HomeMy WebLinkAboutStaff CommentsCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE COUNCIL MEETING ON SEPTEMBER 11, 2007
STAFF REPORT Meeting Date: September 11, 2007 E IDIAN~--
TO: Mayor & City Council
IDAHO
FROM: Jenny Veatch, Assistant City Planner
884-5533
Scott Steckline, Development Services Coordinator
208-898-5500
SUBJECT: Southwick Subdivision
• FP-07-028
Request for Final Plat Approval of 26 single-family residential building lots
and 8 common lots on 10.7 acres in the R-4 zone
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 Development, LLC, has applied for fmal plat approval of 26 single-family
residential building lots and 8 common lots in an R-4 zone for Southwick Subdivision. The current zoning
designation for the proposed subdivision is R-4 (Medium Low-Density Residential). The gross density of
the proposed subdivision is 2.42 dwelling units per acre and the net density is 3.23 dwelling units per
acre.
Southwick Subdivision is located on the south side of Ustick Road, approximately a quarter of a mile east
of Linder Road at 1255 W. Ustick Road in the NW 1/4 of T. 3N., R.1 W., Section 1. This property has not
been previously platted.
The Meridian City Council approved the preliminary plat for Southwick Subdivision on September 12,
2006 and the submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Southwick Subdivision with the comments and conditions stated in
this report.
SITE SPECIFIC CONDITIONS
Applicant is to meet all terms of the approved preliminary plat (PP-06-018) and annexation and
zoning (AZ-06-019).
2. If the City Engineer's signature is not obtained by 9/12/08, the Final Plat approval for this subject
phase shall expire.
3. The applicant shall obtain a license agreement from ACRD for any landscaping, including the
planter islands, which are proposed within the public right-of--way; submit a copy to the Planning
Department.
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
FP-07-028 Southwick Subdivision FP.doc
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE COUNCIL MEETING ON SEPTEMBER 11, 2007
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 lots encumbered by the AE flood plain shall receive elevation certification.
Staff is uncertain if the Ada County Surveyor will allow the graphically depicted flood plain line
to remain on the plat. If it is not allowed, after the recordation of the plat, the applicant shall
submit to Public Works at addressing time an entirely separate plat with the flood plain line
shown to aid in tracking of lots requiring elevation certification.
7. Prior to construction plan approval the applicant shall submit a "No Rise Analysis" for the
crossing of the Creason Lateral.
8. 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.
9. 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.
10. The existing house on Lot 3, Block 2 shall connect to City Services. The applicant shall be
responsible for the payment of assessments prior to signature on the final plat by the City
Engineer. The applicant shall be responsible for the actual physical connection to the municipal
services prior to Certificates of Occupancy being issued in this subdivision.
11. 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.
12. Revise or add the following plat notes on the face of the plat prepared by Bailey Engineering,
Inc., and dated 7/31/07:
7.) Include instrument number.
9.) Revise to read, "...shall be in compliance with T'+'° " ~~a T'+'° the applicable zoninsl
regulations of the City of Meridian at the time of building_permit submittal."
13. The landscape plan, prepared by The Land Group, and dated 8/1/07 shall be revised as follows:
a.) Include fencing details for the fencing on the north and west boundaries of Lot 3, Block 2
(i.e. construction materials, & picture/sketch).
b.) Show and label the Creason Lateral easement on the plan; relocate the proposed trees to
be outside of the easement.
c.) Depict the required landscaping adjacent to the Creason Lateral on the plan.
Submit three full-size copies of the revised landscape plan to the Planning Department prior to
signature of the final plat by the City Engineer.
FP-07-028 Southwick Subdivision FP.doc
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE COUNCIL MEETING ON SEPTEMBER 11, 2007
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-11 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-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 ACRD, City of Meridian and all other regulatory requirements at
the time of final construction.
15. The subject final plat shall be recorded prior to issuance of any Certificate of Zoning Compliance
or building permits on this site.
16. Prior to signature of the fmal 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. Maintenance of all common areas shall be the responsibility of the Southwick Subdivision
Homeowners' Association.
18. Staff s failure to cite specific ordinance provisions or conditions of the preliminary plat does not
relieve the Applicant of responsibility for compliance.
STANDARD CONDITIONS
Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways
including the Creason Lateral, 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.
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
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE COUNCIL MEETING ON SEPTEMBER 11, 2007
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 fmal plat.
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. Prior to any excavation or improvements within this development that applicant shall submit a
Flood Plain Development Permit and comply with all conditions of the same.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Southwick Subdivision (FP-07-028) with the above
stated conditions.
FP-07-028 Southwick Subdivision FP.doc