Staff ReportSTAFF REPORT
Hearing Date:
TO:
FROM:
February 5, 2013
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
E IDIAN~--
IDAHO
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-13-002 -Bienville Square No. 2 Final Plat
I. APPLICATION SUMMARY
The applicant, Alliance Management Consultants, has applied for approval of a final plat consisting of
twenty-eight (28) residential lots, one (1)multi-family lot and three (3) common lots on approximately
7.89 acres of land in an R-15 zoning district. This is the first final plat proposed for the Bienville Square
East Subdivision (PP-12-013) approved by City Council on December 18, 2012. Single family attached
homes are planned for the twenty-eight (28) residential lots. No development is proposed for the multi-
family lot. All of the necessary infrastructure (roads segments, utilities, and sidewalks) will be
constructed with this phase of development.
Open space planned for the development consists of numerous street buffers, a micropath lot and two (2)
passive open space lots. The planned amenities include multiple benches, picnic tables, barbeque pits, a
children's play structure and horseshoe pit. The qualifying open space totals 0.85 acres which is
approximately 10.7% of the land area. The overall open space and amenities comply with the UDC
requirements and the approved preliminary plat.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and found it
to be in substantial conformance per UDC11-6B-3C as the number of buildable lots is the same and there
is not a reduction in the amount of open space proposed.
The site is located on the south side of west of N. Eagle Road and south of E. Ustick Road in the
northeast '/4 of Section 5, Township 3 North, Range 1 East.
II. STAFF RECOMMENDATION
Staff recommends approval of the Bienville Square Subdivision No.2 final plat subject to the conditions
noted below. These conditions shall be considered in full, unless expressly modified or deleted by motion
of the City Council.
III. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved preliminary plat (PP-12-013) and amended
development agreement for this subdivision. The amended development agreement must be
signed and approved by City Council and recorded prior to the City Engineer's signature on the
final plat.
2. The applicant has until December 18, 2014 to obtain City Engineer's signature on the final plat or
apply for a time extension in accord with UDC 11-6B-7.
3. Prior to submittal for the City Engineer's signature on the final plat, the Certificate of Owners and
the accompanying acknowledgement, and the certification of the Ada County Highway District
shall be signed and notarized.
Bienville Square Subdivision No. 2 - FP-13-002 PAGE 1
4. Revise the notes on the face of the plat prepared by Westbound Surveying Services, dated
January 21, 2013 prepared by Michael E. Marks, prior to signature on the final plat by the City
Engineer, as follows:
• Add the amended development agreement instrument number to note # 8.
5. The applicant shall comply with the submitted landscape plan prepared by ULC Management,
dated December 5, 2012, with the following changes:
• In accord with UDC 11-3B-3C, the applicant shall submit a revised plan that is prepared by
a landscape architect, landscape designer or qualified nurseryman.
• Install the proposed landscape improvements and amenities within Lot 1, 3 and 14, Block
1, as proposed. All landscape improvements proposed for these lots must be installed prior
to releasing occupancy for any homes constructed within the subdivision. A detail for all of
the proposed amenities (play structure, barbeque pits, picnic tables and benches) shall be
provided with the revised landscape plan.
The applicant shall construct fencing adjacent to the micropath on Lot 14, Block 1, in
accord with the standards set forth in UDC 11-3A-7A.7a. The required fencing shall be 4-
foot solid or 6-foot open vision fencing as set forth in UDC 11-3A-7A7b. A fence detail
must be provided on the revised landscape plan. The micropath lot (Lot 14, Block 1) shall
be designed in accord with UDC 11-3A-8 and UDC 11-3B-12. If trees are unable to be
planted within the micropath lot because of the irrigation district easement, the applicant
must submit for and obtain alternative compliance approval of an alternative compliance
application from the Planning Division prior to signature on the final plat.
All common open space and site amenities on Lots 1, 3, and 14, Block 1 shall be
maintained by a homeowner's association as set forth in UDC 11-3G-3F1. Per the amended
DA, the applicant may relocate portions of the open space developed on Lot 1, Block 1
provided an equal amount of open space is developed in conjunction with the development
of Lot 1, Block 1. The use of the open space shall be for the benefit of the entire
subdivision.
Provide three (3) full size copies of landscape plan with the aforementioned changes prior to
obtaining City Engineer's signature on the final plat.
6. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.
Temporary construction fencing to contain debris shall be installed at the subdivision boundary
prior to release of building permits for this subdivision.
7. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
8. The property is eligible for the issuance of a single building permit without recordation of the
plat. Subsequent building permits will not be issued until the property is subdivided in accord
with the UDC.
9. Prior to the issuance of a building permit, the applicant must obtain approval of a certificate of
zoning compliance and administrative design review applications for each of the single family
attached homes.
10. The applicant shall complete the internal street network as approved with PP-OS-059 and FP-07-
012. The applicant shall construct all remaining street segments (W. Bourbon Lane and N. Cajun
Court). The private streets 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
Bienville Square Subdivision No. 2 - FP-13-002 PAGE 2
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.
11. Sidewalks shall be installed within the subdivision pursuant to UDC 11-3A-17.
12. The alley lot, Lot 2, Block 1, shall be constructed per UDC 11-6C-3B.5. 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 the abutting streets.
IV. GENERAL REQUIREMENTS
1. Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2. A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
3. All development improvements, including but not limited to sewer, fencing, and pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates of
occupancy, or as otherwise allowed by UDC 11-SC-1.
4. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
5. It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
6. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
7. Developer shall coordinate mailbox locations with the Meridian Post Office.
8. All grading of the site shall be performed in conformance with MCC 11-12-3H.
9. Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
10. 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.
11. 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 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.
12. 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.
Bienville Square Subdivision No. 2 - FP-13-002 PAGE 3
13. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval. Street lighting is required at intersections, corners, cul-de-
sacs, and at a spacing that does not exceed that outline in the Standards. The contractor's work
and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications
to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500
for information on the locations of existing street lighting.
14. 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 standard 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 (marked 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.
15. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
16. 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.
17. 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.
18. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
V. EXHIBITS
A. Vicinity Map
B. Approved Bienville East Subdivision (PP-12-013)
C. Proposed Final Plat
D. Proposed Landscape Plan
Bienville Square Subdivision No. 2 - FP-13-002 PAGE 4
Exhibit A -Vicinity Map
Bienville Square Subdivision No. 2 - FP-13-002 PAGE 5
Exhibit B -Approved Bienville East Preliminary Plat (PP-12-013)
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Exhibit C -Proposed Final Plat
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Exhibit D. -Proposed Landscape Plan
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Bienville Square Subdivision No. 2 - FP-13-002 PAGE 8