Staff Report - CCSTAFF REPORT
MEETING DATE:
TO:
FROM:
SUBJECT:
May 5, 2015
Mayor and City Council
Bill Parsons, Planning Supervisor
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
FP-15-014 — Granton Square Subdivision
I. APPLICATION SUMMARY
E IDIAN--
1DAH0
The applicant, Granton Square Properties, LLC, has applied for final plat (FP) approval of twenty-
seven (27) single family residential lots and six (6) common lots on approximately 4.70 acres of land
in the R-8 zoning district.
II. STAFF RECOMMENDATION
Staff recommends approval of the Granton Square Subdivision final plat based on the analysis
provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number FP-15-014 as presented in the staff report for the hearing date of May
5, 2015, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-15-014, as presented during the hearing on May 5, 2015, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-15-014 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: (Parcel # S1105233842)
The site is located on the east side of N. Locust Grove Road, south of E. Ustick Road in the NW
1/4 of Section 5, T.3N., R.IE.
B. Applicant:
Granton Square Properties, LLC
P.O. Box 8256
Boise, ID 83707
C. Owner:
Karl and Carol Moxley
2680 N. Locust Grove Road
Meridian, ID 83642
Granton Square Subdivision - FP-15-014 PAGE 1
D. Representative:
Kirsti Allphin, KM Engineering, LLP
9233 W. State Street
Boise, ID 83714
V. STAFF ANALYSIS
The proposed final plat depicts twenty-seven (27) single family residential lots and six (6) common
lots on approximately 4.70 acres of land in the R-8 zoning district. The average lot size is 5,283
square feet. The gross density of the development is 5.74 dwelling units per acre.
The proposed common open space consists of arterial and local street buffers and the proposed
amenity is passive sitting area on Lot 5, Block 2 (plaza with a single bench). Overall common open
space is 0.26 acres or 5.5%. The proposed open space and the one (1) amenity are consistent with the
approved preliminary plat.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (PP-14-019). The submitted final plat differs from the approved preliminary plat as follows:
1) The number of buildable lots has decreased by one (1) residential lot in order to retain the
existing residence as discussed during the preliminary plat hearing;
2) The number of common lots has decreased by one (1) lot because two (2) of the common lots
(Lots 19 and 20, Block 1) have been consolidated into a single common lot (Lot 19, Block 1) on
the submitted final plat. The total square footage of open space remains the same; and
3) The acreage of the final plat has decreased slightly from 4.81 acres to 4.70 acres because the
applicant has sold the additional Locust Grove Road right-of-way (ROW) to ACHD in advance of
the final plat approval by the City.
With the decrease of the single buildable lot, the consolidation of the two common lots and the
conveyance of the ROW, Staff deems the proposed final plat to be in substantial compliance with the
approved preliminary plat.
VI. SITE SPECIFIC CONDITIONS
1. The Applicant shall meet all terms of the approved annexation, preliminary plat and recorded
development agreement (AZ-14-015; PP-14-019; DA #2015-028397) for this subdivision.
2. The final plat prepared by km Engineering, stamped on 04/13/15 by Aaron L. Ballard, shall be
revised as follows:
a. Notes #7, 17 & 18: Insert instrument number.
b. Graphically depict a 10-foot wide public utility, drainage and irrigation easement along the
west and north boundaries of Lot 6, Block 2.
3. Prior to signature on the final plat, the applicant shall provide an exhibit depicting the setbacks,
building envelope and orientation of lots and structures for those lots taking access from the
common driveways (Lots 6-8, 10-1 land 16-18, Block 1) in accord with UDC 11-6C-3D7.
4. The landscape plan, prepared by Breckon Land Design, dated 03/04/15, is approved as submitted.
5. All fencing shall be installed in accord with UDC 11-3A-7.
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 March 17, 2017), in accord with UDC 11-6B-7.
Granton Square Subdivision - FP-15-014 PAGE 2
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. Prior to signature on the final plat, the applicant shall connect the existing home on proposed Lot
6, Block 2 to City sewer and water, abandon the existing well and septic system and coordinate
with the City's Addressing Specialist on obtaining a new street address.
11. The existing residence on Lot 6, Block 2 shall comply with the setbacks of the R-8 zoning district
set forth in UDC Table 11-2A-6.
12. Street lights are depicted on the landscape plan; however the type is not noted. A street light plan
needs to be included in the Civil Plans with the Building Permit Application. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at http://www.meridiancily.org//public_works.aspx?id=272.
13. Prior to the issuance of a building permit, the applicant shall record a final plat.
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 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-313-5, UDC 11-313-13 and UDC 11-3B-14.
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.
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 1I-
3A-3.
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 11-313-14A.
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
Granton Square Subdivision - FP-15-014 PAGE 3
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
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.
Granton Square Subdivision - FP-15-014 PAGE 4
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 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 project.
18. 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.
19. 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 I I" 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.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. 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.
22. 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.
23. 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.
Granton Square Subdivision - FP-15-014 PAGE 5
24. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
X. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat
C. Proposed Final Plat (dated: 04/13/15)
D. Proposed Landscape Plan (dated: 03/04/15)
Granton Square Subdivision - FP-15-014 PAGE 6
Exhibit A — Vicinity Map
Vicinity Map 015 0.3Miles 0
Print Date: 1/5/2015
Granton Square Subdivision - FP-15-014 PAGE 7
Exhibit B — Approved Preliminary Plat
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Granton Square Subdivision - FP-15-014 PAGE 9
Exhibit D — Proposed Landscape Plan (dated: 03/04/15)
Granton Square Subdivision - FP-15-014
PAGE 10