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STAFF REPORT:
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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Hearing Date: June 5,2007
Transmittal Date: May 31, 2007
TO:
Mayor and City Council
FROM:
Kristy Vigil, Assistant City Planner '(.i
208-884-5533
Scott Steckline, Development Services Coordinator
208-898-5500
SUBJECT:
Milford Creek West Subdivision
Request for Final Plat Approval of Milford Creek West Subdivision Consisting
of 48 Single-Family Building Lots and 7 common lots on 13.56 Acres in an R-8
Zone by H&B Associates, LLC (File# FP-07-015).
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, H&B Associates, LLC, has applied for final plat approval of 48 single-family building lots
and 7 common lots on 13.56 acres ofland for Milford Creek West Subdivision. The zoning district for the
proposed subdivision is R-8 (Medium-Density Residential District).
Milford Creek West Subdivision is located south of McMillan Road, approximately a 'l.:I mile west of
Eagle Road in the NE 1/4 T. 4N., R. IE., Section 32. This property has not been previously platted.
The City Council approved the preliminary plat for Milford Creek West Subdivision on December 6,
2005. The submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Milford Creek West 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-05-047) and preliminary plat (PP-
05-050) for this subdivision.
2. The Final Plat approval for this subject phase shall expire on 12-6-07, if the City Engineer's
signature has not been obtained.
3. Prior to submittal for signature by the City Engineer, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. The applicant is proposing to sewer service to this site via extensions of mains proposed in
Zebulon Heights #2. Zebulon Heights #2 has not installed the necessary mains to serve Milford
Creek Subdivision, therefore this property is currently not serviceable by the City of Meridian's
sanitary sewer system. Proceeding through the process is strictly at the risk of this applicant. The
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
City of Meridian does not guarantee sewer service to this site within the timelines set out in the
Unified Development Code.
5. Water service to this site is being proposed via extension of mains in Zebulon Subdivision. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works. The applicant shall be required to have two water
connections one in E Wainwright Dr and one in E Paint Street connecting through Zebulon
Heights #2 and shall be shown in the approved construction plans.
6. The applicant has indicated that the Zebulon Heights Owner's Association will own and operate
the required pressurized irrigation system in this development. Therefore plans and specifications
will be reviewed by the Public Works Department during the construction plan review with a
"draft' operations and maintenance manual being required prior to plan approval and a "[mal"
draft being required prior to signature on the [mal plat.
7. 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.
8. Add a note to the plat specifying who will maintain the 20.foot wide landscape easement on Lots
13 and 14, Block 3 (either HOA or individual lot owners). Revise the note on the face of the plat,
if the 20-foot landscape easement is not going to be maintained by the homeowners association.
9. Revise general note located with Lot 23, Block 4 "see note 13" to depict the correct note number.
10. 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
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.
11. Revise or add the following note(s) on the face of the plat prepared by Engineering Solutions,
LLP, stamped on 04/30/07 by D. Terry Peugh, prior to signature of the final plat by the City
Engineer:
*.) Add note, "Direct lot access to Wainwright Drive is prohibited with the exception of the
shared access between Lots 13 and 14, Block 3."
*.) Revise to read, ". . . W McMillan Road in place of E U stick Road.
12. 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. 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.
13. The landscape plan, prepared by Harvest Design, P.C., and dated 04/18/07 shall be revised as
follows:
a.) Include the tree class on the plan.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
b.) Show Lot 23, Block 4 and any associated improvements on the plan.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
of the final plat by the City Engineer.
14. 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.
15. Prior to signature of the [mal plat by the City Engineer, the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location of
mailboxes. Contact the Meridian Postmaster, Richard Buttram, at 887-1620 for more information.
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 ll-3B-ll.
If the stormwater detention facility cannot be incorporated into the approved open space and still
meet the standards of UDC ll-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.
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,
sewer line shall be installed and passed air test and video inspection, and road base shall be
approved 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.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEP AR TMENTS STAFF REPORT
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 Milford Creek West Subdivision (FP-07-015) with
the above stated comments and conditions.
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