conditions from 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. Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base shall be 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
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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 be considered as replacement trees for those trees that have to
be removed.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Estancia Subdivision No.2 (FP-07-005) with the
above stated comments and conditions.
FP-07-005 Estancia Subdivision NO.2 FP.doc
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