HomeMy WebLinkAboutApplicationCITY OF MERIDIAN PLi�NNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT: ,.g,. j*04
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TO: Anna Canning, Planning Director
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FROM: Kristy Vigil, Assistant City Planner
208-884-5533
Michael Cole, Development Services Coordinator ffY C,
208-898-5500 MAR 0 8 2007
DATE: March 13, 2007
SUBJECT: Spring Creek Condominiums
City of Meridian
City Clerk Office
Request for Short Plat Approval of Spring Creek Condominiums consisting of
21Residential units within 7 buildings in an existing R-8 Zone by Douglas Clegg (File#
SHP-07-001).
We have reviewed this submittal and offer the following comments, as conditions of the applicant. These
conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian
City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Douglas Clegg, has applied for short plat approval of 21 condominium units within 7
buildings on 5.98 acres in an R-8 zone for Spring Creek Condominiums on Lots 1 & 2, Block 2 of
Larkspur Subdivision No. 1. Building permits have been issued and the buildings are currently under
construction.
Spring Creek Condominiums are located at 175 E. Calderwood Drive on the east side of Meridian Road
and approximately a 1/ mile south of Overland Road in the NW '/ of Section 19, T. 3N., R. 1E.
The subject property meets all of the applicability requirements as stated in UDC 11-6B-5A and is
eligible to be processed as a short plat.
Staff recommends approval of Spring Creek Condominiums Short Plat with the comments and conditions
stated in this report.
REQUIRED FINDINGS FROM UDC 11-6B-6
In consideration of a short plat, the decision -making body shall make the following findings:
A. The plat is in conformance with the Comprehensive Plan;
The Comprehensive Plan designates the future land use of this property as medium -density
residential. The current zoning district of the proposed plat is R-8 (Medium -Density Residential
District). The proposed subdivision plat complies with the Comprehensive Plan
B. Public services are available or can be made available and are adequate to accommodate
the proposed development;
SHP-07-001 Spring Creek Condominiums SHP.doc PAGE 1
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Staff finds that public services are available to accommodate the development. Water and sewer
services have already been installed. Fire, police, solid waste and irrigation services are all
adequate. The adjacent public roadways have been completed to the required design and approach
standards.
C. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvements program;
Staff finds that the subdivision will not require the expenditure of capital improvement funds. All
sewer and water extension for this area were planned to be developer driven. All required
utilities are either in place or will be the responsibility of the developer.
D. There is public financial capability of supporting services for the proposed development;
Staff finds that the development will not require major expenditures for providing supporting
services. The developer and/or future unit owners will finance the extension of sewer, water,
utilities and pressurized irrigation to serve the project. The primary public costs to serve the
future tenants will be fire and police services.
E. The development will not be detrimental to the public health, safety or general welfare; and
Staff does not believe that any additional traffic or noise will be generated with the approval of
this plat; the approval for the subject buildings was previously granted. This subdivision will not
be detrimental to the general welfare of the public in the surrounding area. Staff finds that the
subject subdivision will not involve uses that will create nuisances that would be detrimental to
the public health, safety or general welfare.
F. The development preserves significant natural, scenic or historic features.
Staff is not aware of any significant natural, scenic or historic features associated with the
development of this site that the Director and City Engineer should be aware of.
PLANNING & PUBLIC WORKS DEPARTMENT - SITE SPECIFIC CONDITIONS
Revise or add the following plat notes on the face of the plat prepared by Treasure Valley
Engineers, and dated 02/14/07:
2.) Delete note;
6.) Revise to read, "The Development of this property shall be in compPliance with the applicable
zoning regulations of the City of Meridian or as approved in accordance with CUP-04-025."
7.) Revise to read, "... the declaration and as approved in accordance with the applicable zoning
regulations of the City of Meridian."
9.) Revise note to accurately state who is providing irrigation water, and remove references to
Boise City and their codes.
2. Complete the Certificate of Owners.
Revise signature sheet to reference Lenard Grady as the City Engineer instead of Gary Smith.
4. Prior to signature on the plat by the City Engineer submit an encroachment agreement for all
buildings encroaching into the Ten Mile Drain Easement.
SHP-07-001 Spring Creek Condominiums SHP.doc PAGE 2
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
5. Comply with all conditions of Larkspur Subdivision No. 1.
6. Comply with all conditions of the Ada County Highway District as they relate to this short plat.
7. Staffs failure to cite specific ordinance provisions of the Unified Development Code does not
relieve the applicant of responsibility for compliance.
GENERAL CONDITIONS
Plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
STAFF RECOMMENDATION
Staff recommends approval of the short plat for Spring Creek Condominiums Short Plat (SHP-07-
001) with the above stated comments and conditions.
EXHIBITS
1. Submitted Short Plat (5pages)
SHP-07-001 Spring Creek Condominiums SHP.doc PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Submitted Short Plat (5 pages)
Exhibit 1
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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Exhibit 1
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPAR TMENTS STAFF REPORT
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Exhibit I
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPAR TMENTS STAFF REPORT
Exhibit I
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Exhibit I
March 9, 2007 SHP 07-001
MERIDIAN CITY COUNCIL MEETING March 13, 2007
APPLICANT Douglas Clegg ITEM NO. 54
REQUEST Request for Short Plat Approval for 21 condominium units in 7 buildings in an
R-8 zone for Spring Creek Condominium Short Plat - 175 E. Calderwood Drive
3291E Pine Street
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
ADA COUNTY HIGHWAY DISTRICT:
SANITARY SERVICE COMPANY
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
MERIDIAN POST OFFICE:
OTHER:
COMMENTS
See Attached Comments
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Contacted: (�� ��L�/ Date: % 7 Phone: ��3_d�CiS
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Emailed: co Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
Hearing Date: March 13, 2007 (consent agenda)
File No.: SHP-07-001
Project Name: Spring Creek Condominium Short Plat
Request: Short Plat approval for 21 condominium units in 7 buildings in an R-8 zone by
Douglas Clegg.
Location: 175 E. Calderwood Drive in the NW 1/4 of Section 19, T.3N., R.IE.
MAR 0 6 i uul
City of Meridian
City Clerk Office
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CITY OF
Planning Department
ADMINISTRATIVE REVIEW APPLICATION
Type of Review Requested (check all that apply) r
❑ Accessory Use
❑ Alternative Compliance
❑ Certificate of Zoning Compliance
❑ Conditional Use Permit Minor Modification
❑ Design Review
❑ Private Street
Property Boundary Adjustment
Short Plat C&
❑ Temporary Use Certificate of Zoning Compliance
❑ Time Extension (Director)
❑ Vacation
❑ Other
Applicant Information
Applicant name: Douglas Clegg Phone: 208.938.5145
Applicant address: 1342 E. Covey Run 0 Eagle ID Zip: 83616
AppIicant's interest in property: X Own ❑ Rent ❑ Optioned ❑ Other
Owner name: Same as above Phone:
Owner address: Zip:
Agent name (e.g., architect, engineer, developer, representative): Dave Short P.L.S.
Firm name: Treasure Valley Engineers Inc. Phone: 208.463.0305
Address: 1204.6`" St. N. Nampa ID Zip: 83617
Primary contact is: ❑ Applicant ❑ Owner X Agent ❑ Other
Contact name: Dave Short P.L.S. Phone: 208.463.0305
E-mail: dshort�lveinc.com Fax: 208.463.4391
Subject Property Information
Location/street address: 175 E. Calderwood Dr. Meridian ID 83642
Assessor's parcel number(s): R51484603901R5148460380
Township, range, section: 3N IE 19 Total acreage: 5.98+
Current land use: Residential Current zoning district: R-8
660 E. Watertower Lane, Suite 202 • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org
I (Rev. 9121106)
Project Description
Proj ect/subdivision name: Larkspur Subdivision No. 1
General description of proposed project/request: lots I & 2 block 2 of Larkspur Subdivision No. I as shown in
book 93 of Plats at page 11064
Proposed zoning district(s): R-8
Acres of each zone proposed: 5.98 +
Type of use proposed (check all that apply):
X Residential ❑ Commercial ❑ Office ❑ Industrial ❑ Other
Amenities provided with this development (if applicable
Who will own & maintain the pressurized irrigation system in this development? Nampa -Meridian Irritation Dist.
Which irrigation district does this property lie within? Nampa -Meridian Irritation Dist
Primary irrigation source: P.I. Secondary: 200,000
Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water):
Residential Project Summary (if applicable)
Number of residential units:
Number of common and/or other lots:
Number of building lots:
Proposed number of dwelling units (for multi -family developments only):
1 Bedroom:
2 or more Bedrooms:
Minimum square footage of structure(s) (excl. garage): 6,500 Proposed building height:
Minimum property size (s.f): _
Gross density (DU/acre-total Land):
Percentage of open space provided:
Percentage of useable open space:
Average property size (s.f.):
Net density (DU/acre-excluding roads & alleys):
Acreage of open space:
(See Chapter 3, Article G, for qualified open space)
Type of open space provided in acres (i.e., landscaping, public, common, etc):
Type of dwelling(s) proposed: X Single-family ❑ Townhomes ❑ Duplexes ❑ Multi -family
Non-residential Project Summary (if applicable)
Number of building lots: Other lots:
Gross floor area proposed:
Hours of operation (days and hours):
Percentage of site/project devoted to the following:
Landscaping:
Total number of employees:
Building:
Existing (if applicable):
Building height:
Paving:
Maximum number of employees at any one time:
Number and ages of students/children (if applicable):
Seating capacity:
Total number of parking spaces provided: Number of compact spaces provided:
Authorization
Print applicant name:
- - ---------
60 E. Watertower Lane, S to 02 • Meridian, Idaho 83642
Phone: (20 884-5533 • Facsimile: ( 08) 888-6854 • Website: www.rneridiancity.org
2
Spring Creek Manor
425 South Spring Creek Dr. 653 North Eagle Road
Soda Springs, ID 83276 Eagle, ID 83616
Phone (208) 547-0257 Phone (208) 938-5578
November 28, 2006
City of Meridian
605 Hillcrest
American Falls, ID 83211
Phone (208) 226-1856
Regarding: Lot line adjustment for Larkspur
To whom it may concern:
Assisted Living
610 N Bridge St.
St. Anthony, ID 83445
Phone (208) 624-1088
175 E Calderwood
Meridian, ID 83642
Phone (208) 884-6119
We are requesting a lot line adjustment with the accompanying application for our Spring
Development Project located on Calderwood Rd. in Meridian Idaho.
Currently we have two lots located within the Larkspur Development Project that are both
owned by the same entity. On April 1, of 2007 we will be refinancing this project with a
lender that is requiring the assisted living portion of this project to have a separate legal
description than the balance of the residential units that reside on the remainder of the
property.
It is our intent to submit an additional application for a condo overlay on the 26 residential
town homes the first 'of the year and this lot line adjustment will allow us to separate our
ownership on the three buildings that intend to retain long term ownership of.
Your assistance in the process is greatly appreciated. Thank you for your time and
consideration regarding this matter.
Sincerely,
Douglas B. Clegg
Manager
ADA COUNTY RECORDER J. DAVID NAVARRO AMOUNT 6.00 S
BOISE IDAHO W11M5 01.13 PM
DEPUTY Donnie lig "I I�`41I1'II'lll'II'�I'I'l1I'II'�'I�
RECORDED— REQUEST
OF f !! 1 f ff
Spring Creek Meridian LLC 105043417
QUITCLAIM DEED
FOR VALUE RECEIVED, CCI CONSTRUCTION, INC., and Idaho corporation,
and LEE S. LONGSON AND LEEANN LONGSON, husband and wife does hereby
convey, release, remise and forever quit claim unto SPRING CREEK MERIDLAN
LLC, an Idaho limited liability company whose current address is: 1091 N. Pinnacle Way,
Eagle, Idaho 8361
the following described premises:
Land in the Northwest Quarter of Section 19, Township 3 North, Range 1 East, Boise Meridian, City of
Meridian, .Ada County, Idaho, described as follows:
COMMENCING at the Northwest corner of said Section 19; thence, along the West Line of said Section
19,
South 0155,001, West (South 0°37'25" West of record - Warranty Deed Instrument No. 8758722), 1519.50
feet (1519.92 feet of record), to the Northwest comer of Parcel I as described in that certain Warranty
Deed, Instrument No. 103085744, Ada County, Idaho records, said point also being an extension of the
Southerly line of East Calderwood Drive, and the Plat of Running Brook Estates, as per the plat thereof, in
Book 65, at Page 6636, Ada County Plat Records; thence, along said Southerly right-of-way,
South 89°59'26" East, 420.93 feet, to the POINT OF BEGINNING; thence, continuing along the Southerly
right-of-way of East Calderwood Drive, and the South Line of Running Brook Estates,
South 89059'26" East, 699.23 feet, to the Southeast comer thereof, also being a point on the West Line of
The Meridian Greens, Unit No. 3, as per the plat thereof, in Book 63, at Page 6402, Ada County Plat
records; thence along said West Line,
South 0°47'20" West, 388.99 feet, to a point on the North Line of that parcel of land described in Warranty
Deed Instrument No. 7515057, Ada County Records; thence along said North Line,
North 89°59'26" West, 693.94 feet; thence
North 0°00'34" East, 388.95 feet, to the POINT OF BEGINNING.
TO HAVE AND TO HOLD the said premises, unto the said grantees, heirs and assigns forever.
Date:
CCI CONS U O N daho corporation
BY:
Doug B. legg, President
Leek. L gson
LeeAnn Longson
State of Idaho )
County of Ada)
On this 66 day of April, 2005, before me, the undersigned, a notary public in and
for said state, personally appeared Douglas B. Clegg, known to me to be the President of
the Corporation that executed this instrument and the person who executed the instrument
on behalf of said Corporation, and acknowledged to me that such Corporation executed
the same.
In witness whereof, I have hereunto set my hand and affixed my official seal the day and
year in this certificate first above written.
? �4c,—
Notary Public
Residing In :_,
s
Expires:
,r:.•�,,rst �G.
State of Idaho)
Countyof Ada)
)
On this —L)L�'L of April, 2005, before me, the undersigned, a notary public personally
appeared, Lee S. Longson and Leeann Longson, known to me or proven to me on the
basis of satisfactory evidence to be the person (s) whose name(s) are subscribed to the
within instrument and acknowledged to me that he/she/tbey executed the same.
Notary Public en r. NFL
Residing In: �'�
%r. pTq;9 • o
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VICINITY MAP
N.T.S.
Pagel of 3
Carl Porter
From: David Couch [dscouch@adaweb.net]
Sent: Saturday, January 20, 2007 11:01 AM
To: Carl Porter
Subject: RE: New Subdivision Name
January 20, 2007
Carl Porter
Treasure Valley Engineers
RE: Subdivision Name Reservation SPRINGCOVE SUBDIVISION
Dear Applicant,
At your request, I will reserve the name " SPRINGCOVE SUBDIVISION" for your project, I can
honor this reservation only as long as your project is in the approval process. Final approval
can only take place when the final plat is recorded.
Sincerely,
David J. Couch, PLS
Ada County Surveyor
For procedure on reserving subdivision names go to: http',it .adawe.b.,net/de.yserv/su.ryey/Rsubname.htm
Check out the list of subdivision names at: http adawe.b netideyserv/su_rvey/subnames htm
From: Carl Porter [mailto:cporter@tveinc.com)
Sent: Wednesday, January 17, 2007 11:45 AM
To: David Couch
Cc: 'David Short'; dcleggster@cableone.net
Subject: RE: New Subdivision Name
Dave,
Will any of the following work? Is using one word instead of two okay?
Springcove Condominiums
Covespring Condominiums
Black Spur Condominiums
Crt.rl Porter.
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Feb, 14. 2007 1:41PM
November 11, 2004
Treasure Valley Engineers, Inc.
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Mark David
City of Meridian Public Works Department
660 East Watertower, Suite 200
Meridian., Idaho 83642
SUBJECT: STATEMENT REGARDING GROUNDWATER ELEVATION
LARKSPUR SUBDIVISION
MERIDIAN, ADA COUNTY, IDAHO
Dear Mr. David:
No. 2119 P. 2
The purpose of this letter is to document that based upon the available geotechnical information
that there is more than 3 feet of vertical separation from the centerline of the proposed road to
seasonal high groundwater. I have enclosed a copy of the site investigation report and
groundwater monitoring information for your records.
Thank you for your help. Feel free to call me at 463-03 05 if you have any questions.
Sincerely,
STE
Lance Warnick, P.E.
Project Manager 10977
Treasure Valley Engineers, Inc,
cc: File 04082 \I ,e� of
P.1Sargen t\LarkspurSouthwoodslCMACorres\Groundwater11-11-2004. doc
Treasure Valley Engineers, Inc.
5680 E .Franklin Rd, Suite 220 Phone: (208) 463-0305
Nampa, Idaho 83687 Fax: (208) 463-439I
.Email; mai1@Trea5ureVaQcryEn0eergcom
Feb. 14. 2007 1:41PM TrP,eure Valley Engineers, Inc,
MATIERIA"
r TESTING &
INSPECTION
No, 2119 P. 3
September 5, 2003
Page # 9 of 28
0 Environmental Services ❑ Geotechnlcal Engineering ❑ Construction Materlals TestIng ❑ Special Inspections
\1md,gwver2\reports0003 reports1600-7991b30774gib30774geotech.doc
Volatile Organic Scan:
No environmental concerns were identified prior to commencement of the investigation. Therefore, soils
obtained during on -site activities were not assessed for volatile organic compounds by portable
photoionization detector. Samples obtained during our exploration activities exhibited no odors or
discoloration typically associated with this type contamination.
SITE HYDROLOGY
General Notes:
l Existing surface drainage conditions are defined in the Description of Si
te. ite. Information provided in this
section is limited to observations made at the time of the investigation. Regional and/or local ordinances
may require information beyond the scope of this report.
Groundwater:
Perched groundwater conditions were encountered in test pits 2 and 3 at depths of 8.3 and 7.9 feet,
respectively. These test pits were advanced adjacent to Ten Mile Creek where soil types and geology differs
lfrom the remainder of the site. The estimation of the extent to which groundwater levels fluctuate under
seasonal influences is problematic without regular monitoring. Groundwater levels in the site vicinity are
controlled in Iarge part by residential and commercial irrigation activity and canal leakage in the local area,
and are likely at their maximum elevations during the irrigation season. Based on the evidence of this
investigation, and background knowledge of the area, it is unlikely that groundwater will be encountered
during construction and is anticipated to remain at depths of greater than 6 feet below the ground surface
(Elevation 2620) throughout the year.
Hydraulic Conductivity:
Soil permeability is- a measure of the ability of a liquid to move through a soil and was not tested in the field.
In this report this parameter is approximated by soil type and gradation. Of soils comprising the generalized
soil profile for this study, clay and silt soils generally offer little permeability, with typical hydraulic
conductivity values less than 2 inches per hour. Conductivity values between 4 and 12 inches per hour can
generally be expected in clayey/silty sand soils. Poorly graded gravel soils typically exhibit hydraulic
conductivity values in excess of 24 inches per hour. Clayey gravels are expected to offer 4 to 10 inches per
hour. However, clayey gravels with Calcium carbonate cementation encountered at varying depths across the
site, will likely reduce hydraulic conductivity values to near zero.
7446 W. Lemhi St., Boise, ID 63709 C0 t 2003 Materials Testing & Inspection, Inc.
E-Mall mti(�mti-id.com 208 376-4746 Fax 208 322-65t5
wWrntl-Id.com
Feb, 14. 2007 1:42PM Treasure Valley Engineers, Inc. No, 2119 P. 4
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:)i,i h. Cooa*r 6233 EAeau;<< Ckjve Ilarlc} R. ti 57 i(: \, "�prlal7ruc k 1\"a) aoihc. ldab— S37 13 2hoae R F ;L\, (20) 43946G2 Cell! (2") 850-4925
December 19, 2003`'� "
DEC 2 2 2
Lance Warnick.
Treasure Valley Engineers, Inc.
5680 E. Franklin Road
Suite 220
Nampa, ID 83687
On December 110'we excavated and descn'bed five test holes on an approximately 10
acre parcel at 2190 South Meridian Road. The purpose of the evaluation was to
determine suitability of soils to be used for storm drain £acuities and to sample for R.
value testing_ Profile descriptions of all test holes are attached. Also included is a map
showing the GPS locations of the test holes.
Free water was encountered in the lower depths of three of the test holes (TH2-03, TH4-
03 and TH5-03). Monitoring tubes were installed in test holes THl-03, TIB-03 and
THS-03 to allow measurement of any groundwater present. When measured on
December 181 water was encountered in test hole THS-03 at 96 inches below ground
level, while THl-03 and TM-03 were dry to a depth. of 175 inches. Because ofthe
sandy textures below about 60 inches in most profiles, evidence of seasonal wetness was
difficult to determine. To vm* depth to seasonal groundwater, the test holes should be
monitored on a biweekly basis during the irrigation season.
Samples were taken from test holes TM-03 and TH4-03 in the 16 to 24 inch zone and
forwarded to the Materials Testing & Inspection laboratory for R-value testing. Values
for the samples ranged from 12 to 22 for TM-03 with a 200 PSI value of 16 and from 16
to 25 for TH4-03 with an 18 value at 200 PSI. These samples represent well the load
bearing soil conditions on the remainder of the property. Copies of the test resuhs are
attached.
Test hole TH5.03 lies within 50 feet of a perennial drainage ditch and has an overburden
of gravelly material removed from the drain during cleaning Groundwater appears to be
higher at this location, probably due to influence from the drainage ditch and since it is
Iocated in a lower position.
If you have any questions or require anything additional, please call me at 850-4926.
HARLEY R- NOE
Professional Soil Scientist
CC w/aftachments: icon Sargent, Samag, LLC, Boise