HomeMy WebLinkAboutStaff ReportScott Steckline, Land Development Supervisor
208-898-5500
SUBJECT: FP-08-019 -Three Corners Subdivision No. 2
APPLICATION SiJNIlVIARY & LOCATION
The applicants, David and Luane Dean, have applied for final plat approval of 5 commercial building lots
and 5 common lots on 6.35 acres of land for the second phase of Three Corners Subdivision. The
proposed subdivision is zoned C-C (Community Business District).
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 C-C, R-2 and
R-8 zoning districts on 40.4 acres of land. The submitted final plat substantially complies with the
approved preliminary plat. The final plat for phase 1 (FP-08-006) was approved by City Council on April
22, 2008 and has not yet been signed by the City Engineer.
Three Corners Subdivision is located on the southeast corner of N. Locust Grove Road and E. Chinden
Boulevard in the NW % of Section 29, T. 4N., R. 1 E. This property has not been previously platted.
SITE SPECIFIC CONDITIONS
Applicant is to meet all terms of the approved 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 on the first phase by February 19, 2010,
and if the City Engineer's signature has not been obtained for the subject plat (phase 2) within 18
months of the City Engineer's signature of the Final Plat for phase 1, the subject phase shall
expire. Note: If the first phase is not signed by the City Engineer by February 19, 2010, the entire
preliminary plat shall become null and void.
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. Across-access/cross-parking easementlagreement shall be recorded for all commercial lots within
the subdivision. All lots within the subdivision shall have access to the access points approved in
this application. This agreement shall be recorded and a copy of said agreement submitted to the
City prior to the City Engineer's signature on the final plat. OR, a note shall be added to the face
of the final plat granting said cross-access.
5. A permanent public pedestrian easement shall be created for the pathway within Lot 2, Block 9
along Chinden and recorded prior to signature of the City Engineer on the final plat. The
easement shall be sufficient width to cover the 10-foot wide pathway shown. The 10-foot wide
hard surfaced pathway shall be constructed and fully improved prior to the issuance of the first
Certificate of Occupancy for any building within this phase of the subdivision.
Applicant shall work with the City Parks Dept. and conform to the Park's Dept. standards for
construction of the pathway. The Homeowner's Association is responsible for maintenance of all
landscaping adjacent to the pathway.
Three Corners Sub 2 FP.doc PAGE 1
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
6. Revise the plat prepared by Toothman-Orton Engineering company, stamped on October 8, 2008
by Jeffrey H. McAllister, prior to signature of the final plat by the City Engineer, as follows:
a. Label the 30-foot wide easement depicted on the final plat as future right-of--way.
b. Revise the year in the situate statement from 2008 to 2009.
7. Temporary construction fencing to contain debris shall be installed at the subdivision boundary
where permanent fencing does not exist.
8. The landscape plan, prepared by Toothman-Orton Engineering company and dated October 2008,
is approved with the following changes:
a. Additional landscaping is required within the street buffer along Chinden Boulevard (at the
east end) consisted with the standards listed in UDC 11-3B-7C.
b. In areas along Chinden Blvd. and Locust Grove Road where the unimproved street right-of-
way is 10 feet or greater from the edge of pavement to edge of sidewalk or property line, and
street widening project is not in the transportation authority's five year funded plan,
developer shall maintain a 10-foot wide compacted gravel shoulder meeting the construction
standards of the transportation authority and landscape the remainder with lawn or other
vegetative ground cover, per UDC 11-3B-7CS.a.
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.
9. In lieu of the 10-foot wide street buffer adjacent to E. Three Corners Trail, construct center
medians (ALT-07-015). Said medians should be constructed at a minimum of 9 feet in width
measured inside curbs and contain materials as shown on the landscape plan. Revise Lot 1, Block
3 and Lot 1, Block 4 to comply with this requirement.
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. 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
1. 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.
'Three Comers Sub 2 FP.doc PAGE 2
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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.
5. Play equipment shall be installed on Lot 2, Block 1, as depicted in Exhibit E.
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. 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 81/2" 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.
8. 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.
9. 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.
10. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
11. Applicant shall be responsible for application and compliance with and NPDES Permitting that
maybe required by the Environmental Protection Agency.
12. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
13. 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.
14. 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.
15. 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.
16. 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.
Tbree Corners Sub 2 FP.doc PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
17. 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 certification will be required before
a certificate of occupancy is issued for any structures within the project.
18. 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 application, subject to the conditions listed above.
EXITS
A. Vicinity Map
B. Approved Preliminary Plat
C. Proposed Final Plat
D. Proposed Landscape Plan
E. Proposed Play Equipment
Three Corners Sub 2 FP.doc PAGE 4
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Ezhibit A -Vicinity Map
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Three Corners Sub 2 FP.doc PAGE 5
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Exhibit B -Approved Preliminary Plat
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Three Corners Sub 2 FP.doc PAGE 6
PRPSISMYNARY PLAT
THREE CQRNERS SUBDIBLSIOAT
bOCATI4D AY ~B NOATIi'!' QiJAItTBI; 6P 3RI:TION
~. T'01fAT3$IP 4 N08TH. RANO$ 1 EAST. H0IS8
1IAAT, ADA COIINTY, IDAHO
OCTOBER, &007
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Exhibit C -Proposed Final Plat
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Three Corners Sub 2 FP.doc PAGE 7
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
D. Proposed Landscape Plan
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Three Corners Sub 2 FP.doc PAGE 8
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
E. Proposed Play Equipment
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Play ree~ taiPa~t Drily: ___ ................__~
12° x 8° (3.7m x 2.5m} -r-- sa~u~Zaneaoa~~~,
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3 Elevated Playy Components
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2 Graund Level Play Components
(2 Accessible}
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Accessories: Red
Decks: Plastic-coated
Perforated Steel, Brown
Plastic: Yellow
0 Features:
Accessible Transfer
Station, 8" {27cm}
Riser
ConvexlFlat Mirror
Panel
Spelling Pane!
Tot Slide Chute, Curved
Cai! Climber
Dolers Illustrate Deck ~#eights:
Accessories: Evergreen 8" .......... 205mm
Decks: Plastic-coaled 16" .......... 405mm
Perforated Steel, Brown 24" ......,... 610mm
Plastic: Tan 32" ......,... 815mm
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Accessories: Regal Blue
Decks: Plastic-coated
Perforated Steel, Brawn
Plastic: Tan
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Accessories: Chrome Yellow
Oecks: Plastic-coated
Perforated Steel, Brown
Plastic: Yellow
Ratatioinally-molded Plastic Accessories
TimberForm & Pipeline plastic accessories are manufactured from hot-
compounded medium density polyethylene {IIADPE). Hot-compounding
assures uniform coloration within each part and from part to part and
maximum UV resistance. The final wall-thickness of our rotationally-
molded plastic accessories is 50% thicker (botfi shown actual thickness)
than the industry standard adding to strength and durability. For more see
Three Corners Sub 2 FP.doc PAGE 9