HomeMy WebLinkAboutStaff ReportSTAFF REPORT
Meeting Date:
TO:
FROM:
SUBJECT:
August 24, 2010
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
Scott Steckline, Land Development Supervisor
208-887-2211
FP -10-006 — Larkspur Subdivision No. 3
I. APPLICATION SUMMARY & LOCATION
EN
DIAN
IDAHO
The applicant, JLJ Enterprises, has applied for final plat approval of 22 building lots and 1 common
lot on 3.79 acres of land for Larkspur Subdivision No. 3. The proposed subdivision is currently zoned
R-8 (Medium -Density Residential). The property is located east of S. Meridian Road and
approximately a % mile north of E. Victory Road in the Southwest 1/4 of Section 19, Township 3
North, Range 1 East.
This is the first final plat (Phase 1) proposed for Larkspur South Subdivision. Multiple phases are
planned for the remaining 9.02 acres. At this time, the applicant is proposing to plat 22 of the 60
residential lots planned within the subdivision. Open space is minimal with larger portions of open
space being constructed with future phases.
The City Council approved annexation (AZ -06-049) and the preliminary plat (PP -06-051) for
Larkspur South Subdivision on January 9, 2007. The plat contained 67 single-family residential
building lots and 4 common lots on 12.81 acres of land (Exhibit B). In 2008, the director granted
approval of an 18 month time extension (TE -08-025) to record the first final plat. That approval
required compliance with building elevations and the 10 percent common open space requirements
outlined in the UDC.
The property is under new ownership and the owner has proposed a revised plat with the subject
application (Exhibit Q. The reason for the revised plat is to provide a more efficient lot lay -out and
readjust the open space.
The approved preliminary plat is attached in Exhibit B for review. Staff has reviewed the revised
preliminary plat and is supportive of the proposed changes. Typically, changes are allowed to the
final plat without the submission of a new preliminary plat. However, staff feels it is appropriate to
explain the proposed changes in order to track the changes with future phases.
The changes to the approved preliminary plat include the following:
• Decrease in residential lots from 67 to 60;
• Increase in common lots from 4 to 6;
• The open space planned for lot 8, Block 9 on the previous plat increased from 19,733 square feet
to 20,714 square feet;
• The open space planned adjacent to the common driveway with the previous plat has been
shifted to the east side of S. Marlow Way and increased from 18,899 square feet to 20,635 square
feet;
Larkspur Subdivision No. 3 FP.doc PAGE I
• The common lot proposed between of Lots 2-9 and 13-17, Block 7 has been expanded along the
west boundary of S. Blackspur Way;
• Common open space proposed for lot 9 and 10, Block 12 has shifted the west and is now
proposed for Lot 10, Block 12. This has decreased from 11,386 square feet to 5,069 square feet
from the previous plat however; the applicant has reallocated the open space to the northern
portion of the plat to make up for the deficiency;
• S. Marlow Way has shifted to the west to provide of local street access to the 6 residential lots
planned for the west side of S. Marlow Way in lieu of a common driveway as previously
proposed;
• A new 937 square foot common lot is proposed along the south side of Lot 12, Block 6 and
• Gross density has decreased from 5.23 dwelling units per acre to 4.68 dwelling units to the acre.
Per UDC 11 -6B -3C, a final plat should be reviewed for substantial compliance with the approved
preliminary plat. The following changes are allowed by UDC to grant approval of a final plat in
order to determine substantial compliance with the approved preliminary plat:
• The number of buildable lots is the same or fewer;
• The amount of common open space has increased;
• The amount of open space is relocated with no reduction in the total amount;
• The number of open space lots has increased and
• The transportation authority has required minor changes.
Based on the aforementioned analysis, Staff finds the proposed final plat to be in substantial
conformance per UDC 11 -6B -3C as the number of buildable lots has decreased, the number common
lots has increased and the amount of open space has increased. The applicant has until December 6,
2010 to obtain the City Engineer's signature on the final plat or apply for another time extension in
accord with UDC 11-6B-7.
II. STAFF RECOMMENDATION
Staff recommends approval of Larkspur Subdivision No. 3 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.
III. SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved annexation (AZ -06-049), preliminary plat (PP -06-
051), and time extension (TE -08-025) applications for this subdivision.
2. If the City Engineer's signature has not been obtained on this final plat by December 6, 2010, the
preliminary plat shall become null and void unless a time extension is obtained in accordance
with UDC 11 -6B -7C.
3. Prior to submittal for the City Engineer's signature, the Certificate of Owners and the
accompanying acknowledgement shall be signed and notarized.
4. Revise the notes on the face of the plat prepared by Robert G. Hinckley, stamped on May 25,
2010, prior to signature of the final plat by the City Engineer, as follows:
a. Note #7: Strike unless otherwise modified by conditional use permit (CUP -05-038) which
allows for reduced lot sizes and lot frontages.
b. Extend the common lot (Lot 1, Block 7) along the east side of Lot 9, Block 7 as proposed on
the revised preliminary plat dated 7-30-10 attached in Exhibit C.
Larkspur Subdivision No. 3 FP.doc PAGE 2
5. The subject property shall be subdivided prior to issuance of any building permits.
6. Revise the landscape plan prepared by Jensen Belts Associates, dated 6/27/10, submitted with this
application, as follows:
a. Extend the common lot (Lot 1, Block 7) along the east side of Lot 9, Block 7. The common
area shall include a minimum of three trees and a mix of shrubs lawn or other vegetative
groundcover.
Submit three copies of a revised landscape plan to the Planning Department prior to signature of
the final plat by the City Engineer. The plan shall be consistent with the changes listed above.
7. If permanent perimeter fencing is not installed around the perimeter of the site, temporary
construction fencing is required to be installed to contain debris during construction prior to
issuance of building permits. Fencing within Larkspur Subdivision No. 3 shall comply with the
standards in accord with UDC 11-3A-7.
8. 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, Ken Whitlock, at 887-1620 for more information.
9. 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.
10. The homes adjacent to Meridian Greens Subdivision No. 3 shall be constructed with 40 -year
architectural shingles on the roofs.
11. The applicant shall vacate the cul-de-sac right-of-way at the terminus of Edmonds Court with a
future phase.
12. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
IV. 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.
Larkspur Subdivision No. 3 FP.doc PAGE 3
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 11-5C-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
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. 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.
9. 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 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.
16. 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
Larkspur Subdivision No. 3 FP.doc PAGE 4
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.
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
proj ect.
V. EXHIIBITS
A.
ZoningNicinity Map
B.
Approved Preliminary Plat
C.
Revised Preliminary Plat
D.
Proposed Final Plat
E.
Proposed Landscape Plan
Larkspur Subdivision No. 3 FP.doc PAGE 5
Exhibit A—ZoningNicinity Map
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Exhibit B — Approved Preliminary Plat
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Exhibit C — Revised Preliminary Plat
Larkspur Subdivision No. 3 FP.doc PAGE 8
Exhibit D — Proposed Final Plat
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Exhibit E —Proposed Landscape Plan
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Larkspur Subdivision No. 3 FP.doc PAGE 10