Staff ReportCITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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STAFF REPORT: Meeting Date: September 23, 2008 1 D A H O
Transmittal Date: September 18, 2008
TO: - Mayor and City Council
FROM: Kristy Vigil, Assistant City Planner
208-884-5533
Scott Steckline, Development Services Coordinator S5
208-898-5500
SUBJECT: Bancroft Estates Subdivision
Request for Final Plat Approval of Bancroft Estates Subdivision Consisting of 19
Single-Family Building Lots and 7 Common Lots on 6.78 Acres in an R-4
Zoning District, by Providence Development, LLC (File# FP-08-01 S).
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 SiJ1VIlVIARY & LOCATION
The applicant, Providence Development, LLC, has applied for final plat approval of 19 single-family
building lots and 7 common lots on 6.78 acres of land for Bancroft Estates Subdivision. The zoning
district for the proposed subdivision is R-4 (Medium-Density Residential District). The gross density for
this subdivision is 2.8 dwelling units per acre. The net density is 4.502 dwelling units per acre.
Bancroft Estates Subdivision is located on the north side of Amity Road, approximately a % mile east of
Locust Grove Road in the SW '/a of Section 22, T. 4N., R. 1W. This property has not been previously
platted.
The proposed subdivision was preliminary platted as Cottswold Village Subdivision. The City Council
approved the preliminary plat for Cottswold Village Subdivision on December 12, 2006. The submitted
final plat substantially complies with the approved preliminary plat.
The City Council approved a final plat called Estancia Subdivision No. 2 (originally preliminary platted
as Cottswold Village Subdivision) on March 20, 2007. The approved final plat for Estancia Subdivision
No. 2 has not been recorded, and will no longer be a valid approval if the subject final plat for Bancroft is
approved. Because of changes in the residential building market, the applicant has decided to change the
phasing plan for the subdivision. To avoid confusion the change may have created, the applicant has
chosen to change the subdivision name to Bancroft Estates.
Staff recommends approval of Bancroft Estates Subdivision with the comments and conditions
stated in this report.
SITE SPECIFIC CONDITIONS
Applicant is to meet all terms of the approved, annexation (AZ-06-004), preliminary plat (PP-06-
044), and final plat (FP-08-015).
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
2. If the City Engineer's signature has not been obtained by 12/12/08, the Final Plat approval for
this subject phase shall expire.
Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. Per the approved findings, install no parking signs in the cul-de-sac.
Revise or add the following note(s) on the face of the plat prepared by Bailey Engineering, Inc,
stamped on 08/25/08 by D. Terry Peugh, prior to signature of the final plat by the City Engineer:
8.) Revise to read, "...shall b
~a~in compliance with the apulicable zoning regulations of the City of
Meridian at the time of submittal".
10.) Delete note.
11.) Revise note to accurately reflect the combined easement for irrigation and the sidewalk
located within Lot 1 Block 1 and Lot 1 Block 2.
*.) The plat shall be stamped and signed by the surveyor.
6. Prior to signature of the final plat by the City Engineer, all existing structures shall be removed,
relocated, or made to conform to City Code.
7. Prior to the issuance of any building permits, the property shall be subdivided in accordance with
the UDC.
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.
9. The landscape plan, prepared by Jensen Belts Associates and dated 09/18/08 is approved with the
following changes:
a. The trees located within the parkways shall be class II trees, revise plan accordingly
(LJDC 11-3A-17E).
b. Label the fencing type adjacent to Lot 1, Block 1, Lot 1 Block Sand Lot 1 Block 2.
Submit three copies of a revised landscape plan to the Planning Department prior to signature of
the final plat by the City Engineer. Said plan shall be consistent with the changes listed above.
10. Prior to signature of the final 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.
11. 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-11 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-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 ACRD, City of Meridian and all other regulatory requirements at the
time of final construction.
FP-08-015 Bancroft Estates Subdivision FP.doc PAGE 2
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
12. Staff's 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 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. 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.
4. The applicant shall install mains to and through this subdivision; 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. 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.
5. 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.
6. 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, or as otherwise allowed by UDC 11-SC-1.
7. 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.
8. 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.
9. 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.
10. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
11. Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
FP-08-015 Bancroft Estates Subdivision FP.doc PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
12. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
13. 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.
14. Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
15. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
16. The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
17. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage
facility within this project that do not fall under the jurisdiction of an irrigation district or the
ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
18. At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
STAFF ItECOIVIlVIENDATION
Staff recommends approval of the final plat for Bancroft Estates Subdivision (FP-08-O1S~ with the
above stated comments and conditions.
Ezhibits
1. Submitted Final Plat
2. Submitted Landscape Plan
FP-08-015 Bancroft Estates Subdivision FP.doc PAGE 4
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Submitted Final Plat
PLAT SHOWING
BANCROFT ESTATES SUBDIVISION
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Submitted Landscape Plan
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FP-OS-015 Bancroft Estates Subdivision FP.doc PAGE 6