Staff ReportSTAFF REPORT
Meeting Date:
TO:
FROM:
SUBJECT:
August 7, 2012
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
E IDIAN~--
1DAHC?
Scott Steckline, Land Development Supervisor
208-887-2211
FP-12-014 -Larkspur Subdivision No. 4
I. APPLICATION SUMMARY & LOCATION
The applicant, JLJ Enterprises, has applied for final plat approval for twenty-eight (28) building lots
and two (2) common lots on 6.71 acres of land for Larkspur Subdivision No. 4. This is the second
final plat proposed for the Larkspur South Subdivision. The proposed subdivision is zoned R-8
(Medium-Density Residential). The gross density of the proposed subdivision is 4.47 dwelling units
per acre; the net density is 5.54 dwelling units per acre. The average lot size is 7,860 square feet. All
of the homes proposed for this phase are single-family detached.
The property is located east of S. Meridian Road and approximately a'/4 mile north of E. Victory
Road in the Southwest 1/4 of Section 19, Township 3 North, Range 1 East.
Open space planned for this phase includes an 8-foot wide street buffer, a 10-foot wide landscape
buffer along the eastern boundary of Lots 57-65, Block 2 and a passive open space lot. The proposed
open space totals 0.22 of an acre (3.29%). The majority of the required open space has been
constructed with Phase 3 or is planned to be constructed with Phase 5(Larkspur No. S is scheduled in
conjunction with Larkspur No. 4).
The City Council approved the annexation (AZ-06-049) and the preliminary plat (PP-06-OS 1) for
Larkspur South Subdivision on January 9, 2007. The approved preliminary plat consists of 60 single-
family residential building lots and 6 common lots on 12.81 acres of land (Exhibit B). in 2010, the
applicant obtained approval of the first phase of the Larkspur South Subdivision (FP-10-006). This
phase developed with 22 residential lots and 1 common lot on 3.79 acres.
A condition of the preliminary plat requires bollards to be placed in E. Edmonds Drive thereby
restricting access out to Meridian Road. Additionally, the applicant is required to extend Edmonds
Court through the site and vacate the unused portion of the Edmonds Court cul-de-sac. A vacation
application is scheduled in conjunction with the final plat. Staff has coordinated with the appropriate
agencies to see if this condition is still applicable to the project. It is the preference of the Fire
Department, ITD and ACRD to prohibit the use of the bollards within the public street thus staff has
not required the installation of bollards.
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
Larkspur Subdivision No. 4 FP-12-014 PAGE 1
• 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 and the amount of
open space has not changed. The applicant has until November 19, 2012 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. 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.
III. SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved annexation (AZ-06-049), preliminary plat (PP-06-
O51), time extension (TE-08-025) and final plat (FP-10-006) applications for this subdivision.
2. The applicant has until November 19, 2012 (or 2 years from the date the City Engineer signed the
most recent plat) to obtain City Engineer's signature on the final plat or apply for another time
extension in accord with UDC 11-6B-7.
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 Carl porter, stamped on July 5, 2012, prior to
signature of the final plat by the City Engineer, as follows:
a. Note # 11: insert instrument number.
b. The ACRD temporary turnaround shall be removed from Lot 9, Block 12 and constructed on
Lot 10, Block 12. A note must be added to the face of the final plat that references this lot as
a non-buildable lot until such time as E. Whitehall Street is extended.
5. The subject property shall be subdivided prior to issuance of any building permits.
6. The applicant shall comply with the submitted landscape plan prepared by Jensen Belts
Associates, dated July 2, 2012 with the following comment:
• All landscape improvements proposed for Lot 19, Block 7 and Lot 9, Block 12 must be
installed prior to releasing occupancy for any homes constructed within the subdivision.
The applicant shall remove the ACRD temporary turnaround from the common lot.
• The 10-foot wide landscape buffer adjacent to the eastern boundary of lots 57-65, Block
2 may be installed at the time of lot develop. Said buffer must be installed in accord with
the submitted landscape plan.
Provide three (3) full size copies of landscape plan with the aforementioned changes prior to
obtaining City Engineer's signature on the final plat.
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. 4 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
Larkspur Subdivision No. 4 FP-12-014 PAGE 2
mailboxes. Contact the Meridian Postmaster, Kimberley Cutler, 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 obtain approval from the City and ACRD to vacate a portion of the cul-de-sac
right-of--way at the terminus of Edmonds Court prior to the City Engineer's signature on the final
plat.
12. All existing buildings and fencing on Lot 1, Block 12 and Lot 13, Block 7 that do not conform to
the R-8 dimensional standards (setbacks, height, etc.) and fencing standards of the UDC shall be
removed, relocated, or made to conform to city code, prior to signature of the final plat by the
City Engineer.
13. The existing homes on lot 1, Block 12 and Lot 13, Block 7 shall be connected to City utilities in
accord with UDC 11-3A-21 prior to releasing occupancy for any homes constructed within the
subdivision.
14. Staffls 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.
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
Larkspur Subdivision No. 4 FP-12-014 PAGE 3
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
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
Larkspur Subdivision No. 4 FP-12-014 PAGE 4
project.
V. EXHIIBITS
A. Zoning/Vicinity Map
B. Approved Preliminary Plat
C. Proposed Final Plat
D. Proposed Landscape Plan
Larkspur Subdivision No. 4 FP-12-014 PAGE 5
Exhibit A -Zoning/Vicinity Map
Larkspur Subdivision No. 4 FP-12-014 PAGE 6
Exhibit B -Approved Preliminary Plat
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Larkspur Subdivision No. 4 FP-12-014 PAGE 9