HomeMy WebLinkAboutStaff CommentsCITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT: Meeting Date: April 1, 2008 ~~~1~E IDIAN~-
TO: Mayor and City Council ~ b A H o
FROM: Kristy Vigil, Assistant City Planner
208-884-5533
Scott Steckline, Development Services Coordinator
208-898-5500
SUBJECT: Woodland Springs Subdivision No. 1
Request for Final Plat Approval of Woodland Springs Subdivision No. 1
Consisting of 3 Commercial Building Lots and 1 Common Lot on 4.52
Acres in a C-N Zoning District by Landmark Engineering & Planning,
Inc (File# FP-08-003).
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, Landmark Engineering & Planning, Inc., has applied for final plat approval of 3
commercial building lots and 1 common lot on 4.52 acres of land for Woodland Springs
Subdivision No. 1. The zoning district for the proposed subdivision is C-N (Neighborhood
Business District).
Woodland Springs Subdivision No. 1 is located on the northeast corner of Locust Grove Road
and McMillan Road in Section 29, T. 4N., R. 1 E. This property has not been previously platted
The City Council approved the preliminary plat for Woodland Springs Subdivision on January 8,
2008. The submitted final plat substantially complies with the approved preliminary plat.
NOTE: The subject subdivision phase does not include 3.03 acres of the preliminary plat. If
building permits are requested in this area (the northern portion of the site and preliminary
platted as Lot 1, Block 1) all required subdivision improvements will be required to be installed
prior to occupancy. These requirements will be included in any future CZC application/permit.
Staff recommends approval of Woodland Springs Subdivision No. 1 with the comments
and conditions stated in this report.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved, development agreement (108022886),
annexation (AZ-07-014), and preliminary plat (PP-07-019) applications for this
subdivision.
FP-08-003 Woodland Springs Subdivision No. 1 FP.doc PAGF
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
2. If the City Engineer's signature has not been obtained by 01/08/10, 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. Prior to signature of the final plat by the City Engineer, all existing structures shall be
removed or relocated from the site.
5. Prior to signature of the final plat by the City Engineer, the applicant shall submit an
application to vacate the existing Idaho Power easement (inst. # 286004).
6. Graphically depict storm drainage facilities to be maintained by the Woodland Springs
Business Owners Association on sheet 2 of the plat.
7. Revise or add the following note(s) on the face of the plat prepared by Landmark
Planning & Engineering, Inc., stamped on 03/21/08 by William B. Erickson, prior to
signature of the final plat by the City Engineer:
2.) Revise to include the lots impacted and the type of facilities to be maintained by
the Woodland Springs Business Owners Association.
10.) Revise note to read "...direct lot access ..."
13.) Revise to Read "A license agreement with Settlers Irrigation District for the North
Slough Lateral has been recoded under Instrument Number 108030093 and their
easements are shown on this plat."
16.) Include instrument number.
*.) Revise the subdivision name to read "Woodland Springs Subdivision No. 1."
*.) Add a note, "This plat is subject to the development agreement recorded as
instrument number 108022886 of Ada County Records."
8. Because Staff has concerns regarding tree mitigation on the site (there are 213 caliper
inches that need to be mitigated for), submit a tree mitigation plan to the Planning
Department prior to signature of the final plat by the City Engineer. Said tree mitigation
plan shall be approved by the City Arborist, Elroy Huff, 888-3579.
9. The landscape plan, prepared by Landmark Planning & Engineering, Inc., and dated
03/24/08 is approved with the following changes:
a. Include fencing details on the face of the plan (i.e. construction materials, &
picture/sketch).
b. Include the tree class in the plant schedule.
c. Add 2 additional trees to the 20-foot wide landscape buffer adjacent to the
residential subdivision located on the east side of the site. The 2 additional trees
will count towards the required mitigation number.
d. Include the lawn symbol on all buffers located on the site.
e. Depict the required 8-foot wide pedestrian walkway connecting Lot 1, Block 1 to
Locust Grove Road on the face of the plan.
FP-08-003 Woodland Springs Subdivision No. 1 FP.doc PAGF
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
The landscape buffers adjacent to the residential subdivision to the east (Portico Place
Subdivision), Locust Grove Road, McMillan Road, and Beethoven Road are subdivision
improvements and shall be installed prior to occupancy of the first building.
The internal landscaping for the individual lots/buildings and parking areas not approved
with this final plat, they will be reviewed with each individual CZC.
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.
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. 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.
12. 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.
13. 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 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways
and the Settlers Canal, 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.
FP-08-003 Woodland Springs Subdivision No. 1 FP.doc PAGF
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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 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.
6. 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 plan
approval.
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 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.
FP-08-003 Woodland Springs Subdivision No. 1 FP.doc PAGF
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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 maybe 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.
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 ACHD. 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
wifihin 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 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 Woodland Springs Subdivision No. 1 (FP-
08-003) with the above stated comments and conditions.
FP-08-003 Woodland Springs Subdivision No. 1 FP.doc PAGF