Staff ReportCITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
SUBJECT: FP-09-005
Shays Cove Subdivision
STAFF RECOMIVIENDATION
Staff recommends approval of Shays Cove Subdivision Final Plat with the following comments and
conditions for the applicant. These conditions shall be considered in full, unless expressly modified or
deleted by motion of the Meridian City Council.
APPLICATION SUNIlVIARY & LOCATION
The applicant, Landmark Engineering & Planning, Inc., has applied for final plat approval of 6 residential
building lots and 3 common lots on 4.45 acres of land for Shays Cove Subdivision. The proposed
subdivision is zoned R-4 (Medium Low-Density Residential District). The gross density is 1.34 dwelling
units per acre and the net density is 1.58 dwelling units per acre. The City Council approved the
annexation (AZ-08-012) and preliminary plat (PP-08-009) for Shays Cove Subdivision on January 27,
2009. The requested final plat substantially complies with the approved preliminary plat.
Shays Cove Subdivision is located north of E. Victory Road and 1/3 mile west of S. Locust Grove Road.
in the southeast % of Sectionl9, Township 3 North, Range 1 East. This property was previously platted
as Lot 1, Block 2 of Kachina Estates Subdivision in Ada County.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved annexation (AZ-08-012) and development
agreement (instrument #109040251), and preliminary plat (PP-08-009) applications for this
subdivision.
2. If the City Engineer's signature has not been obtained for this final plat by 01/27/2010, or the
applicant has not received a time extension approval, the Preliminary Plat approval for this plat
shall expire.
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. Prior to submittal for the City Engineer's signature, change the signature line for the Meridian
City Council on page three to read 'City Clerk, Meridian, Idaho.
5. 'There is currently one residential home and associated shop buildings located on Block 1, Lot 3.
All of these structures except for one are proposed to remain and must meet the dimensional
standards of the R-4 district. If any of the existing structures do not meet the required setbacks,
they must be removed prior to signature on the final plat by the City Engineer or the lot
boundaries must be adjusted for the structures to comply with setback requirements.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
6. Prior to City Engineer's signature on the final plat, a license agreement between the property
owner and the transportation authority shall be entered into regarding the landscaping
improvements within the right of way.
7. Prior to construction plan approval on the final plat, submit a letter to Development Services
regarding the abandonment of the irrigation line crossing lot 3, block 2, specifying that all
northern property owner's are satisfied with irrigation rights and usage.
8. 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.
9. Future structures on the site shall substantially comply with the building elevations and
construction materials approved with the preliminary plat and development agreement.
10. Revise or add the following note(s) on the face of the plat prepared by Landmark Engineering and
Planning Inc., stamped March 25, 2009, by Fritz Brownell, prior to signature of the fmal plat by
the City Engineer:
2). Revise to read, "Lot 1 and 4, Blockl, and lot 1 ~-4, Block 2..."
3). Revise to read, "Lot 4, Block 1,2 and..."
4.) Include instrument number 109040251
12). Revise to read, "Ten Foot (10)..."
*.) The plat shall be stamped and signed by the surveyor.
11. The landscape plan, prepared by Landmark Engineering & Planning, Inc., stamped
March 31, 2009 and dated 03/31/2009 is approved with the following changes:
a. Revise the landscape plan to reflect the correct number of lots as depicted
on the final plat.
b. Revise the landscape plan to add the quantity of trees in the plant
schedule.
c. Per UDC 11-3B-SB, woody shrubs must be a 2 gallon pot minimum.
Revise plan accordingly.
d. Revise note 7 to read "...construction per ~ee~ie~9 title 11 of Meridian . .
,~
Submit three copies of a revised landscape plan to the Planning Department prior to
signature of the final plat by the City Engineer. The revised plan shall be consistent
with the changes listed above.
12. Temporary construction fencing to contain debris shall be installed at the subdivision boundary
where permanent fencing does not exist.
13. 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.
14. 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
Shays Cove Subdivision FP.doc PAGE 2
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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.
15. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
GENERAL REQUIItEMENTS
Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the azea 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 aze 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 fmal 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, or as otherwise allowed by UDC 11-SC-1.
5. A written certificate of completion shall be prepazed 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. Mitigation shall be required for any tree over 4" in caliper that is removed from the site with
equal replacement of the total calipers lost on site up to an amount of 100% of replacement in
accordance with UDC 11-3B-10, Tree Preservation.
7. The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants). The easements shall not be dedicated via
the plat, but rather dedicated outside the plat process using the City of Meridian's standazd forms.
The easement shall be graphically depicted on the plat for reference purposes. Submit an
executed easement (on the form available from Public Works), a legal description, which must
include the area of the easement (mazked EXHIBIT A) and an 81/2" x 11" map with bearings and
distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document.
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 construction plan approval.
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.
Shays Cove Subdivision FP.doc PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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
maybe required by the Environmental Protection Agency.
12. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
13. 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.
14. 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.
15. The applicant's 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.
16. 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.
EI~~ITS
A. Vicinity/Zoning Map
B. Approved Preliminary Plat
C. Proposed Final Plat
D. Proposed Landscape Plan
Shays Cove Subdivision FP.doc PAGE 4
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Exhibit A
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