PZ Recs/Staff ReportSTAFF REPORT: Meeting Date: July 17, 2012
TO: Mayor & City Council
FROM: Sonya Wafters, Associate City Planner
208-884-5533
Scott Steckline, Land Development Supervisor
208-898-5500
SUBJECT: FP-] 2-011 -Solitude Subdivision No. 3
I. APPLICATION SUMMARY & LOCATION
(~E IDIAN;---
The applicant, M2 Land, LLC, has applied for final plat approval of 63 single-family residential building lots and
7 common area lots on 17.9 acres of land for the third and final phase of Solitude Subdivision. The proposed
subdivision is currently zoned R-8 (Medium Density Residential). The proposed plat includes 2.12 acres of open
space which consists of street buffers and a landscaped common area that contains a pathway and seepage bed.
The gross density of the final plat is 3.52 dwelling units per acre, with a net density of 6.07 dwelling units per
acre.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and found there to
be an increase in open space and 6 fewer building lots than shown on the preliminary plat. Overall, the amount of
open space provided for the subdivision exceeds the minimum required of 10%. Because the number of buildable
lots is fewer and the amount of conunon open space has increased, staff finds the proposed plat to be in
substantial compliance with the approved preliminary plat as required by UDC11-6B-3C.2.
The property is located on the southeast corner of E. McMillan Road and N. Meridian Road, in the NW '/a of
Section 31, T, 4N., R. lE.
II. STAFF RECOMMENDATION
Staff recommends approval of the Solitude Subdivision No. 3 final plat subject to the conditions noted be]ow.
These conditions shall be considered in full, unless expressly modified or deleted by motion of the City Council.
III. HISTORY OF PREVIOUS ACTIONS
• The City Counci] approved the annexation & zoning (AZ-06-007) and preliminary plat (PP-06-006) for
Solitude Subdivision on April 11, 2006, The plat contained 225 single-family residential building lots and 9
common lots on 59.88 acres of land in an R-8 zoning district. A development agreement was required with
the annexation of this property, recorded as Instrument No. 106133466.
• On September 5, 2006, City Council approved the final plat (FP-06-039} for the first phase of development
consisting of 103 single-family residential building lots and 10 common lots on 25.12 acres of land. The plat
was signed by the City Engineer on March 28, 2007.
• On October 22, 2008, the Director approved an 18-month time extension (TE-08-023) to obtain the City
Engineer's signature on the final plat for the second phase of development to expire on March 2$, 2010, The
time et7erasiorr tir~as approved corrtirrgent trporr the applicant modifj~ir~g the development agreenrer~t to ir~chrde
the barildirag elevations presented at the City Cormcil hearing for the anr~exatiorr & zor~irtg and prelin~ir~ary
plat orr ffpril 11, 2006; curd cr revised prelinairrary plat irr conrplirn7ce ~t~ith the can•rerrf open space
regzrirenrerrts1isted irr UDC' 11-3G-3A.1 of 10% of the total lcnrd area of the szrbdivisio».
• On March 20, 2007, the City Council approved the final plat (FP-07-002) for the second phase of
development consisting of 52 single-family residential building lots and 6 common lots on 16.84 awes of
land. The plat was signed by the City Engineer on March 25, 2010.
• A modification to the development agreement (MDA-08-007) was approved by City Council on July 28, 2009
as htsh•ument No. 109088810. The modification included building elevations as required with approval of the
time extension.
Solitude Sttb 3 FP-l2-O1 l.doc PAGE l
On April 24, 2012, City Council approved a second time extension (TEC-12-007) for 2 years in which to
obtain the City Engineer's signature on the final plat for the third phase of development, to expire on April
24, 2014. Tlae kln7e extension u~as approi~ed conthvgerrt upon the pr•operlJ~ oia~ner posthvg a performance
surety smith the City in tlae amozmt of 125% of the total coush•uctto~7 cost for old iracw~aplete sewwer, water, and
re-use lnfr•astrzictzn•e prior to frnal plat slgnatzn•e. Addttio~aally, the propert)~ orovner is requtr•ed to post a
u~arraialy suretJ~ mzth the Ctty br the anaoanst of 20% of tlae total construction cost for all completed server,
rvater• and revise i~efi•crstructz~re for a duradlo~a of hvo years.
IV. SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved annexation (AZ-06-007), development agreement (Instrument
#106133466 & 109088810), preliminary plat (PP-06-006), final plats (FP-06-039; FP-07-002), and time
extensimr (TE-08-023) applications for this subdivision.
2. If the City Engineer's signature has not been obtained on the final plat by April 24, 2014, 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 signahu~e, the Certificate of Owners and the accompanying
acknowledgement shall be signed and notarized.
4. The plat prepared by Patrick Tealy, stamped on June 18, 2012, is approved as submitted.
5. The subject property shall be subdivided prior to issuance of any building permits.
6. The landscape plan prepared by I-Iaivest Design, dated 6/] 5/12, submitted with this application shall be
revised as follows:
a. All ornamental & shade trees are required to be a minimum size of 2-inch caliper; revise the plant size of
the Coralbw'st Crabapple shown in the plant material schedule accordingly.
Subruzt (2) remised copies of the davzdscape plan prior to signature on the final plat by the City Engineer.
7. If permanent perimeter fencing is not installed around the perimeter of the site at the time of issuance of
building permits, temporary construction fencing is required to be installed to contain debris during
constif•uction.
8. 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 1 ]-3B-11 and shall be filly 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 I 1-3B-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 atthe time of final
construction.
9. Staff's failw~e to cite specific ordinance provisions or conditions fi•om 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 apptopriate
irrigation/drainage disd~ict, 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 lute 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. All development improvements, including but not limited to water, sewer, fencing, micro-paths, pressw~ized
irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy, or as
otherwise allowed by UDC 11-SC-1.
Solitude Sub 3 FP-12-O1 Ldoc PAGE 2
4. 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.
5. 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 inelnde 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 Surveya•. DO NOT RECORD. Add a note
to the plat referencing this document.
6. Applicant shall be required to pay Public Works development plan review, and construction inspection fees,
as determined dw•ing the plan review process, prior to any construction plan approval.
7. Compaction test results must be submitted to the Meridian Building Department for all building pads
receiving engineered backfill, where fooling would sit atop fill material.
8. Applicant shall be responsible for application and compliance with any Section 404 Permitting that maybe
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 Fan Housing Act.
1 I. Any h•ee 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 bees will not
be considered as replacement trees for those trees that have to be removed.
12. 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.
13. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-I-
4 and 9-4-8. Contact Central District Health for abandonment procedures and inspections (208)375-5211.
14. 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.
15. 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 struchues
within the project.
16. At the completion of the project, the applicant shall be responsible to submit record drawings per the City of
Meridian AutoCAD standards. These recce d drawings must be received and approved prior to the issuance of
a certification of occupancy for any stt•uchues withhr the project.
17. The City of Meridian requires that the owner post tp the City a performance sw ety in the amount of 125% of
the total construction cost for all incomplete sewer, water and reuse infiastructure prior to final plat signature.
This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be
posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development
Service for more information at 887-2211.
18. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the
total construction cost for all completed sewer, water and reuse infrastructure for duration of two ,~. This
sw•ety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted
Solitude Sub 3 FP-12-O1 l.doc PAGE 3
in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service
for more information at 887-2211.
19. A letter of credit, cash surety or bond h7 the amount of 110% will be required for all uncompleted non-life
safety improvements (eg. fencing, landscaping, amenities, etc.), prior to signature on the final plat.
20. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required per the City of Meridian
Department of Public Works Improvement Standards for Street Lighting. All sheet lights shall be installed at
developer's expense. Final design shall be submitted to the Public Works Department for approved. The
street light eonhactm• shall obtain the approved design on file and an electrical permit from the Public Works
Department prior to commencing installations. The conhaetor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
V. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat
C. Proposed Final Plat
D. Proposed Landscape Plan
Solitude Sub 3 FP-12-O1 l.doc PAGE 4
Exhibit A -Vicinity Map
Solitude Sub 3 FY-12-O1 l.doc PAGE 5
Exhibit B -Approved Preliminary Plat
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