HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING AND PU$LIC 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
5UBJECT: Sundial Subdivision No. 2
Request for Final Plat Approval of Sundial Subdivision No. 2 Consisting of 2
Single-Family Residential Building Lots and 1 Common Lot on 2.94 Acres in an
R-4 Zone, by Gemstar Properties. (File# FP-08-009).
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 2 single-family residential
building lots and 1 common lot on 2.94 acres of land for Sundial Subdivision No. 2. The current zoning
designation for the proposed subdivision is R-4 (Medium Low-Density Residential). The gross density of
the proposed subdivision is 0.68 dwelling units per acre and the net density is 0.68 dwelling units per
acre.
Sundial Subdivision No. 2 is located approximately 1/3 of a mile west of N. Linder Road and
approximately 1/4 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. The 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. 2 with the comments and conditions stated
in this 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).
FP-08-009 Sundial Subdivision No. 2 FP.doc PAGE 1
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
The Final Plat approval for this subject phase shall expire on 04/17/09, if the City Engineer's
signature has not been obtained OR if it is not signed by the City Engineer within 18 months of
phase 1 being signed by the City Engineer
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 irrigation 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 permits for this subdivision.
6 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 final plat prepared by Stanley Consultants, and dated 4/19/07, is approved with no changes.
The landscape plan, prepared by The Land Group and dated 1/15/07, is approved with no
ci~anges.
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 shalt
have passed air-testing and video inspection, fencing installed, drainage lots constructed, road
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
base approved by the Ada County Highway District and the Final Plat for this subdivision shall
be recorded, 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.
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. 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.
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.
8. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
9. 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.
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 segments,
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.
5TAFF RECOMMENDATION
Staff recommends approval of the final plat for Sundial Subdivision No. 2(FP-08-009) with the
above stated conditions.
FP-08-009 Sundial Subdivision No. 2 FP.doc PAGE 3