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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: September 26, 2006
Transmittal Date: September 14,2006
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EP 2 L 2006
TO:
Mayor and City Counci I
FROM:
Kristy Vigil, Assistant City Planner '{JI
Michael Cole, Development Services Coordinator (Y\ C,
SUBJECT:
Sundance Subdivision No.5
City Of Meridian
City Clerk Office
Request for Final Plat Approval of Sundance Subdivision No.5 Consisting of 12
Commercial Building Lots on 3.77 Acres in an L-O Zone by Dave Evans
Construction (File# FP-06-042).
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, Dave Evans Construction, has applied for final plat approval of 12 commercial building
lots on 3.77 acres of land for Sundance Subdivision No.5. The zoning designation for the proposed
subdivision is L-O. This site will be composed of 19% of Landscaping, 27% of Building, and 44% of
pavement.
Sundance Subdivision No.5 is located at the northeast corner of Ustick Road and Meridian Road, in
Section 31, T4N, RIE. This property has been previously platted during Sundance Subdivision NO.3.
This site includes Lots 21,22,25 and 26, Block 7, Sundance Subdivision No.3
The City Council approved the preliminary plat for Sundance No.5 on July 17,2006 and the submitted
final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Sundance Subdivision NO.5 with the comments and conditions stated in
this report.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved preliminary plat (PP-06-014), conditional use
permit (CUP-06-011), rezone (RZ-06-001), vacation (V AC-06-004) and development agreement
(Inst. No. 106133465).
2. The applicant has indicated that the pressurized irrigation system in this development is to be an
extension of the system in Sundance Subdivision. The applicant shall prove that the system can
handle the extra needs of the additional lots within this subdivision, and submit written approval
from the owner/operator of the system.
3. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a single-point connection to the potable water system 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.
FP-06-042 Sundance Subdivision No.5 FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
4. 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).
5. Prior to signature on the final plat by the City Engineer submit a copy of the recorded cross-
access and maintenance agreement, and include the instrument number on the face of the plat.
6. Label the portion of Lots 2 and 6, where they extend into the landscape street buffers, as no
vehicular access.
7. 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
where permanent fencing does not exist. Perimeter fencing shall be installed prior to release of
building permits for this subdivision.
8. Sanitary sewer and water service to this site is being proposed via extensions of existing mains
installed in Sundance No.3. Applicant will be responsible to construct the sewer and water mains
to and through this proposed 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.
9. 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.
10. Revise the following plat notes on the face of the plat prepared by Toothman-Orton and dated
7/13/06:
5.) Revise to read, "Direct lot access to Ustick Road and Meridian Road is prohibited except
those specifically shown on this plat. Direct access to U stick Road may be prohibited in the
future, if ACHD deems it necessary."
*.) Add note, "Maintenance of any irrigation or drainage pipe or ditch crossing a lot is the
responsibility of the lot owner unless such responsibility is assumed by an irrigation/drainage
district. "
*.) Add note, "Bottom of building footings shall be a minimum of 12 inches above the established
normal high groundwater elevation.
*.) Add note, "This subdivision is subject to the terms of a Development Agreement recorded as
instrument No. 106133465, records of Ada County, Idaho.
11. The landscape plan, prepared by Toothman-Ortman and dated 7/13/06, shall be revised as
follows:
a. Show the existing landscaping on the plan.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on the final plat by the City Engineer,
12. 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.
13. 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
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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. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. 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 ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
14. Staffs failure to cite specific ordinance provisions or conditions of 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, 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. 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.
3. 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.
4. 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.
5. 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.
6. 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.
7, Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
8. Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
9. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
10. 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.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Required landscaping trees will not be considered as replacement trees for those trees that have to
be removed.
11. 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 fmal approval
without resubmission for preliminary plat approval per UDC 11-6B-7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Sundance Subdivision No.5 (FP.06-042) with the above
stated comments and conditions.
FP-06-042 Sundance Subdivision No.5 FP.doc
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