HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPnRT: Meeting Date: Apri122, 2008
E IDIAN:.--
TO: Mayor and City Council ~ .. >: , ,
FROM: Jenny Veatch, Assistant City Planner ~,~ .,~ ~ ~/ ~~
208-884-5533
Scott Steckline, Development Services Coordinator APR 1 8 2~0~
208-898-5500
Gi.ty Of 1Vleridian
SUBJECT: Three Corners Subdivision City Clerk Office
Request for Final Plat Approval of Three Corners Subdivision. Consisting of 1
Building Lot, and 0 Common Lots on 8.68 Acres in C-C Zoning District by
David and Luane Dean (File# FP-O8-00~.
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 ~f the
Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicants, David and Luane Dean, have applied for final plat approval of 1 building lot, and 0
corrunon lots on 8.68 acres of land for Three Corners Subdivision. The zoning district for the proposed
subdivision is C-C (Community Business District).
Three Corners Subdivision is located east of N. Locust Grove Road and south of E. Chinden Boulevard in
the NW % of the NW '/ of Section 29, T. 4N., R. 1 E. This property has not been previously platted
The City Council approved the preliminary plat for Three Corners Subdivision on February 19, 2008.
The preliminary plat consists of 33 residential lots, 11 comercial lots and 10 common lots in a C-C, R-*
and R-2 zoning districts on 40.4 acres. The submitted fmal plat is the first phase of this development and
substantially complies with the approved preliminary plat.
Staff recommends approval of Three Corners Subdivision with the comments and conditions stated
in this report.
SITE SPECIFIC CONDITIONS
Applicant is to meet all terms of the approved Three Corners Subdivision development agreement
(instrument # 108022887), annexation (AZ-07-017), and preliminary plat (PP-07-021)
applications for this subdivision.
2. If the City Engineer's signature has not been obtained by 02/19/2010, the Final Flat 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.
FP-08-006 Three Corners Subdivision FP.doc PAGE 1
CITY OF MERIDIAN PLANNING AND PUBLiC WORKS DEPARTMENTS STAFF REPORT
4. A letter of credit or cash surely 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.
The applicant shall construct the five (5) foot sidewalk along N. Locust Grove Road prior to
obtaining certificate of occupancy for the school. Sidewalk may be a temporary sidewalk until
ditch is covered. If a temporary sidewalk is installed, the City will require surety for the
permanent sidewalk.
Revise the plat to show Sewer, Water and )'rrigation easements centered on pipe.
7. Easements must be separated to only cover what is actually in the easement. Graphically depict
individual easements for Sewer, Water and lrrigation.
Graphically depict an additional five (5) feet of landscape buffer easements on the east and south
sides of Lot 1, Block 1 on the face of the plat.
Graphically dcpict the thirty-five (35) foot approach to be constructed for the proposed schuul
access to N. Locust Grove Road. Approach to be aligned to existing approach to the west.
10. Provide a copy of a recorded cross-access/cross parking easement/agreement for all commercial
lots within the subdivision..
11. Revise or add the following note(s) on the face of the plat prepared by Toothman-Orton
Engineering company, stamped on 3/27/0$ by Jeffrey H. McAllister, prior to signature of the
final plat by the City Engineer:
*.) Add a note, "This plat is subject to the development agreement recorded as instrument
number 108022887 of Ada County Records."
*_) include instn~ment. number for access easement-
*.) Add an additional five (5) feet to the landscape buffer easements on the east and south
sides of Lot 1, Block 1 and place trees here. No trees shall be allowed inside sewer or
water easements.
*.) Add a note addressing the maintenance responsibilities of the landscape easements
located on Lot 1 Block 1(i.e. -either each adjacent lot owner or the HOA should be
responsible).
*.) Add a note, "Direct lot access to N. Locust Grove Road and N. Chinden Boulevard (Hwy
20-26) is prohibited except where specifically approved by ACRD and the City of
Meridian."
*.) Add a note, "The bottom elevation of building footings shall be set a muiunum of 12
inches above the highest known normal ground water elevation."
*.) Revise the subdivision name to read "Three Corners Subdivision No. 1."
12. Temporary construction fencing to contain debris shall be installed at the subdivision boundary
where perziiatieut fencing dues nut exist.
13. The landscape plan, prepared by Toothman-Orton Engineering company, and dated 3/26/08 is
approved with the fallowing changes:
a. A sanitary sewer line, water line and corresponding easements are located on the east and
south sides of Lot 1, Block 1. Trees are not permitted within these easements. Relocate
the trees within an additional five (S) feet of landscape buffer easements to he added on
the east and south sides of Lot 1, Block 1.
k'k'-U8-UU6 Three Corners Subdivision FP.doc PAGE 2
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPpRT
b. Delete dote, "Future sidewalk by school to be constructed following overall pressurized
irrigation construction. Adjacent drain to be filled at that point, since it will be obsolete."
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.
14. 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 $87-1620 for more information.
15. 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 ACHD, City of Meridian and all other regulatory requirements at the
time of final construction.
16. 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, 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 11-SC-1.
A written certificate of completion shall be prepared by the landscape arcbitcct, landscapc
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.
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.
h'P-US-UU6 Three Comers Subdivision FP.doc PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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. Bath 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 developxxient 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.
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
nay be required by the Enviroiunental Protection Agency.
l1. 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 discoiu~ection 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.
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 certirication 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
approved prior to the issuance of a certification of occupancy for any structures within the
project.
FP-08-006 Three Corners Subdivision FP.doc PAGE 4
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS pEPARTMENTS STAFF REPORT
S'I'A~'r' KECOMMENDATI~N
Staff recommends approval of the final plat for Three Corners Subdivision (FP-08-006) with the
above stated comments and conditions.
FF-OS-006 Three Corners Subdivision FP.doc PAGE 5