HomeMy WebLinkAbout10/23 Staff CommentsCITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT: Meeting Date: October 23, 2007 E IDIAN~-
Transmittal Date: October 18, 2007
IDAHO
TO: Mayor and City Council
FROM: Kristy Vigil, Assistant City Planner
208-884-5533
Scott Steckline, Development Services Coordinator S~
208-898-5500
SUBJECT: Jayker Subdivision No. 1
Request for Final Plat Approval of Jayker Subdivision No. 1 Consisting of 140
Single-Family Building Lots and 21 Common Lots on 89.70 Acres in R-2, R-8,
R-15, and C-N Zoning Districts by Treehaven, LLC (File# FP-07-02~.
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, Treehaven, LLC, has applied for final plat approval of 140 single-family building lots and
21 common lots on 89.70 acres of land for Jayker Subdivision No. 1. The zoning districts for the
proposed subdivision are R-2 (Low-Density Residential District), R-4 (Medium-Density Residential
District), R-15 (Medium High-Density Residential District), and C-N (Neighborhood Business District).
Jayker Subdivision No. 1 is located at 4042 W. Chinden Boulevard, approximately a %z mile west of Ten
Mile Road on the north side of Chinden Boulevard in Section 22, T. 4N., R. 1 W. This property has not
been previously platted.
The City Council approved the preliminary plat for Jayker Subdivision on March 27, 2007. The
submitted final plat substantially complies with the approved preliminary plat.
The proposed final plat includes one lot within the C-N zone, Lot 1 Block 23, which is a common lot on
the west side of N. Tree Farm Way and is a required 20-foot wide landscape street buffer for N. Tree
Farm Way. Also, a community center amenity will be constructed on Lot 1, Block 1 and will include the
following: club house, swimming pools, outdoor play areas, kitchen, and exercise facilities.
Staff recommends approval of Jayker Subdivision No. 1 with the comments and conditions stated in
this report.
SITE SPECIFIC CONDITIONS
Applicant is to meet all terms of the approved, development agreement (106151218), annexation
(AZ-06-004), preliminary plat (PP-06-058), and miscellaneous applications (MI-06-011 and MI-
07-004) applications for this subdivision.
2. If the City Engineer's signature has not been obtained by 03/27/09, the Final Plat approval for
this subject phase shall expire.
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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. Graphically depict on the face of the plat, a 10-foot wide public use easement along Chinden
Boulevard for the multi-use pathway.
Graphically depict on sheet 5 and sheet 8 the 20 foot sewer easement "centered" on the sewer
line.
The trees located within the HLE areas and the cul-de-sac lots shall be removed where sanitary
sewer services are located.
7. Any easement associated with Basco Lane shall be vacated prior to signature of the final plat by
the City Engineer.
The applicant shall enter into a license agreement with the transportation authority for the
landscaping within the unimproved right-of--way along Chinden Boulevard. The applicant shall
provide a copy of the license agreement to the Planning Department prior to signature of the fmal
plat by the City Engineer. If a license agreement with the transportation department cannot be
obtained the trees and shrubs within the preserved right-of--way shall be relocated to Lot 1, Block
16.
Per the Meridian Fire Department two emergency access roads shall be constructed. Both of these
secondary access roads shall be designed to meet all Fire Department standards. An emergency
access easement shall be graphically depicted on the face of the final plat.
10. The subject final plat shall be recorded prior to issuance of any Certificate of Zoning Compliance
or building permits on this site.
11. 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 lbs. 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.
12. Revise or add the following note(s) on the face of the plat prepared by Brokaw Surveying and
Mapping, LLC, stamped on 10/12/07 by Delson D. Brokaw, prior to signature of the final plat by
the City Engineer:
7.) Revise to read "... lines. A Y'tnC%C(~ five 5 foot wide ...."
*.) Add a note addressing the maintenance responsibilities of the landscaped areas within the
Home Owners Association landscape (HLE) easements.
*.) Add a note addressing the maintenance responsibilities of the 20-foot wide common
driveway and public utilities (CDE) easements.
*.) Add a note addressing the maintenance of Lot 2, Block 23 (should be Treehaven, LLC).
*.) Add a note "All properties that abut a common driveway shall take access from the
driveway."
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
*.) Add a note, "This plat is subject to a development agreements recorded as instrument
numbers 106151218, 1070255555, and 107141993 of Ada County Records."
*.) Add a note, "All lots are hereby designated as having a permanent public utilities and
drainage easement Ten (10) feet adjacent to any rear lot line, subdivision boundary or
public right of way. This easement shall not preclude the construction of hard surface
driveways and walkways to each lot."
*.) Add a note, "The bottom elevation of house footings shall be set a minimum of 12 inches
above the highest known normal ground water elevation."
*.) Add a note, "Lot owners are responsible for maintenance of any irrigation/drainage pipe
or ditch crossing their lot unless such responsibility is assumed by an irrigation/drainage
entity."
13. Prior to signature of the final plat by the City Engineer, all existing structures shall be removed or
relocated from the site.
14. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
15. 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.
16. The landscape plan, prepared by DTJ Design and dated 10/15/07 is approved with the following
changes:
a. The landscaping and associated improvements on Lots 19 -23 Block 1, Lot 18 Block 11,
and Lot 1 Block 4 shall be constructed with phase 1. Revise the limit of work line on the
plan accordingly.
b. Include a plant list that shows the plant symbol, quantity, botanical name, common name,
minimum planting size and container, tree class, and comments (for spacing, staking, and
installation as appropriate).
c. All common open spaces should contain grass, shrubs, and other vegetative groundcover,
revise plan accordingly. There are several ACRD drainage easements on this site. These
areas do not currently show sand, they show grass, trees, shrubs, etc. The Applicant shall
be aware that infiltration ponds for ACRD public streets require exposed filter sand. This
sand area does not count toward the City of Meridian's open space requirements. Other
provisions to meet the City's vegetated open space requirements must be made when
ACHD pond designs incorporate exposed filter sand (see Condition 18 below).
d. Label all fencing (i.e. stone wall, board form concrete wall, etc.) on the plan.
e. Fencing adjacent to the micropath lot shall be constructed per the standards set forth
within the UDC.
f. The amenity ponds shall be designed per UDC 11-3B-9C6 (See comment c above and
Condition 18 below).
g. Depict and construct a 10-foot wide gravel shoulder on Chinden Boulevard abutting the
site, with the remaining portion of the right-of--way landscaped with lawn or other
vegetative groundcover (Landscaping improvements within the right-of--way shall require
a license agreement between the property owner and the Transportation Authority -see
Site Specific Condition No. 8).
h. The 20-foot wide buffer adjacent to N. Tree Farm Way is a subdivision improvement and
shall be constructed on both sides of the road prior to occupancy of the first building.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
The amenities and landscaping for Lot 1, Block 1 are not approved with this final plat, they will
be reviewed with the individual CZC. A Certificate of Zoning Compliance (CZC) is required
prior to issuance of building permits for the community center and supporting facilities located on
Lot 1, Block 1. The improvements shall be constructed and ready for occupancy prior to the
issuance of the 200th building permit for the development.
Submit three copies of a revised landscape plan to the Planning Department prior to signature of
the final plat by the City Engineer. Said plan shall be consistent with the changes listed above.
17. 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.
18. 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.
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.
19. 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
Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways (also
excluding the Phyllis Canal), that intersect, cross or lie within the area being subdivided shall be
covered. Plans will need to be approved by the appropriate iirigation/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.
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. The complete extension of the Black Cat Sewer Trunk Line servicing the Jakers project is
required to be installed, inspected and accepted by the City of Meridian prior to applying for
building permits.
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 11-SC-1.
6. 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
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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.
7. 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.
8. 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.
9. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that maybe required by the Army Corps of Engineers.
10. Applicant shall be responsible for application and compliance with and NPDES Permitting that
maybe required by the Environmental Protection Agency.
11. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
12. 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.
13. 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
(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.
14. 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 the final plat for Jayker Subdivision No. 1 (FP-07-026) with the
above stated comments and conditions.
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