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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
FROM:
Jenny Veatch, Assistant City Planner
208-884-5533
Scott Steckline, Development Services Coordinator
208-898-5500
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STAFF REPORT:
Hearing Date: August 14,2007
Transmittal Date: August 8, 2007
TO:
Mayor and City Council
SUBJECT:
Sundial Subdivision
Request for Final Plat Approval of Sundial Subdivision Consisting of 28 Single-
Family Residential Building Lots and 4 Common Lots on 10.57 Acres in an R-4
Zone, by Gemstar Properties. (File# FP-07-022).
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, Gemstar Properties, has applied for final plat approval of 28 single-family residential
building lots and 4 common lots on 10.57 acres of land for Sundial Subdivision. The current zoning
designation for the proposed subdivision is R-4 (Medium Low-Density Residential). The gross density of
the proposed subdivision is 2.84 dwelling units per acre and the net density is 3.85 dwelling units per
acre.
Sundial Subdivision is located approximately 1/3 of a mile west ofN. Linder Road and approximately 114
of a mile south ofW. Ustick Road, in the SW~ ofNE ~ ofT. 3N., R.IW., Section 2. This property has
not been previously platted.
The City Council approved the preliminary plat for Sundial Subdivision on April 17, 2007 and the
submitted fmal plat substantially complies with the approved preliminary plat.
Staff recommends approval of Sundial Subdivision with the comments and conditions stated in this
report.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved Sundial Subdivision preliminary plat (PP-06-060),
as well as the Cairns Property annexation and development agreement (lnst. No. 94108841).
2. The Final Plat approval for this subject phase shall expire on 04/17/09, if the City Engineer's
signature has not been obtained.
3. The applicant has indicated that Nampa and Meridian Irrigation District (NMID) will own and
operate the required pressurized irrigation system in this development. Therefore a fax from
NMID indicating plan approval, pressure irrigation system ownership and approved license
agreement shall be submitted prior to scheduling of a pre-construction meeting.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
4. 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.
5. 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.
6. The applicant shall 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. Minimum cover over sewer mains is three-feet.
If there is less than three feet from top of pipe to sub-grade then upgraded pipe materials shall be
used per City of Meridian Standard Specifications. The contractor selected to install the water and
sewer mains must be in possession of a current, valid Public Works Contracting License.
7 Any existing domestic well system within this proj ect 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.
8 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.
9. Revise or add the following plat notes on the face of the plat prepared by Stanley Consultants,
and dated 4/19/07:
(*.) Add note to face of plat, "This plat is subject to a development agreement recorded as
Instrument Number 94108841 of Ada County Records."
(*.) Place a note on the face of the final plat stating that all buildable lots in the proposed
subdivision shall be a minimum of 170 feet from the base of the existing cell tower.
10. The landscape plan, prepared by The Land Group and dated 1/15/07, shall be revised as follows:
a. Revise plan to center the pathway on Lot 6, Block 2, so that a minimum of five (5) feet of
landscaping is on either side per UDC 11- 3B-12C.
b. Revise plan to include deciduous trees planted every thirty-five (35) feet on either side of
the pathway on Lot 6, Block 2. No evergreen or Class III trees shall be allowed. Trees
shall be pruned with a clear branching height of at least eight (8) feet above the path
surface per UDC 11-3B-12C.
c. Revise plan to include fencing along both sides of Lot 6, Block 2. Fencing may be six (6)
feet open vision or four (4) feet closed vision under UDC 11-3A-7A.7.
d. Include the fencing details on the face of the plan (i.e. construction materials, &
picture/sketch) .
e. Include tree class in the plant palette.
f. Revise the calculations table to accurately depict the required changes.
FP-07-022 Sundial Subdivision FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Submit three copies of the revised landscape plan to the Planning Department prior to signature
of the final plat by the City Engineer.
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 ofUDC 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.
7. 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.
8. Staffs failure to cite specific ordinance provisions or conditions of the preliminary plat does not
relieve the Applicant of responsibility for compliance.
STANDARD CONDITIONS
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. Street signs are to be in place, water system shall be installed and activated, sewer system shall
have passed air-testing and video inspection, 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.
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 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.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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.
12. 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 ll-6B-7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Sundial Subdivision (FP-07-022) with the above
stated conditions.
FP-07-022 Sundial Subdivision FP.doc
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