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HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: May 6, 2008 E IDIAN~-- IDAHO TO: Mayor and City Council FROM: Jenny Veatch, Assistant City Planner 208-884-5533 Scott Steckline, Development Services Coordinator 208-898-5500 SUBJECT: Sundial Subdivision No. lb Request for Final Plat Approval of Sundial Subdivision No. lb Consisting of 26 Single-Family Residential Building Lots and 3 Common Lots on 7.70 Acres in an R-4 Zone, by Gemstar Properties. (File# FP-08-008). 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, Gemstar Properties, has applied for final plat approval of 26 single-family residential building lots and 3 common lots on 7.70 acres of land for Sundial Subdivision No. lb. The current zoning designation for the proposed subdivision is R-4 (Medium Low-Density Residential). The gross density of the proposed subdivision is 3.41 dwelling units per acre and the net density is 4.23 dwelling units per acre. Sundial Subdivision No. lb is located approximately 1/3 of a mile west of N. Linder Road and approximately 1f4 of a mile south of W. Ustick Road, in the SW % of NE '/ of T. 3N., R.1 W., Section 2. This property has not been previously platted. The City Council approved the preliminary plat for Sundial Subdivision on April 17, 2007 and the submitted final plat substantially complies with the approved preliminary plat. T'he applicant had submitted and received approval on a final plat for Sundial Subdivision on August 14, 2007. As part of a condition of approval of the preliminary plat, ACHD required the applicant to construct a T-type intersection; stubbing W. Whitelaw Drive into the second phase of the development rather than the cul- de-sac that was already designed. The applicant has had to redesign the previously approved final plat into two phases, and has an application in process to vacate a portion of the existing right-of-way platted along W. Whitelaw Drive with Turtle Creek Subdivision #2. Staff recommends approval of Sundial Subdivision No. lb with the comments and conditions stated in tlus report. SITE SPECIFIC CONDITIONS Applicant is to meet all terms of the approved Sundial Subdivision preliminary plat (PP-06-060), as well as the Cairns Property annexation and development agreement (Inst. No. 94108841). The Final Plat approval for this subject phase shall expire on 04/17/09, if the City Engineer's signature has not been obtained. FP-08-008 Sundial Subdivision No. lb FP.doc PAGE 1 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT The applicant has indicated that Nampa and Meridian Irrigation District (NMID) will own and operate the required pressurized irrigation system in this development. Therefore a fax from NMID indicating plan approval, pressure irrigation system ownership and approved license agreement shall be submitted prior to scheduling of a pre-construction meeting. 4. The City of Meridian requires that pressurized inigation systems be supplied by a year-round source of water. If a single-point connection to the potable water system is used, the developer shall be responsible for the payment of assessments for the irrigable common areas prior to signature on the final plat by the Meridian City Engineer. 5. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7. 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 pernuts for this subdivision. The applicant shall be responsible to construct the sewer and water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. Minimum cover over sewer mains is three-feet. If there is less than three feet from top of pipe to sub-grade then upgraded pipe materials shall be used per City of Meridian Standard Specifications. The contractor selected to install the water and sewer mains must be in possession of a current, valid Public Works Contracting License. 7 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. 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. The landscape plan, prepared by The Land Group anii dated 4/17l08, shall be revised as follows: a. Revise to reflect Lots 20 and 22, Block 2 to be in Phase Two of Sundial Subdivision. b. Revise the calculations table to accurately depict site area and open space. Submit three copies of the revised landscape plan to the Planning Department prior to signature of the final plat by the City Engineer. 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 pemutted under UDC 11-3B- 11. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by staf£ 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 FP-08-008 Sundial Subdivision No. lb FP.doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT the developer to comply with AC~ID, City of Meridian and all other regulatory requirements at the time of final construction. 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. Staff's failure to cite specific ordinance provisions or conditions of the preliminary plat does not relieve the Applicant of responsibility for compliance. STANDARD CONDITIONS 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 installed and activated, sewer system shall have passed air-testing and video inspection, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, 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 imgation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 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. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as deternuned during the plan review process, prior to signature on the final plat. 7. 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. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 10. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. FP-08-008 Sundial Subdivision No. lb FP.doc PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 11. 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. 12. Approval of the preliminary plat shall become null and void if the applicant fails to record the final plat within two years of the approval of the preliminary plat per UDC 11-6B-7A. In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segxnents, if submitted within successive intervals of eighteen months, may be considered for final approval without resubmission for preliminary plat approval per UDC 11-6B-7B. STAFF RECOMMENDATION Staff recommends approval of the final plat for Sundial Subdivision No. lb (FP-08-008) with the above stated conditions. FP-08-008 Sundial Subdivision No. lb FP.doc PAGE 4