HomeMy WebLinkAboutStaff Comments
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: August 21,2007
Transmittal Date: August 16,2007
roo... P /' ''''..w .~ ".
"-A1tJridt:n"t \
\ lDAHO I
" .,
~..!!0L
,a
TO:
Mayor and City Council
FROM:
Kristy Vigil, Assistant City Planner '{JI
208-884-5533
Scott Steckline, Development Services Coordinator 5:5
208-898-5500
SUBJECT:
Jericho Subdivision
Request for Final Plat Approval of Jericho Subdivision Consisting of 44
Detached Single-Family Building Lots, 24 Attached Single-Family Building
Lots, 2 Private Street Lots, and 10 Common Lots on 9.52 Acres in R-4 and R-15
Zones by Heron River Development, LLC (File# FP-07-024).
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, Heron River Development, LLC, has applied for final plat approval of 44 detached single-
family lots, 24 attached single-family building lots, 2 private street lots, and 10 common lots on 9.52
acres of land for Jericho Subdivision. The zoning districts for the proposed subdivision are R-4 (Medium
Low-Density Residential District) and R-15 (Medium High-Density Residential District).
Jericho Subdivision is located at 6055 and 6185 N. Jericho Road, approximately a ){ mile west of Locust
Grove Road and south of Chinden Boulevard in the NW ){ of Section 30, T. 4N., R. IE. This property has
not been previously platted.
Two private streets were approved with the preliminary plat application. The applicant is proposing to
construct the private streets as approved with the preliminary plat application. See site specific condition
number eight for specific private street standards.
The City Council approved the preliminary plat for Jericho Subdivision on March 20,2007. The
submitted [mal plat substantially complies with the approved preliminary plat.
Staff recommends approval of Jericho Subdivision with the comments and conditions stated in this
report.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all tenus of the approved, annexation (AZ-06-057), preliminary plat (PP-06-
056), and private street (PS-06-008) applications for this subdivision.
2. Final Plat approval for this subject phase shall expire on 03/20/09, if the City Engineer's
signature has not been obtained.
FP-07-024 Jericho Subdivision FP.doc
PAGE 1
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. A Certificate of Zoning Compliance (CZC) is required prior to issuance of building permits for
the townhomes within the subdivision. The townhomes may be combined in one CZC or
submitted separately for approval. The townhomes shall substantially comply with the approved
building elevations.
5. The subject final plat shall be recorded prior to issuance of any Certificate of Zoning Compliance
on this site.
6. All common driveways shall be constructed in accordance with UDC 11-6C-3D, and be paved a
minimum of 20-feet wide with a surface capable of supporting 75,000 Ibs. with a turning radius
of 28' inside and 48' outside for fire vehicles and equipment. All properties that abut a common
driveway shall take access from the driveway. File a perpetual ingress/egress easement for all lots
that share a driveway. The applicant may record an easement and include the instrument number
on the face of the plat prior to signature of the City Engineer, OR dedicate said easements via the
plat. Graphically depict the common driveway easements for each applicable lot on the face of
the plat.
7. Prior to signature of the final plat by the City Engineer, the applicant shall submit to the Planning
Department, an exhibit depicting the setbacks, building envelope, orientation of the buildings, and
structures located on Lots 7, 9,27, and 28, Block 1.
8. The private streets (N. Ladera Lane and E. Montage Lane) shall be constructed per UDC 11-3F-4;
the width of the travel lane shall be at least 24 feet or 26 feet wide (proposed as 20 feet of paving
and 2 feet of ribbon curbing on each side), as determined by the fire marshal; a Fire Department
approved turnaround shall be provided and the adjacent curb shall be painted red; post the private
street "No Parking"; gates or other obstacles shall not be allowed.
9. Prior to signature of the final plat by the City Engineer, all existing structures shall be removed
from the site.
11. 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
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.
12. The landscape plan, prepared by Harvest Design and dated 06/12/07 is approved with no changes.
13. Prior to signature of the [mal 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.
14. 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-l1 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-l1.
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.
FP-07-024 Jericho Subdivision FP.doc
PAGE 2
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
15. 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 ll-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 approved and activated, fencing installed,
sewer line shall be installed and passed air test and video inspection, final plat recorded 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.
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, or as otherwise allowed by UDC ll-5C-1.
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.
12. Any existing domestic well system within this project 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
FP-07-024 Jericho Subdivision FP.doc
PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
(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.
13. 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.
STAFF RECOMMENDATION
Staff recommends approval of tbe final plat for Jericho Subdivision (FP-07-024) with the above
stated comments and conditions.
FP-07 -024 Jericho Subdivision FP .doc
PAGE 4