Staff ReportSTAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
May 7, 2013
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
E IDIAN
lDAHQ
Bruce Freckleton, Development Services Manager
208-887-2211
FP-13-019 -Rushmore Final Plat
I. APPLICATION SUMMARY
The applicant, Tealey's Land Surveying, has applied for final plat approval consisting of three (3) multi-
family residential lots and two (2) common lots on approximately 2.17 acres of land in an R-15 zoning
district. The Rushmore Subdivision (PP-12-019) was approved by City Council on Apri19, 2013.
Concurrently, Council approved a conditional use permit (CUP-12-014) that allows the proposed lots to
develop with twenty-four (24) multi-family units. Landscaping for the site is also tied to the approval of
the conditional use permit and will be reviewed for conformance with a future certificate of zoning
compliance and administrative design review application.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and City
Code. The proposed plat is found it to be in substantial conformance with UDC11-6B-3C, and the number
of buildable lots and common lots are the same approved with the preliminary plat.
The site is located south of W. Pine Avenue and west of W. Broadway Avenue in the SW '/4 of Section
12, T.3N., R.1 W.
II. STAFF RECOMMENDATION
Staff recommends approval of the Rushmore Subdivision 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 shall meet all terms of the approved preliminary plat (PP-12-019), conditional use
permit (CUP-12-014) and recorded development agreement (Instrument #107033606) for this
subdivision.
2. The applicant has until Apri19, 2015 to obtain City Engineer's signature on the final plat or apply
for a time extension in accord with UDC 11-6B-7.
3. Prior to submittal for the City Engineer's signature on the final plat, the Certificate of Owners and
the accompanying acknowledgement, and the certification of the Ada County Highway District
shall be signed and notarized.
4. Correct the direction of the north arrow on the face of the plat.
5. Revise the notes on the face of the plat prepared by Tealey's Land Surveying, dated Apri19, 2013
prepared by Patrick A. Tealey, prior to signature on the final plat by the City Engineer, as
follows:
• Add a note to the face of the plat that references the City of Meridian sanitary sewer and
water easements recorded instrument number.
Rushmore Subdivision - FP-13-019 PAGE 1
• Add Lot 5, Block 1 to note #4.
• Include the recorded DA instrument number of the face of the plat.
• Prior to City Engineer's signature on the final plat, the applicant shall add a note on the
face of the plat that references a cross access/shared parking agreement for Lot 5, Block 1
or record a separate document and include the recorded document number on the face of
the plat. A copy of the recorded document shall be provided to the Planning Division.
All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.
Temporary construction fencing to contain debris shall be installed at the subdivision boundary
prior to release of building permits for this subdivision.
7. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat and/or
conditional use permit does not relieve the applicant of responsibility for compliance.
8. CZC and administrative design review approval is required prior to issuance of a building permit
for any and all of the multi-family units within this development. NOTE: A CZC application may
include one or more multi-family units on a lot/parcel.
9. Landscaping for the site shall substantially comply with the landscape plan approved with CUP-
12-014.
10. Applicant shall be required to dedicate an 8-foot wide sanitary sewer easement along the east side
of lot 5, Block 1, North of W. Broadway Avenue, to provide for the existing sanitary sewer main
paralleling the east boundary. Subdivision boundary fencing within the easement area shall be
installed with removable posts. Easement shall be created separate from the plat and recorded
separately.
11. Water service to this site is being proposed from an extension of the existing main in West
Broadway Avenue. Due to fire flow and redundancy needs, the applicant shall be responsible to
install an additional water connection to either the existing main in the Rock Creek Subdivision to
the west, or northerly across the Nine mile Creek. Applicant shall coordinate main size, and
routing with Public Works, and execute standard forms of easements for any mains that are
required to provide service.
12. A portion of this development lies within the Meridian Floodplain Overlay District. The
applicant will be required to submit a Floodplain Development Permit and secure approval before
any construction can begin. Permit approval may require development of Base Flood Elevations,
mapping of the floodplain and /or floodway boundaries, and analysis of the effect of the
development on the floodplain. Applicant should reference City Flood Damage Prevention Code
and coordinate with the Floodplain Administrator to verify requirements.
13. Prior to signature on a final plat, the applicant shall grant the City a public use easement to
construct a 16-foot multi-use pathway in the future within Lot 1, Block 1.
14. The subject property shall be subdivided prior to issuance of any building permits.
IV. GENERAL REQUIREMENTS
1. Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2. A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, etc., prior to signature on the final plat.
Rushmore Subdivision - FP-13-019 PAGE 2
3. The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete public sewer and water infrastructure
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.
4. 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 (2) years. 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 for more information at 887-2211.
5. All development improvements, including but not limited to sewer, fencing, and pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates of
occupancy, or as otherwise allowed by UDC 11-SC-1.
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
7. It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
8. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
9. Developer shall coordinate mailbox locations with the Meridian Post Office.
10. All grading of the site shall be performed in conformance with MCC 11-12-3H.
11. Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
12. 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.
13. The applicants 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 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.
14. 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.
15. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street lights.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
16. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
Rushmore Subdivision - FP-13-019 PAGE 3
single utility, or 30-feet wide for two. 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.
17. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
18. 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.
19. 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.
20. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
V. EXHIBITS
A. Vicinity Map
B. Approved Rushmore Subdivision (PP-12-019)
C. Proposed Final Plat
Rushmore Subdivision - FP-13-019 PAGE 4
Exhibit A - Vicinity Map
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Exhibit B -Approved Rushmore Preliminary Plat (PP-12-019)
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Rushmore Subdivision - FP-13-019 PAGE 7