HomeMy WebLinkAboutStaff ReportAPPLICATION SUNIlVIARY & LOCATION
The applicant, Pride, LLC, has applied for final plat approval of one building lot and 1 common area lot
on 5.83 acres of land for Crossfield Subdivision No. 4. The proposed subdivision is zoned R-8 (Medium
Density Residential) and is located on the southwest corner of W. Ustick Road and Venable Lane, in the
NW % of Section 1, T. 3N., R. 1 W. The applicant has submitted a request for a rezone of this property
and a portion of Crossfield Subdivision No. 2 to the south from R-8 to TN-R. The rezone application is
scheduled to be heard by the Commission on June 4, 2009.
The City Council approved the preliminary plat (PP-OS-017) for Crossfield Subdivision on October 18,
2005, consisting of 245 single-family residential building lots and 27 other/common lots on 59.3 acres of
land zoned R-8. A planned development (CUP-OS-022) was also approval at that time for single-family
attached and detached homes, accessory dwelling units, and a potential daycare with reduced building
setbacks, lot frontages, lot sizes, house sizes, and an increased maximum block length. A development
agreement was not required with the annexation (AZ-OS-015) of this property.
The final plats for phases 1 and 2 have already been recorded. The final plat for phase 3 has been
approved by City Council and has been submitted for City Engineer's signature but has not yet been
signed. A time extension was approved on October 7, 2008 that gave the applicant until March 28, 2010
to obtain the City Engineer's signature on the final plat for phase 3.
STAFF RECOMMENDATION
The submitted final plat substantially complies with the approved preliminary plat. Staff recommends
approval of the Crossfield Subdivision No. 4 final plat subject to the conditions noted below. These
conditions shall be considered in full, unless expressly modified or deleted by motion of the City Council.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved annexation (AZ-OS-015), preliminary plat (PP-OS-
017), and conditional use permit/planned development (CUP-OS-022) applications for this
subdivision.
2. The City Engineer's signature shall be obtained on this final plat within 18 months of the City
Engineer's signature on the final plat for phase 3; otherwise the 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. Revise the notes on the face of the plat prepared by DTP Surveying, LLC, stamped on March 31,
2009 by D. Terry Peugh, prior to signature of the final plat by the City Engineer, as follows:
a. Add a note prohibiting direct lot access to W. Ustick Road.
5. The subject property shall be subdivided prior to issuance of any building permits.
6. Revise the landscape plan prepared by Harvest Design, P. C., dated Apri17, 2009, submitted with
this application, as follows:
Crossfield Sub4FP.doc PAGE 1
a. Reduce the height of the 6-foot tall vinyl fence depicted as "Fence A" to 4-feet to allow for
better visibility of the adjacent pathway in accordance with UDC 11-3A-7 and preliminary
plat condition of approval #10.
b. Remove the landscaping shown along Venable Lane as it is not required with this plat;
landscaping along Venable will be required and reviewed with future development
applications for this lot.
7. 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.
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.
9. 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.
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. 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 (new or existing)
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
Crossfield Sub4FP.doc PAGE 2
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 any construction plan
approval.
8. The applicant will be required to abandon any services that are not utilized with final
construction. Contact Meridian Public Works for requirements.
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
may be 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.
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 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.
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.
E~~ITS
A. Zoning/Aerial Map of Subject Property
B. Approved Preliminary Plat
C. Proposed Final Plat
D. Proposed Landscape Plan
Crossfield Sub4FP.doc PAGE 3
Ezhibit A -Zoning/Aerial Map of Subject Property
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Exhibit C -Proposed Final Plat
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Exhibit D Proposed Landscape Plan
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