HomeMy WebLinkAboutStaff ReportCITY OF' MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT: Meeting Date: March 18, 2008
E IDIAN~--
TO: Mayor and City Council C b A H O
FROM: ICristy Vigil, Assistant City Planner ~~~
208-884-5533
Scott Steckline, Development Services Coordinator MpR ~ 3 2008
208-898-5500
City Of Meridian
SUBJECT: Meadowlake Village Subdivision No. 1 City Clerk Office
• Request for Final Plat Approval of Meadowlake Village Subdivision No.
1 Consisting of 52 Single-family Residential Building Lots, 2
Commercial Building Lots, and 8 Common Lots on 19.80 Acres in an L-
O Zoning District by Touchrnark of the Treasure Valley (File# FP-08-
002).
• Request for private street approval within the L-O Zoning District (File #
PS-08-001).
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, Touchmark of the Treasure Valley, has applied for final plat approval of 52 single-family
residential building lots, 2 commercial building lots, and 8 common lots on 19.80 acres of land for
Meadowlake Village Subdivision No. 1. The zoning district for the proposed subdivision is L-O (Limited
Office District).
Meadowlake Village Subdivision No. 1 is located south of Franklin Road, approximately a 'h mile east of
Eagle Road in Section 16, T. 3N., R. lE. This property has not been previously platted
The City Council approved the preliminary plat for Meadow Village North Subdivision on August 14,
2007. The submitted final plat substantially complies with the approved preliminary plat.
The applicant is proposing to construct a private street in this development. The private street extends
south from E. Biel Ct. to Putter Lane via across-access easement offered by the developer. ACRD has
reviewed and approved the proposed private street locations. Staff has reviewed the private street design
and is recommending approval of the private street with the conditions set forth in this report.
Staff recommends approval of Meadowlake Village 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 agreements (instrument # 101048096,
101048097, 102143308, and 103137119), and approved Meadowlake Village North modified
development agreement (instrument # 108022885), annexation (AZ-99-021), preliminary plat
FP-08-002 Meadowlake Village Subdivision No. 1 FP.doc PAGE
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
(PP-07-009), and conditional use permit (CUP-99-039 and CUP-07-068) applications for this
subdivision.
2. If the City Engineer's signature has not been obtained by 08/14/09, the Final Plat approval for
this subject phase shall expire.
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. Include a detail of the parking areas located within Lot 1, Block 2 and Lot 1, Block 3 on a page
within the final plat. The parking areas shall meet the standards set forth in UDC 11-3C-1.
5. The private street (labeled fire lane and located on Lot 46, Block 1) 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 42 feet
wide), 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. Construct a 5-foot wide sidewalk on each side of the private
street, as proposed.
6. Graphically depict the NMID easement for the Ridenbaugh Canal on the face of the plat.
7. Graphically depict a landscape easement for the plaza located on Lots 24 and 25, Block 1 on the
face if the plat.
8. Revise or add the following note(s) on the face of the plat prepared by WRG Design, Inc.,
stamped on 11/02/07 by Michael S. Byrns, prior to signature of the final plat by the City
Engineer:
2.) Revise note to include Lot 1, Block 2 and Lot 1, Block 3.
6.) Delete note.
7.) Revise to read, "...approved by ~~'-92-9A~ CUP-07-008. , , nr%~ CUP-07-
008). "
8.) Delete note.
*.) Add a note, "This plat is subject to the development agreements recorded as instrument
numbers 10101048096, 101048097, 102143308, 103137119, and 108022885 of Ada
County Records."
*.) Add a note addressing the maintenance responsibilities of the landscape easement located
on Lots 24 and 25, Block 1.
*.) Add a note, "The bottom elevation of building footings shall be set a minimum of 12
inches above the highest known normal ground water elevation."
9. Prior to signature of the final plat by the City Engineer, all existing structures shall be removed or
relocated from the site.
10. 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 on the east side prior to release of building permits for this subdivision.
11. The landscape plan, prepared by WRG Design, Inc., and dated 10/15/07 is approved with the
following changes:
a. Include a calculations table on the face of the plan.
FP-08-002 Meadowlake Village Subdivision No. 1 FP.doc PAGE
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
b. Add 4 additional trees to the 8-foot parkways for a total of 102 trees.
c. A sanitary sewer line is located within Lot 19, Block 1 and trees are not perntted.
Relocate the trees shown on Lot 19, Block 1 to another common area within the
subdivision.
d. Include the lawn symbol on all parkways located with in the subdivision.
e. Revise the plan to accurately reflect the lot numbers.
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.
12. 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 Buttrarn, at 887-1620 for more information.
13. 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.
14. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
GENERAL REQUIItEMENTS
Per UDC 11-3A-6 all imgation 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.
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. 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.
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.
FP-08-002 Meadowlake Village Subdivision No. 1 FP.doc PAGF
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants). The easements shall not be dedicated via
the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms.
The easement shall be graphically depicted on the plat for reference purposes. Submit an
executed easement (on the form available from Public Works), a legal description, which must
include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and
distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document.
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.
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.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
10. Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be 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 imgation 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.
15. The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
16. The applicant's design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or the ACRD. The design engineer shall provide certification that the facilities have been
installed in accordance with the approved design plans. This certification will be required before
a certificate of occupancy is issued for any structures within the project.
17. At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
FP-08-002 Meadowlake Village Subdivision No. 1 FP.doc PAGE
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
approved prior to the issuance of a certification of occupancy for any structures within the
project.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Meadowlake Village Subdivision No. 1 (FP-08-002)
with the above stated comments and conditions.
FP-08-002 Meadowlake Village Subdivision No. 1 FP.doc PAGE