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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: June 19,2007
Transmittal Date: June 14, 2007
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TO:
Mayor and City Council
FROM:
Kristy Vigil, Assistant City PlalUler '(.JI
208-884-5533
Scott Steckline, Development Services Coordinator
208-898-5500
SUBJECT:
Harks Canyon Creek Subdivision
. Request for Final Plat Approval of Harks Canyon Creek Subdivision
Consisting of 29 Townhouse Building Lots, 7 Commercial Building
Lots, and 8 Common lots on 6.29 Acres in TN-R and C-C Zones by
Franklin Centre, LLC
(File# FP-07-017).
. Request for private street approval within the TN-R zone
(File # PS-07-006).
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, Franklin Centre, LLC, has applied for final plat approval of 29 townhouse building lots, 7
commercial building lots, and 8 common lots on 6.29 acres of land for Harks Canyon Creek Subdivision.
The zoning districts for the proposed subdivision are TN-R (Traditional Neighborhood Residential
District) and C-C (Community Business District). The gross density of the proposed subdivision is 7.9
dwelling units per acre; the net density is 12.4 dwelling units per acre.
Harks Canyon Creek Subdivision is located west of Linder Road on Franklin Road in a portion of the NE
)4 ofT. 3N., R. 1 W., Section 14. This property has not been previously platted.
The City Council approved the preliminary plat for Harks Canyon Creek Subdivision on April 25, 2006.
The submitted final plat substantially complies with the approved preliminary plat.
The applicant is proposing to construct two private streets in this development. One of the private streets
extends south from S. Cancreek Way and the other extends south from S. Ward Way. The private streets
are connected with each other via a private alley. These private street accesses are proposed with a
turnaround via alley ways. ACHD has reviewed and approved the proposed private street locations. Staff
has reviewed the private street design and is recommending approval of them with the conditions set forth
in this report.
Staff recommends approval of Harks Canyon Creek Subdivision with the comments and conditions
stated in this report.
FP-07-017 Harks Canyon Creek Subdivision FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved annexation (AZ.05-056), development agreement
(inst. # 106180812), conditional use permit (CUP-05-05l) and preliminary plat (pP-05-058) for
this subdivision.
2. The Final Plat approval for this subject phase shall expire on 04/25/08, if the City Engineer's
signature has not been obtained.
3. Prior to submittal for signature by the City Engineer, the Certificate of Owners and the
accompanying acknowledgement shall be signed and notarized.
4. Provide instrument number for Franklin Road Right of Way on the face ofthe plat.
5. Provide instrument number for the 20-foot sidewalk easement along Franklin Road on the face of
the plat.
6. Per the development agreement a certificate of zoning compliance shall be submitted prior to any
future development in the TN-R and C-C zones.
7. All dwelling units within the TN-R district shall have a minimum of two lights at the front of the
unit. In addition, all dwelling units on alley accessed properties shall have a minimum of two
lights along the alley. All lighting shall prevent uplighting and shall be on a photocell that
activates the lightening at dusk and turns it off at dawn. Submit plans with each building permit
application in the TN-R district showing/stating compliance with these lighting requirements.
8. Per the TN-R standards in UDC 11-2D-6, the applicant shall install 8-foot wide parkways with
class II trees and detached sidewalks adjacent to all TN-R zoned public, local streets within the
subdivision (5-foot wide attached sidewalks currently shown).
9. Per UDC 11-2B-3, the applicant shall installlO-foot wide landscape buffers adjacent to all C-C
zoned local streets within the subdivision. Graphically depict a 10-foot wide landscape buffer
easement adjacent to the commercial portions of S. Ward Way and S. Cancreek Way on the face
of the plat.
10. The private streets (S. Ward Lane and S. Cancreek Lane, both a portion of Lot 5, Block 3) shall
be constructed per UDC ll-3F -4. The width of the travel lane shall be at least 24 feet or 26 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. Construct a 5-foot wide sidewalk on each side of the private
street, as proposed.
11. The alley lots, Lot 2, Block 1 and Lot 4, Block 2, and the east-west portion of Lot 5, Block 3 shall
be constructed per UDC ll-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 adjacent public/private street provide a minimum of 28-foot inside and 48-foot
outside turning radius. No parking shall be allowed on either side of the public or private 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.
12. Prior to signature of the [mal plat by the City Engineer, the applicant shall provide a copy of a
recorded cross access easement to all commercial lots within the subdivision and to the property
FP-07-017 Harks Canyon Creek Subdivision FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
west of the site (Parcel # S1214120630) adjacent to Lot 1, Block 1, via Lot 2, Block I and to the
property to the east from Lots 21122, Block 3.
13. Unless a development application has been submitted for the southern portion of this
development, surety shall be provided for the construction of the multi-use pathway and bridge
connecting this phase to the Ten Mile Drain prior to the issuance of the first certificate of
occupancy in the subdivision.
14. Revise or add the following note(s) on the face of the plat prepared by Waite Land Surveying,
LLC, Inc., stamped on 04/05/07 by Todd R. Waite, prior to signature of the final plat by the City
Engineer:
4.) Revise to read ". . . Title II of the City of Meridian's Unified Development Code
the Citv of Meridian's applicable zoning code at the time of submittaL"
7.) Revise to read "Lot ~ 20 Block 3 is a . . ."
8.) Include instrument number.
10.) Include instrument number.
*.) Add a note: "Lot owners are responsible for maintenance of anv
irrigation/drainage pipe or ditch crossing their lot unless such responsibility is
assumed bv an irrigation/drainage entity."
*.) Add a note, "The bottom elevation of house footings shall be set a minimum of 12
inches above the highest known normal ground water elevation."
* .) Add a note addressing who is responsible for the maintenance of the landscape buffers
adjacent to Franklin Road, S. Cancreek Way, and S. Ward Way.
15. The landscape plan, prepared by Jensen Belts Associates, stamped April 20, 2007 by the City of
Meridian shall be revised as follows:
a.) Include tree class in the plant palette.
b.) Include a detail of the gazebo (i.e. picture) on the plan.
c.) Per the approved alternative compliance (ALT-06-004), plant one tree per 35 lineal feet,
plus shrubs, lawn or other vegetative ground cover.
d.) The multi-use pathway adjacent to the Ten Mile Drain shall be a minimum of 10 feet
wide, revise plan accordingly.
e.) The lots are numbered incorrectly, revise plan accordingly.
f.) Depict 8-foot wide parkways with class II trees and detached sidewalks adjacent to all
TN-R zoned public, local streets within the subdivision (5-foot wide attached sidewalks
currently shown).
g.) Depict lO-foot wide landscape buffers and associated landscaping adjacent to all C-C
zoned local streets within the subdivision. The buffers shall be designed as set forth in
UDC 11-3B-7.
The internal landscaping for the individual commerciallots/buildings and parking areas will be
reviewed with each individual CZC and are not approved with this final plat
Submit three copies of the revised landscape plan to the Planning Department prior to signature
of the final plat by the City Engineer.
16. 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.
Fp.07-017 Harks Canyon Creek Subdivision FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
17. 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-11.
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.
18. All fencing installed on the site must be in compliance with UDC 1l~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.
19. Staffs failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
20. The applicant shall install all mains necessary to provide service; applicant shall coordinate main
size and routing with the Public Works Department, and execute standard forms of easements for
any mains that are required to provide service outside of the public right of way. Minimum cover
over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet, than
alternate materials shall be used in conformance of City of Meridian Public Works Departments
Standard Specifications.
21. 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.
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.
FP-07-0I7 Harks Canyon Creek Subdivision FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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
Staff recommends approval of the final plat for Harks Canyon Creek Subdivision (FP-07-017) with
the above stated comments and conditions.
FP-07-017 Harks Canyon Creek Subdivision FP.doc
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