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CITY OF MERIDIAN
STAFF REPORT:
Hearing Date: April 24, 2007
Transmittal Date: April 19 , 2007
PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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TO:
Mayor and City Council
FROM:
Kristy Vigil, Assistant City Planner ~
208-884-5533
Michael Cole, Development Services Coordinator fY\ C
208-898-5500
SUBJECT:
Rushmore Subdivision
Request for Final Plat Approval of Rushmore Subdivision Consisting of 6 Multi-
Family Building Lots, 1 Church/Office Lot, and 2 Common Lots on 5.33 Acres
in R-15 and L-O Zones by SLC Investments, LLC (File# FP-07-01 0).
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, SLC Investments, LLC has applied for final plat approval of 6 multi-family building lots, 1
church/office lot and 2 common lots on 5.33 acres ofland for Rushmore Subdivision. The zoning districts
for the proposed subdivision are R-15 (Medium High-Density Residential) and L-O (Limited Office
District).
The development agreement for Rushmore Subdivision shall apply only to the R-15 portion (Lots 1 - 8,
Block 2) of the property. The residential portion of the property shall obtain CZC(s) approval (see Site
Specific Condition No. 13 below). Furthermore, the church lot (Lot 1, Block 1) received CZC approval
July 27, 2006 from the Planning Department.
Rushmore Subdivision is located on the south side of West Pine Street, and approximately ~ mile east of
N. Linder Road in the NE 114 of the SW ~ T. 3N., R. 1 W., Section 12. This property was previously
platted as a portion of Lot 2 of the West Lawn Subdivision.
The City Council approved the preliminary plat for Rushmore Subdivision on July 25,2006. The
submitted [mal plat substantially complies with the approved preliminary plat.
Staff recommends approval of Rushmore Subdivision with the comments and conditions stated in
this report.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved annexation (RZ-06-004), development agreement
(Inst. #107033606), conditional use permit (CUP-06-014) and preliminary plat (PP-06-021) for
this subdivision.
2. The Final Plat approval for this subject phase shall expire on 7-25-08, if City Engineer's signature
has not been obtained.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
3. Prior to submittal for signature, have the Certificate of Owners and the accompanymg
acknowledgement signed and notarized.
4. The applicant shall submit a Flood Plain Development Permit prior to any construction on site,
and comply with all conditions of the same.
5. Prior to submittal for signature, provide a copy of a cross-access/ingress-egress and parking
maintenance agreement to the City.
6. Sanitary sewer and water service to this site is being proposed via extensions of existing mains
adjacent to the site. 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.
7. Revise the face of the plat to show specific 20-foot easements for City of Meridian sewer and
water include all sewer and water mains, and water services and- hydrants. No trees shall be
allowed within those easements, coordinate with the Planning Department to comply with this
condition and meet all landscaping ordinance.
8. The applicant shall be required to connect the two sewer manholes on the north side of Nine Mile
Creek as depicted on the construction plans. These manholes need to be connected to
decommission the Tremont lift station.
9. The applicant has not indicated who will own and operate the required pressurized irrigation
system in this development. If it is to be owned operated by the Homeowner's association, plans
and specifications will be reviewed by the Public Works Department during the construction plan
review with a "draft' operations and maintenance manual being required prior to plan approval
and a "final" draft being required prior to signature on the final plat. If it is to be owned by an
irrigation district then a letter of plan approval shall be submitted prior to scheduling of a pre-
construction meeting.
10. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a single-point connection 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.
11. The bearings depicted on the face of the plat do not match the bearings of record shown on
existing subdivisions. Please include bearings of record.
12. Revise or add the following note(s) on the face of the plat prepared by Rennison Fodrea, Inc.,
stamped on 3/22/07 by Timothy Neighbor, prior to signature of the [mal plat by the City
Engineer:
5.) Revise to read, "Lot 1, Block 4- 2 and Lot 8. Block 2 will be. . . ";
7.) Revise to read, ". . . compliance with title 11 aad Tile 12 of the City of Meridian's
applicable zoning code at the time of submittal;
*.) Add note, "Lots 1 - 8. Block 2 are subiect to a development alUeement recorded as
instrument number 107033606 of Ada County Records."
13. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7, and as
proposed on the landscape plan. Temporary construction fencing to contain debris shall be
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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.
14. The landscape plan, prepared by South Landscape Architecture, P.C. and dated 03/09/07 is
approved shall be revised as follows:
a.) Label the tot lot on the plan;
b.) Include the details of the tot lot on the face of the plan.
A Certificate of Zoning Compliance (CZC) application is required for the construction of each 4-
plex building. The applicant may submit six individual CZC applications, or one application for
all six buildings. The parking area and the intemallandscaping for the individuallotslbuildings
shall be reviewed with each individual CZC.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
of the final plat by the City Engineer.
15. 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.
16. Prior to signature of the final 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.
17. 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-I1.
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.
18. Staff s failure to cite specific ordinance provisions or conditions from 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, the
Nine Mile Drain, 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. Street signs are 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, 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 final plat.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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 shall verify that all landscape
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
6. 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.
7. 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.
8. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
9. Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
10. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
11. 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.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Rushmore Subdivision (FP-07-010) with the above
stated comments and conditions.
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