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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: February 7, 2006
Transmittal Date: January 3 ], 2006
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JAN 3 1 -
City Of Meridian
City Clerk Ofti~
TO:
Mayor & City Council
Sonya Watters, Assistant City Planner SII/
Michael Cole, Development Services Coordinator M C
FROM:
SUBJECT:
Tustin Subdivision No. ]
Request for Final Plat Approval of Tustin Subdivision No.1 Consisting of 81
Single-family Residential Building Lots and 13 Common/other Lot on 29.13
Acres in an R-4 Zone by Dyver Development, LLC (File#FP-O6-00J)
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, Dyver Development, LLC, has applied for final plat approval of the first phase of Tustin
Subdivision which consists of 81 single-family residential building lots and 13 common/other lot on
29.13 acres in an R-4 zone. The gross density of this phase ofthe development is 2.78 dwelling units per
acre. The net density is 3.53 dwelling units per acre.
Tustin Subdivision is a re-subdivision of a portion of Lots 13 & 14, Block 2 of Larkwood Subdivision
located in the SE 1/4 of Section 30, TAN., RIE. The site is located just off the northwest comer ofN.
Locust Grove Road and E. McMillan Road.
Site specific condition #13 of the preliminary plat requires the applicant to record a permanent pedestrian
easement in favor of the City of Meridian for the regional pathway prior to occupancy of any structures
within the phase. Staff has slightly modified this condition (see site specific requirement #18) to read that
the applicant shaH record the easement prior to issuance of building permits for any lots within this phase.
This change is being made because enforcement of this condition has been found to work better at the
building penuit stage, rather than occupancy stage.
The [mal plat for this subdivision substantiaHy complies with the approved preliminary plat.
Staff recommends approval of Tustin Subdivision No. I with the comments and conditions stated in this
report.
SITE SPECIFIC REQUIREMENTS
1.
Applicant is to meet a11 tenus of the previously approved annexation (AZ-05-002) and
preliminary plat (PP-05-003).
2.
The first fifty homes in this phase are allowed to be built with only one point of access. Prior to
issuance of the 51 st building penn it, a secondary emergency access approved by the Meridian Fire
Department sha11 be provided.
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12.
13.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
3.
The applicant has indicated that Settlers Irrigation District will own the pressurized irrigations
system in this proposed development. Since it is to be owned and operated by an Irrigation
District then a license agreement shall be entered into prior to the scheduling of a pre-
construction meeting.
4.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a creek or well source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer
shaH be responsible for the payment of assessments for the irrigable common areas prior to
signature on the final plat by the Meridian City Engineer.
5.
All fencing installed on the site shall comply with UDC 11-3A-6 and 11-3A-7. Prior to issuance
of building permits for this phase, temporary construction fencing to contain debris shall be
installed at the subdivision boundary where permanent fencing does not exist.
6.
The applicant shan be responsible for an costs associated with the sewer and water service
extension. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
7.
Sewer is being proposed via extension of the North Slough Trunk that is already installed through
this project. The applicant shall install sewer mains to and through this development. The
applicant shall coordinate main size and routing with the Public Works Department. Cover over
sanitary sewer mains shall be no less than three feet from finish grade to the top of the pipe. If
cover is less than three feet from the sub~grade to the top of the pipe, alternated pipe materials
shall be used per the Meridian Public Work's Standard Specifications.
8.
Graphically depict and call out the instrument number of the sanity sewer easement in Lot 9
Block 6, and Lot 1 Block 4.
9.
Water is being proposed via extension of mains in N. Locust Grove Road. The applicant will be
responsible to construct water mains to and through this development. Subdivision designer to
coordinate main sizing and routing with the Public Works Department. Applicant shall execute
City of Meridian standard forms of easements, for any mains that are required to provide service.
10.
Locust Grove Road is acts as a pressure zone boundary for the City of Meridian's water system.
The west side of Locust Grove is in a different zone and therefore a Pressure Reducing Vault is
required to serve this site. The applicant shan be responsible to instan a pressure reducing vault,
size and location to be determined by the Public Works Department. It shall include
communication capabilities consistent with the City of Meridian's SCADA system.
11.
Include the CP&F instrument numbers for the section corner common to sections 29,30,31, and
32, and the NW U comer of the SW U of section 29.
The front page of the plat indicates that Larkwood Subdivision borders the southern boundary of
this development. The applicant shall confmn that this is accurate and if not remove that
particular reference to Larkwood Subdivision.
Graphically depict a 20-foot wide special street side setback on all lots that contain the proposed
seepage beds. The setback is needed to comply with Idaho Department of Environmental Quality,
Catalog of Best Management Practices that requires 20~feet of separation between underground
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
18.
19.
14.
15.
16.
17.
storm drainage facilities and building foundations. A note on the plat shall be added that
references tills information.
If the seepage beds can be designed to allow for 20-feet of separation using the proposed IS-foot
setback to living space the special street setback could be waived.
The applicant shall be responsible for the payment of assessments and the actual hook up to
municipal services for the existing house.
Remove an buildings that do not meet setbacks or the zoning ordinance prior to signature on the
final plat by the City Engineer.
Please submit a copy of the Ada County Street Name Committee's "Final" letter for the street
names and lot & block numbering. Make all corrections necessary to comply.
A sidewalk easement in favor of Ada County Highway District is required for the sidewalk
located outside of the right-of-way and within the street buffer along S. Locust Grove Road;
revise plat accordingly.
A permanent public pedestrian easement, in favor of the City of Meridian, shall be recorded for
the regional pathway contained in Lot 15, Block 2 of this phase of Tustin Subdivision. The public
easement shan be recorded for the pathway prior to issuance of building permits for any structure
within this phase. Submit a copy of the recorded easement to the Planning Department and Parks
Department. The easement shall be sufficient width to cover the lO-foot wide pathway. The hard
surfaced pathway shall be constructed and fully improved prior to the issuance of the first
Certificate of Occupancy for any building within this phase of the subdivision.
Applicant shan work with the City Parks Dept. and conform to the Park's Dept. standards for
construction of the pathway. The Homeowner's Association is responsible for maintenance of an
landscaping adjacent to the pathway.
The landscape plan, prepared by The Land Group and dated 12/13/05, shan be revised as follows:
a.
b.
The plan does not appear to scale out correctly; revise plan accordingly.
A micropath in required through Lot 13, Block 2 and Lot 9, Block 6 for pedestrian
connection to the multi.use pathway. Micropaths shall be constructed in accordance with
UDC 11-3A-8.
Show the 10.foot wide hard-surface pathway located on Lot 15, Block 2.
A six-foot open vision fence or four-foot solid fence is required adjacent to the North
Slough pathway on Lots 10-14, Block 6 and Lots 12 and 14-20, Block 2.
A six-foot solid cedar fence is not allowed around the common area in Block 4. Revise
the plat to show either a six-foot tall open vision fence or four-foot tall solid material.
Include details for all proposed fencing shown on the plan (picture & description).
If the unimproved street right-of-way is ten feet (10') or greater from edge of pavement
to edge of sidewalk or property line, developer shall maintain a la-foot wide compacted
gravel shoulder meeting the construction standards of the Transportation Authority and
landscape the remainder with lawn or other vegetative groundcover. (Landscaping
improvements within the right-of-way shan require a license agreement between the
property owner and the Transportation Authority.)
Relocate the trees shown on Lot 9, Block 6 and Lot 1, Block 4 that are within the 20-foot
wide sewer easement.
Include the tree class in the plant schedule for all trees shown.
c.
d.
e.
f.
g.
h.
1.
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6.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
the final plat by the City Engineer.
20.
Revise or add the following note(s) on the face of the plat dated 1/5/06, prepared by Engineering
Northwest, LLC, prior to signature on the final plat by the City Engineer:
(1.)
(2.)
(3.)
(8.)
(10.)
". . . public right-of-way line hasys: a ten. . ."
".. . five (5) foot wide public uti1itv property drainage..."
".. .(10) foot wide public utility property drainage..."
".. . shall be in compliance with Title 11 aNd Title 12 of the Meridian City Code."
". . .is prohibited wIess speeifieally allowed by the ABa COl.mty Hig:Èl\v/ay Distriet amI the
City of Moridian."
Delete note (fencing details not applicable to plat)
Include instrument number.
(12.)
(15.)
21.
Complete the Certificate of Owners and accompanying acknowledgement.
22.
Staff's failure to cite specific ordinance provisions or tenns of the approved annexation or
preliminary plat does not relieve the Applicant of responsibility for compliance.
GENERAL REQUIREMENTS
1.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
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. If lateral users association approval can't be obtained, altemative plans will be
reviewed and approved by the meridian City Engineer prior to final plat signature.
2.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base shall be approved by the Ada County Highway District, and
the Final Plat for this subdivision shaH be recorded, 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 shan verify that all landscape
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
Applicant shaH 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
per Resolution 02-374.
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14.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
7.
Any existing domestic wells and/or septic systems within this project will have to be removed
from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for
non-domestic purposes such as landscape irrigation.
8.
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.
9.
Applicant shall be responsible for application and compliance with any Section 404 Pem1itting
that may be required by the Army Corps of Engineers.
10.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
11.
All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
12.
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.
13.
Approval of the preliminary plat shall become null and void if the applicant fails to record the
final plat within two years of the approval of the preliminary plat per UDC 11-6B- 7 A. In the
event that the development of the preliminary plat is made in successive phases in an orderly and
reasonable manner, and conforms substantially to the approved preliminary plat, such segments,
if submitted within successive intervals of eighteen months, may be considered for final approval
without resubmission for preliminary plat approval per UDC 11-6B- 7B.
One hundred watt, high~pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shan be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit ITom the Public Works Department prior to
commencing installations.
STAFF RECOMMENDATION
Staff recommends approval of the fmal plat for Tustin Subdivision No.1 (FP-06-001) with the above-
stated comments and conditions.
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