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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
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Kristy Vigil, Assistant City Planner f'J - ...-'"'-.....-. 'l'i'U
Michael Cole, Development Services Coordinator M C
Hearing Date: October 17, 2006
Transmittal Date: October 12, 2006
TO:
Mayor and City Council
FROM:
SUBJECT:
Incline Village Subdivision Final Plat
Request for Final Plat Approval of Incline Village Subdivision Consisting of 61
Single-Family Residential Building Lots and 8 Common Lots on 20.01 Acres in
an R.4 Zone by Incline Village, LLC (File# FP-06-045).
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, Incline Village, LLC, has applied for final plat approval of 61 single-family residential lots
and 8 common lots on 20.01 acres ofland for Incline Village Subdivision. The current zoning designation
for the proposed subdivision is R-4 (Medium Low-Density Residential). The gross density of the
proposed subdivision is 3.05 dwelling units per acre; the net density is 3.80 dwelling units per acre.
Incline Village Subdivision is located at 1947 and 1923 N. Black Cat Road and 5136 W. Cherry Lane in
the SE 'l.4 ofT. 3N., R.1 W., Section 4. This property has not been previously platted.
The City Council approved the preliminary plat for Incline Village Subdivision on July 11, 2006 and the
submitted [mal plat substantially complies with the approved preliminary plat.
Staff recommends approval of Incline Village Subdivisioll_ 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-06-016) and development
agreement (Inst. No. 106151230).
2. The applicant's application indicated that the pressurized irrigation system in this development is
to be owned and operated by Nampa and Meridian Irrigation District. However the plat calls out
Settlers as owning and maintaining the system. A letter of plan approval from the agency who
will own the system shall be submitted prior to scheduling of a pre-construction meeting.
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 [mal plat by the Meridian City Engineer.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
4. 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.
5. The existing house shall be required to connect to City sewer and water. The applicant shall be
responsible for the payment of assessments prior to signature on the [mal plat, and shall be
responsible for the actual physical connection of the house to the services prior to certificates of
occupancy being issued.
6. Sanitary sewer to this site is being proposed via extensions of existing mains in Black Cat Road.
Applicant will be responsible to construct the sewer 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. Minimum cover over sewer mains is three-feet. If there is
less than three feet from top of pipe to subwgrade then upgraded pipe materials shall be used per
City of Meridian Standard Specifications.
7. The applicant shall submit a signed easement using City of Meridian's standard forms for the off-
site sewer main prior to plan approval.
8. Water service to this site is being proposed via extension of mains in Turnberry and W. Cherry
Lane. The applicant shall be responsible to install mains to and through this development.
Coordinate main size 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. Graphically depict on the face of the plat a special setback on along lots that are adj acent to the
proposed infiltration trenches. The setback shall be of sufficient width to ensure the Department
of Environmental Quality's Best Management Practice of 20-feet separation between building
foundations and infiltration trenches.
II. Address ownership in a plat note for the following lots: Lot I, Block 1, and Lot 6, Block 4.
12. Prior to signature of the [mal plat by the City Engineer, the applicant shall submit a copy of a
recorded document, a release of dominant parcel interest, for the interest that the subject parcels
have in the private street easement to Black Cat Road (coordinate the drafting of this document
with the City's Legal Department.)
13. Per the development agreement, Lots 1-3, Block 4 shall be limited to single story construction.
Bonus rooms shall be allowed on the subject lots, but no south facing windows are permitted. The
Meridian Building Department will enforce these restrictions.
14. The sum ofthe lot lines of the eastern boundary of Block 3 do equal what is depicted on the plat.
The applicant shall confmn this information and make any necessary adjustments.
15. The bearing shown on the northern boundary of this project does not match the bearing ofrecord
for Turnberry No.2. The applicant shall include bearings or record in parenthesis.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
16. The applicant shall submit final street name approval from the Ada County Street Name
Committee.
17. Revise the following plat notes on the face of the plat prepared by J-U-B Engineers, Inc., and
dated 09/01106:
3.) Revise to read, ". . . unless otherwise dimensioned a 1O.foot wide permanent public utilities.
drainage and irrigation is t&-ge centered on interior. . ."
10.) Include instrument number.
11.) Include instrument number.
*.) Add a note, "Bottom elevation of structural footings shall be set a minimum of 12-inches
above the highest established normal ground water elevation."
*.) Add a note, "Individual lot owners are responsible for maintenance of any irrigation/drainage
pipe or ditch crossing their lot unless such maintenance responsibilities are assumed by an
irrigation/drainage district."
*.) Add a note, "Direct lot access to N. Black Cat Road is prohibited."
*.) Add a note, "This plat is subject to a development agreement recorded as instrument number
106151230 of Ada County Records."
18. The landscape plan, prepared by Jensen Belts and dated 02/01/06, shall be revised as follows:
a. Move conifers in landscape buffer along Cherry Lane to the middle of the buffer (north-
south) per UDC 11-3B5C;
b. Depict the required fencing along Lot 19, Block 2 and Lot 9, Block 3 per UDC 11-3A-
7A7a;
d. Include fencing details (i.e. construction materials & picture/sketch) for the required
fencing along Lot 19, Block 2 and Lot 9, Block 3 per UDC 11-3A-7 A 7b;
e. Depict and construct a 10-foot wide gravel shoulder with lawn or other vegetative
groundcover along Cherry Lane adjacent to the site, per UDC 11-3B-7C5a.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on thefinal plat by the City Engineer.
19. 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
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.ll, 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.
20. 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
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or nonwapproval 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 [mal 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 [mal 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.
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
[mal 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 [mal approval
without resubmission for preliminary plat approval per UDC 11-6B- 7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Incline Village Subdivision (FP-06-045) with the above
stated comments and conditions.
FP-06-045 Incline Village Subdivision FP.doc
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