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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 '(.:J
208-884-5533
Scott Steckline, Development Services Coordinator
208-898-5500
SUBJECT:
Bienville Square Subdivision
Request for Final Plat Approval of Bienville Square Subdivision Consisting of 52
Single-Family Lots, I Multi-Family lot, 6 Commercial Lots, and 7 Common Lots
on 27.36 Acres in R-8, R-15, and C-G Zones by Red Cliff Development, me
(File# FP-07-012).
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, Red Cliff Development, me., has applied for final plat approval of 52 single-family lots, 1
multi-family lot, 6 commercial lots, and 7 common lots on 27.36 acres of land for Bienville Square
Subdivision. The zoning districts for the proposed subdivision are R-8 (Medium Density Residential), R-
15 (Medium High-Density Residential), and C-G (General Retail and Service Commercial District).
Bienville Square Subdivision is located on the west side of Eagle Road and south of Ustick Road in the
NE ~ of Section 5, 3N., R. IE. This property has not been previously platted.
The City Council approved the preliminary plat for Bienville Square Subdivision on May 2, 2006. The
submitted final plat substantially complies with the approved preliminary plat.
Note: The submitted landscape plan depicts a 35-foot wide landscape buffer along Eagle Road. However,
the Applicant has submitted a variance application requesting to allow 15 feet of right -of-way along Eagle
Road to count towards the required landscape street buffer of 35 feet. Staff does not believe that the future
approval or denial of the variance request by the Council will have a major impact on the layout of the
proposed subdivision. The subject report does not assume that a variance by the Council will be granted.
Staff recommends approval of Bienville Square Subdivision with the comments and conditions
stated in this report.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved rezone (RZ-05-019), annexation (AZ-05-057),
development agreements (mst. #104107406 and 107044347), preliminary plat (PP-05-059),
variance (V AR-06-018), and conditional use permit (CUP-05-052) for this subdivision.
FP-07-012 Bienville Square Subdivision FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
2. The Final Plat approval for this subject phase shall expire on 5/2/08, if the City Engineer's
signature has not been obtained.
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. The curve references inaccurately describe the curves, revise accordingly.
5. Lots 18 and 19, Block 2 do not appear to meet the minimum frontage requirement of 30 feet,
revise lots accordingly.
6. Depict an easement on Lots 25, 27, and 28, Block 1 on the face of the plat for the landscape
buffer on the north side of Cajun Lane.
7. Prior to issuance of certificate of occupancy the perimeter landscaping and fencing shall be
installed. Construction or surety for the multi-use pathway shall also be completed prior to
issuance of any certificate of occupancy.
8. Lots 19 - 22, Block I shall meet the minimum lot size for the R-8 zone. Provide lot closure prior
to signature of the final plat by the City Engineer.
9. Lot 23, Block 1 is shown entirely as a common area lot, however it was preliminary platted as a
multi-family lot and a common area lot. Revise plan accordingly to create a multi-family lot and a
common area lot as approved on the preliminary plat.
10. Boundary lengths and or bearings do not comply with those of existing adjacent plats of record
for Carols Subdivision No.1 & 2 for Lots 19 - 22 Block I, Lot 30 Block 1, and, Lot 2 Block 1.
Please reconcile and or make reference to the information of record.
11. The Applicant shall create a common lot encompassing the entire Finch Lateral Easement prior to
signature of the fmal plat by the City Engineer. The common lot shall be landscaped per UDC 11-
3G-3E.
12. The private street (N. Cajun Lane) shall be constructed per UDC 11-3F-4, the width of the travel
lane shall be at least 24 feet or 26 feet wide (proposed as 40 feet wide), as determined by the fire
marshal, a Fire Department approved turnaround shall be provided and the adjacent curb shall be
painted red, post the private street "No Parking", gates or other obstacles shall not be allowed,
and construct a 5-foot wide sidewalk on each side of the private street, as proposed.
13. The alley lot, Lot 18, Block 2, shall be constructed per UDC 11-6C35. The alley shall have a
minimum of 16 feet of paving, serve as a fire lane, and be constructed of concrete or asphalt with
a concrete ribbon curb. From the entrance to the public street provide a minimum of 28-foot
inside and 48-foot outside turning radius. No parking shall be allowed on either side of the street
within 50 feet of the alley entrance as measured from the centerline of the alley, and the alley
shall be designed so the entire length is visible from a public street.
14. 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.
15. Revise or add the following note(s) on the face of the plat prepared by Stanley Consultants,
stamped on 05/15/07 by Michael E. Marks, prior to signature of the final plat by the City
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Engineer:
2.) Revise to call-out Lot 23, Block 1 as a multi-family lot. Also, include Lot 18, Block 2
and the new common lot created from the division of Lot 23, Block I as common lots.
*.) Add note, Bottom elevation of structural footing shall be set a minimum of 12 inches
above the highest established normal ground water elevation.
*.) Add note, advising lot owners that they are responsible for maintenance of any
irrigation / drainage pipe or ditch crossing their lot.
*.) Add a note addressing the maintenance responsibilities of the landscape buffers adj acent
to Eagle Road and N. Cajun Lane that are not within common lots.
*.) Add note, "Maintenance of all common areas shall be the responsibility of the Bienville
Square Subdivision Business/Homeowners Association."
*.) Add note, "This plat is subject to a development agreements recorded as instrument
numbers 104107406 and 107044347 of Ada County Records."
*.) Add note, "Except for the access approved by ACHD, ITD, and the City of Meridian,
direct lot access to Eagle Road is prohibited."
16. The landscape plan, prepared by The Land Group, Inc., and dated OS/25/07, shall be revised as
follows:
a.) The landscape buffer adjacent to Eagle Road shall be a minimum of 35 feet, revise plan
accordingly
b.) The pathway adjacent to the southern boundary is labeled as a 7-foot path and should be a
10-foot path, revise plan accordingly.
c.) Depict the location of the iron fence on the plan.
d.) A six-foot open vision fence or four-foot solid fence is required adjacent to the
micropaths located on Lot 10, Block I and Lots 8 and 28, Block 2
e.) mclude details for fencing on Lot 10, Block 1 and Lots 2 and 28, Block 2 on the plan
(picture & description).
f.) Revise the multi-use pathway on the western boundary to be a minimum of 10 feet.
g.) The landscape buffer along the east side ofN. Cajun Lane shall be a minimum of 10 feet.
Furthermore, the buffer shall be in an easement on Lots 25, 27, and 28, Block 1.
h.) Depict the landscaping on the common lot created for the Finch Lateral easement.
The internal landscaping for the individuallots/buildings and parking areas will be reviewed with
each individual CZC and are not approved with this [mal plat.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
of the final plat by the City Engineer.
17. Prior to signature of the fmal 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.
18. 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-II.
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.
FP-07-012 Bienville Square Subdivision FP.doc
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CiTY OF MERIDIAN PLANNING AND PUBLIC WORKS DEP AR TMENTS STAFF REPORT
19. Staffs failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
GENERAL REQUIREMENTS
I. Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways and the
Finch Lateral, 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, final plat recorded 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.
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
FP-07-012 Bienville Square Subdivision FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Staff recommends approval of the final plat for Bienville Square Subdivision (FP-07-012) with the
above stated comments and conditions.
FP-07-012 Bienville Square Subdivision FP.doc
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