HomeMy WebLinkAboutStaff CommentsCITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT: Hearing Date: October 14, 2008
E IDIANI.=--
TO: Mayor and City Council a A tH ~
FROM: Sonya Wafters, Associate City Planner
(208) 884-5533
Scott Steckline, Land Development Supervisor -~ ~
(208) 898-5500
SUBJECT: Southridge Subdivision No. 1
• FP-08-017
Request for Final Plat Approval of 60 Building Lots and 11 Common Lots on
33.6 Acres in TN-C, TN-R, and R-8 Zoning Districts, by Linder 109 LLC.
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 SUNIlVIARY & LOCATION
The applicant, Linder 109, LLC, has applied for final plat approval of 60 building lots and 11 common
lots on 33.6 acres of land for Southridge Subdivision No. 1. The subject property lies within the TN-C
(Traditional Neighborhood Commercial), TN-R (Traditional Neighborhood Residential), and R-8
(Medium-Density Residential District) zoning districts. The gross density for this subdivision is 1.58
dwelling units per acre; the net density is 5.09 dwelling units per acre.
Southridge Subdivision No. 1 is located on the southwest comer of W. Overland Road and Linder Road,
in the Northeast % of Section 23, T. 3N., R. 1 W. This property has not been previously platted.
The City Council approved the preliminary plat for Southridge Subdivision on February 6, 2007. The
submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Southridge 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, annexation (AZ-06-031), development agreement
(Instrument #107074205), and preliminary plat (PP-06-031).
2. If the City Engineer's signature has not been obtained on the subject final plat by 2/6/09, or the
applicant has not received time extension approval, the Preliminary 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. Per the approved development agreement, the subject property shall be subdivided in accordance
with the UDC prior to issuance of any building permit.
5. The applicant shall incorporate and build at least one transit stop, including benches and covers,
per requirement of the development agreement, prior to occupancy of any structure within this
phase.
Southridge Sub 1FP.doc PAGE 1
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Revise or add the following note(s) on the face of the plat prepared by The Land Group, stamped
on 08/20/08 by Aaron Ballard, prior to signature of the fmal plat by the City Engineer:
(10.) Revise to read, "...Lot 1, 12, and 22, Block 6 4..."
(12.) Strike note (not applicable to plat)
(13.) Strike note (not applicable to plat)
(14.) Strike note (not applicable to plat)
(*.) Include a note referencing the recorded Development Agreement (Instrument No.
107074205) approved for this site.
7. Revise the plat prepazed by The Land Group, stamped on 8/20/08 by Aazon Ballard, prior to
signature on the final plat by the City Engineer, as follows:
a. Unless otherwise approved in writing by the Meridian Fire Department, revise the plat to
reflect a turning radius of 28' inside and 48' outside with a 20' width in all areas, as required
by the Fire Department. (The current turning radius for alley entries is called out at 15' inside
radius.)
b. The configuration of Lot 1, Block 4 shall be revised to allow for a minimum 8-foot wide
parkway (measured from back of curb) and a 5-foot wide sidewalk adjacent to S. Spanish
Fork Way, a collector street, as shown on the landscape plan. Said buffer shall be depicted on
the face of the plat within a permanent dedicated buffer.
c. A permanent dedicated buffer shall be depicted on Lot 2, Block 2 adjacent to S. Spanish Fork
Way and W. American Fork Drive, both local streets, for a minimum 8-foot wide parkway
(measured from back of curb).
d. A permanent dedicated buffer shall be depicted on Blocks 4 and 5 adjacent to W. American
Fork Drive, a local street, for a minimum 8-foot wide parkway (measured from back of curb).
e. A permanent dedicated buffer shall be depicted on Blocks 4 and 5 adjacent to S. Farmington
Avenue and S. Woodhouse Avenue, both local streets, for a minimum 8-foot wide parkway
(measured from back of curb).
8. All internal and perimeter landscaping within this final plat shall be installed prior to occupancy
of any structures within this phase, per requirement of the development agreement.
9. Temporary fencing to contain debris during construction shall be installed at the subdivision
boundary where permanent fencing is not required or does not exist. Perimeter fencing shall be
installed prior to release of building permits for this subdivision.
10. Construct a solid 6-foot tall masonry fence adjacent to the lots in Val Vista Subdivision and
Aspen Cove Subdivision, prior to issuance of building permits within this phase, per requirement
of the Development Agreement.
11. Prior to the signature of the first final plat, the applicant shall submit and obtain Design Review
approval (if established); or submit and obtain City Council approval (or a development
agreement modification) of plans that proposes specific and detailed architectural guidelines for
this development and that address (at a minimum) variety in structures within a block, building
mass, building materials, rooflines, colors, and acchitectural styles, per requirement of the
development agreement.
12. The amended development agreement (MDA-08-004) shall be recorded prior to signature on the
fmal plat by the City Engineer.
13. The landscape plan, prepazed by The Land Group and dated 8/20/08 is approved with the
following changes:
Southridge Sub 1FP.doc PAGE 2
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
a. A minimum density of one tree per 351inear feet is required in all required street buffers; the
plan shall be revised to comply with this requirement.
b. All trees located within parkways shall be class II trees, per UDC Table 11-2D-6 and 11-3A-
17.
c. Depict location of transit stop, benches, and covers, as required by the development
agreement.
d. Submit details for the 6-foot tall masonry fence required adjacent to lots in Val Vista and
Aspen Cove Subdivisions, prior to signature on the final plat.
e. Define symbol "FP" in the plant schedule shown on the plan.
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. The drainage facility located between the future elementary school (Lot 2, Block 2) and the future
public library (Lot 1, Block 2) shall be tiled, as required by the Development Agreement.
15. 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.
16. 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.
17. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat or
development agreement does not relieve the Applicant of responsibility for compliance.
GENERAL REQUIREMENTS
Per UDC 11-3A-6 all irrigation ditches, laterals or canals 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, fmal plat recorded and road
base shall be approved prior to applying for building permits.
The applicant shall install mains to and through this subdivision; applicant shall coordinate main
size and routing with the Public Works Department, and execute standard forms of easements for
any mains that are required to provide service. Minimum cover over sewer mains is three feet, if
cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
Southridge Sub IFP.doc PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
4. 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.
5. 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.
6. 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.
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.
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.
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)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.
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 aze 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 and buildings are at least 1-foot above.
16. The applicants 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.
Southridge Sub 1FP.doc PAGE 4
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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 5outhridge Subdivision No. 1 (FP-08-017) with the
above stated comments and conditions.
E~~ITS
A. Drawings/Maps
1. Zoning Map
2. Final Plat
3. Landscape Plan
Southridge Sub 1FP.doc PAGE 5
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
A. Drawings/Maps
1. Vicinity/Zoning Map
Southridge Sub IFP.doc PAGE 6
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
2. Final Plat
Fiirol Plot
~t1t11~16 .SU1Ki1V1810t1 P118SC 1
tad ~~ImfhD 1~9f0 B7B9Q99fl `d3,
~O~hp9 AFi9~, Rio 1 M'ar1. W.
x$61 td~l~n , t~
~nma
7~ L'~ u
--- - -- - --- ---- mr.e ev-~- - - -
71:04E~.~~98~
tiAW9
~soti~.::+. ~ ..~..,,
~ .ms~ry
~
y~ ~ e~mm+.,,®
p a~
~
e: vY tfLwF ~s `Y Ce .v.,
r
fl .,m Rti .S+sia~¢si Y 4~ ~ ~
rYaOYf RCian ~ ~.fn
-- ,.r, e ~ u..ew •.~~
~~~
SouNltid 9ubdivisiam Phase 1
l~~d 6~f YE qN 6l~
TOrMh`.~ 3 AI~N, RYi~b t ~, BJL
litr®f ~iQian, A8a ~. t47M
/1'.OF4~HiAAD ~
.~. .p ~----- ~--~
-~ --- --
0 ---• 6'---- -..
.,...,~ -
~ °,~~ A
~ ',~ /----~--:- Znr--tq ,
4 a
~`~ - sffis
__ ~ 9
. ~'°- ~~'
~ nY~
er' e ~45 ' ~
f
' K
8-0OA
~~~
-"fie
a.t..~r,.._
inn p'~ 19
`tic"'
~E m ~ is
D ~
~- ~
i
~~ ~
.~
~;--~
g I:
i 9 i
'~
i ~~ ~ -
~ c
i
i g ~,,;~o~,;
Nom
I'
ti 1QB. LLC
~ ~.. ~..,
chg. ~: A;.,
I
i
I
I
1
,m,.m®
i ~_
1, 1h ~~t
q, '~. a
~~~ ~ ~ ^
e~
.,~ ~ e m
~'e_ ~~--- --d
Southridge Sub 1FP.doc PAGE 7
~A, ~
6i
D}LY
46ader 1~, IAC ~ ~ ~° `~'JI
...
~~~~~.,
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Fh~ef Plea
Sou~ride Su~ivialon e 1
atamlVBtMarBeGmzt.
Tpr~e&NpORtoet~ 1'MpBbA~6
asttjmeeemma~da ,ISaaio
1~
}'d. °~,.
d ,~
a''~~`,''~f y~~t.
.°~ ~ a
'' d~ '`'
+~ ~ ,,
~~~ .~
P~ ~
b°~
~~~;,,
~''
~ 9@ r' ~. .
'~. + ~,
D~f v
d
~~~,
'~~
.,
~'~
~~ 1,
~t
I~
~~
~~~ ~ I
,,,~~~;
e~~
lamer 10@, LLC
"~'°~~.
~,~~.
.~~~
" :~x"
g
"',:
~~
'°~'~
Fiml rtae
Southiid~e Subdivision Phss~e I
T®gwmtip 3 eiu0~ Rbgu 7 Vemt6 Elect
c~rae~md,mnaau~tv~~ ,:
sua
' ~q
®~e --I °~
'
I m~~
~ •
r
I s
LflIOpT }fir ~
•IS f .l
~ ~ ®o.
~
~
r:a~ .. ,P~e ~
.sa u.r ~
t
_ ui.~.,.. ear. ®xie •. ~
2
_d•~,k
-~-_... _,y_ __._.._ ~ _ ___.. -.Y,
Soutbridge Sub 1FP.doc PAGE 8
N
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
~'~
~ k
~~~ffi
~ ~
~. ''~
a. m
c
;~.
~,
-.. .
- ~..~
e ,~'~bT't'~~e
9a '~
9 y~
WIC 9YTJ ~~
4v3e'. 4¢e
~1~~
e ~~~be
~' ~°
t1~eY
Yr•d
F+
Fiaei P]r1
Tip 9 Nuta ~ F 9NEftL B.u
t~ty ¢1 tr1atF ,d ~L Ada enCiy~ i~D
~w
~~
~. "`
Q, `_ m rte
gyp`--.' YR _~.~ _ ___--~C~y 1
i -'- ~°
r' .ads, °~__ ,Zi_ ~~---_ i
1 -- __- __ -.__.
y ,x~y, ~~ _ W A!~TJC4NQLP.i AI - _ _ S
-..Py a' a m ~ ~ sIv~YO "eY63~. ae'~'7! ct+ fY°~'il@~.S? p$
3'~ ~` 1; I~ ~ z
-_ e
c i° ~ -~-
m
w~-a~s~~sr~~s ~s-
'..~ sr ~ e, ~q a e ~ -ads ~: 6 lP °¢ gyp. "',A a e i
^`-,,,_ ~_ /~~` i~i; en u~~y d ~~~ is Ifa-~ 7 ~~~~~~~ I ~ U o-~%~~4~ir~_s '
- ~ e~~ ,I ~ `~ i
___ a
nr
~~~
~;
w*s- ~. _
Llrt~r flog, PLC ,~.,
J tw
w~i P.?r,+ g.~f
' . bas:. ~~~~~6D
lI ~~e ~
I
1
'
~I
°
' ~
5
~/
S
0
i
6l
S
~
a^ .~ ~' d Ada Gaurlye 1~
'~ i
~ ef`• ~~
`' i ~~
.9'i ._ _ ~"~,
,~ ~- ,~,~
$ ~b ~ )~ 4~~~ ~ ~ h
"A f d d ~1 ~.
~_
Southridge Sub 1FP.doc PAGE 9
~ ~ ,
.. dd
~j..
y 1
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
3. Landscape Plan
i
'fin
k
~~
~' ~ °:~~
~'~'~
. ~ z:z -
~;.~,, e
~~ ~.
~~„ ~ -
=~ w..
r
~ ~'hh~
^~ m ~~ `'
-;~~±'~:
-~~ ~ .~
~g,e.:.T Fy.w ~ .... mus
~~~
~.,~, -
i ,tea
r~,~~
-~~s+ - a
=~`~ ~
o
.-.,_~
_; . _'e~
u ~ ~.
-+
w
~M
~~~
~a
~~ '~
r. .,.~-. L
,~
1 ~_.~.~'
,.~~~~
~ F.
~ a~. i
a ~ = a ,sz ~,_~
~+ va r' s
~ ~
fir: ~„,
a5 ~ s,--
I.d
J~'_
'~ '~,
i - _ -
c ~ ~~
~~I ~ _ _ ..-- .....,. ._.
i~
r
r' Z _.- _ ___ _ _
~~~
~ ~
~~ ~
~ ~ , . _ _.. _
~ ~ ~ ~
Ll
~ 7°~' y i°'
~
.`~-} ~ I ~
" -
v y,. ~ ~
i F~
5
~
..,
_
_
~
~
~ -
~, t _
may, ~ ~' a``
1'. -
a ~ r r3 ~e ~ ~,`
~~I~ ~
t ~}p,
~ hY _ .~~~ - ~?
t
1'
,
~
'^'c -.. .,
......y
t
~.;
7 _ 9
b+ V _~~_..
Southridge Sub 1FP.doc PAGE 10
,.~~.~:_
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
~!
~'.
Southridge Sub 1FP.doc PAGE 11