HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPAI2TMENTS STAFF REPORT
STAFF REPORT: Meeting Date: May 6, 2008
E IDIAN~-
TO: Mayor and City Council I D A H O
FROM: Kristy Vigil, Assistant City Planner ~
208-884-5533
Scott Steckline, Development Services Coordinator ~S
208-898-5500
SUBJECT: Gramercy Subdivision No. 3
Request for Final Plat Approval of Gramercy Subdivision No. 3 Consisting of 18
Single-family Residential Building Lots and 1 other lot on 1.383 Acres in a TN-R
Zoning District by Tuscany Development, Inc (File# FP-OS-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 of the
Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Tuscany Development, Inc, has applied for final plat approval of 18 single-family
residential building lots and 1 other lot on 1.383 acres of land for Gramercy Subdivision No. 3. The
zoning district for the proposed subdivision is TN-R (Traditional Neighborhood Residential).
Gramercy Subdivision No. 3 is located south of Overland Road, approximately a'/a mile west of Eagle
Road in Section 20, T. 3N., R. lE. and is a resubdivision of Lot 1, Block 4 of Gramercy Subdivision No.
1.
The City Council approved the preliminary plat for Gramercy Townhomes on December 18, 2007. The
submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Gramercy Subdivision No. 3 with the comments and conditions
stated in this report.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved development agreement (instrument # 106141056),
and approved Crramercy Townhomes modified development agreement (instrument #
108022888), annexation (AZ-06-012), rezone (RZ-07-016), preliminary plats (PP-06-019 and PP-
07-018), final plat (FP-06-048), and conditional use pernut (CUP-07-018) applications for this
subdivision.
2. If the City Engineer's signature has not been obtained by 12/18/09, 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.
FP-08-007 Gramercy Subdivision No. 3 FP.doc PAGE 1
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
4. All alleys shall be constructed per UDC 11-6C-3-5. The alley shall have a minimum of 16 feet of
paving, serve as a fire lane, and be constructed of concrete or asphalt with a concrete ribbon curb.
From the entrance to the public street provide a minimum of 28-foot inside and 48-foot outside
turning radius. No parking shall be allowed on either side of the street within 50 feet of the alley
entrance as measured from the centerline of the alley, and the alley shall be designed so the entire
length is visible from a public street.
Revise or add the following note(s) on the face of the plat prepared by Engineering Solutions,
LLP, stamped on 03131/08 by D. Terry Peugh, prior to signature of the final plat by the City
Engineer:
9.) Revise to include Development Agreement number 10802288.
I 1.) Revise to read, ". . . dwelling units.", ~~a ~ ° ° °~"~` ~'~"' ~':+" ^~ "'`°^`'"'~ ~";~;""
6. Prior to signature of the final plat by the City Engineer, all existing structures shall be removed or
relocated from the site.
Remove from the signature page T T°~~ra n r°°a~, D~:
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 pernuts for this subdivision.
9. The landscape plan, prepared by Harvest Design, P.C., and dated 11/27/0707 is approved with no
changes
10. 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.
11. 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.
12. Staffls 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 irrigationldrainage 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.
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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 11-5C-1.
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 S 1/2" 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.
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 Pernutting
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)$98-5500 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
FP-08-007 Gramercy Subdivision No. 3 FP.doc PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Contact Robert B. Whitney at (208)334-2190.
1~1. Any existing septic systems within this project shall be removed from service per City Ordinance
5ection 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 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
proj ect.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Gramercy Subdivision No. 3(FP-O8-007) with the
above stated comments and conditions.
FP-08-007 Gramercy Subdivision No. 3 FP.doc PAGE 4