Staff Report - CCSTAFF REPORT
MEETING DATE:
TO:
FROM:
SUBJECT:
March 24, 2015
Mayor and City Council
Bill Parsons, Planning Supervisor
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
FP -15-008 — Three Corners Subdivision No. 3
I. APPLICATION SUMMARY
E IDIAN*--
IDAHO
The applicant, Conger Management Group, has applied for final plat (FP) approval of twenty-one
(21) single family residential lots and four (4) common lots on 6.81 acres of land in the R-4 and R-8
zoning districts.
II. STAFF RECOMMENDATION
Staff recommends approval of the Three Corners Subdivision No. 3 final plat based on the analysis
provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number FP -15-008 as presented in the staff report for the hearing date of
March 24, 2015, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP -15-008, as presented during the hearing on March 24, 2015, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP -15-008 to the hearing date of (insert continued hearing date here)
for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located near the southeast corner of E. Chinden Boulevard and N. Locust Grove Road in
the northwest'/4 of Section 29, Township 4 North, Range 1 East. (Parcel #S0529223010)
B. Applicant:
Conger Management Group
1627 S. Orchard Road, Suite #24
Boise, ID 83705
C. Owner:
David and Luane Dean
1890 E. Dunwoody Court
Meridian, Idaho 83642
Three Corners Subdivision No. 3 - FP -15-008 PAGE 1
D. Representative:
Kent Brown
Kent Brown Planning
3161 E. Springwood Drive
Meridian, ID 83642
V. STAFF ANALYSIS
The proposed final plat depicts twenty-one (21) single family residential lots and four (4) common
lots on 6.81 acres of land in the R-4 and R-8 zoning districts. The average lot size is 8,095 square
feet. The gross density of the development is 3.1 dwelling units per acre with a net density of 4.5
dwelling units per acre.
Open space proposed with this phase consists of a portion of the Chinden Boulevard street buffer and
several pathway lots (Lots 23 and 29, Block 2). Overall open space with this phase is 0.67 acres or
9.8% and totals approximately 3% of the overall open space approved with the preliminary plat. The
open space proposed with this phase is consistent with the overall open space approved with the
preliminary plat.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat in accord with the requirements listed in UDC 11 -6B -3C.2. The submitted final plat differs from
the approved preliminary plat as follows:
1) The number of buildable lots has decreased by five (5) residential lots. The decrease in residential
lots was caused by the owner's desire to increase the lot sizes within the development and
ACHD's requirement for N. Sweet Valley Place to terminate in a cul-de-sac in lieu of the T-type
turnaround proposed with the approved preliminary plat; and
2) The proposed final plat layout does not fall within the established zoning boundaries approved
with the rezone of the property. To remedy the zoning discrepancy, the applicant will have to
submit and obtain approval of a rezone application to ensure the zoning boundaries coincide with
the layout of the proposed final plat prior to City Engineer's signature on the final plat.
With the decrease in the number of buildable lots and the condition for cleaning -up the zoning
discrepancy, Staff deems the proposed final plat to be in substantial compliance with the approved
preliminary plat.
VI. SITE SPECIFIC CONDITIONS
I. The Applicant shall meet all terms of the approved rezone, preliminary plat (RZ-13-010, PP -13-
025 & FP -14-002) and recorded development agreements (Instrument No.(s) 108022887 and
114004225) for this subdivision.
2. Prior to signature on the final plat, the applicant shall submit and obtain approval of a rezone
application from the Planning Division to ensure the zoning boundaries (R-8 and R-4) coincide
with the layout of the proposed final plat.
3. The final plat prepared by Sawtooth Land Surveying, LLC, stamped on February 19, 2015 by
Carl Porter, shall be revised as follows:
a. Note #10: Remove "...or as specifically approved by PUD -1200010."
b. Remove note # 13 and 14.
c. Place a note on the face of the final plat prohibiting direct lot access to Chinden Boulevard.
Three Corners Subdivision No. 3 - FP -15-008 PAGE 2
4. The landscape plan, prepared by Breckon Land Design, dated 02/28/15, shall be revised as
follows:
a. If the unimproved street right-of-way along Chinden Boulevard is 10 feet or greater from the
edge of pavement to edge of sidewalk or property line, and street widening project is not in
the transportation authority's five year funded plan, the developer is required to maintain a
10 -foot wide compacted gravel shoulder meeting the construction standards of the
transportation authority and landscape the remainder with lawn or other vegetative ground
cover in accord with UDC 11 -3B -7C.5.
b. Provide a detail of the proposed 6 -foot tall sound attenuating wall adjacent to Chinden
Boulevard; said wall shall be designed in accord with UDC 11-3H-413.3.
c. Provide landscape details for common lot 37, block 2.
5. All fencing installed on the site shall comply with UDC 11-3A-6 and 11-3A-7. Per UDC 11-3A-
7A7a, the applicant is responsible for fencing micropaths to distinguish the common areas
from the private areas (Lots 23 and 29, Block 2). If permanent fencing does not exist at the
subdivision boundary, temporary construction fencing to contain debris shall be installed around
this phase prior to release of building permits for this subdivision.
6. The applicant shall obtain the City Engineer's signature on a final plat within two years of City
Council approval of the preliminary plat (by September 13, 2016), in accord with UDC 11-6B-7.
7. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
8. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
9. Future homes constructed within the subdivision must comply with the elevations approved with
the recorded development agreement.
10. Submit a public use easement to the Planning Division for the multi -use pathway adjacent to E.
Chinden Boulevard prior to City's Engineers signature on the final plat.
11. Preliminary Plat condition of approval 2.1.2, required the applicant to provide a looped water
system for any mains serving more than 25 lots. Specifically, this condition referred to the water
main in E. Three Corners Drive and N. Sweet Valley Place (formerly E. Oak Garden Way and N.
Hawk Creek Court respectively). The Public Works Department is amenable to the proposed
configuration having the main rerouted through Common Lot 29, Block 2 for future connection to
the water main serving the commercial lots to the west.
VII. ONGOING CONDITIONS OF APPROVAL
1. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-313-6 and to install and maintain all landscaping as set forth
in UDC 11-313-5, UDC 11-3B-13 and UDC 11-313-14.
2. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
3. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
Three Corners Subdivision No. 3 - FP -15-008 PAGE 3
4. The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
5. The applicant shall have an ongoing obligation to maintain all pathways.
VIII. PROCESS CONDITIONS OF APPROVAL
1. No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
2. The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11 -5C -3B. A surety agreement may be accepted for other improvements in accord with
UDC 11 -5C -3C.
3. Upon installation of the landscaping and prior to inspection by Planning Division staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11 -3B -14A.
4. The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
IX. GENERAL REQUIREMENTS
1. Sanitary sewer service to this development is available via extension of existing mains adjacent to
the development. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. Minimum cover over sewer
mains is three feet, if cover from top of pipe to sub -grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2. Water service to this site is available via extension of existing mains adjacent to the development.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
3. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District (ACHD) and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11 -3B -14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, 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 applicant shall be required to enter into a Development Surety Agreement
with the City of Meridian. The surety can be posted in the form of an irrevocable letter of credit,
cash deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
7. 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, and water infrastructure for a duration
Three Corners Subdivision No. 3 - FP -15-008 PAGE 4
of two years. This surety amount will be verified by a line item final cost invoicing 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. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
8. All development improvements, including but not limited to sewer, water, fencing, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates of
occupancy, or as otherwise allowed by UDC 11-5C-1.
9. 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.
10. 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.
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-12-3H.
14. 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.
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 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.
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 project.
18. 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
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 prepared by an Idaho
Licensed Professional Land Surveyor, 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. All easements must be
submitted, reviewed, and approved prior to development plan approval.
19. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
20. 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
Three Corners Subdivision No. 3 - FP -15-008 PAGE 5
(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.
21. 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.
22. 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, a single -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
development plan approval.
23. 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. Contact the City of
Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of
existing street lighting.
X. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat
C. Proposed Final Plat (dated: 02/19/15)
D. Proposed Landscape Plan (dated: 02/28/15)
Three Corners Subdivision No. 3 - FP -15-008 PAGE 6
Exhibit A — Vicinity Map
Vicinity Map 0 o.,�s 0.35 0
Miles
The information shown on this map is compiled from
Legend various sources and is subject to constant revision. The City
of Meridian makes no warranty or guarantee as to the r
Area of Impact content,accuracy, timeliness, or completeness of any of the
data provided, and assumes no legal responsibility for the
u-----------
Parcels -Meridian information contained on this map.
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Three Corners Subdivision No. 3 - FP -15-008
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Exhibit B — Approved Preliminary Plat
PRELMNARY PIAT FOR
THREE CORNERS SUBDIVISION NO. 2
A PARCEL OF LAND LOCATED 17V THE NW 114 OF OF THE XW 114 SECTION 29,
74N., R.M. B.M., CITY OF MERIDIAN, ADA COUNTY, IDAHO
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