Staff Report - CCSTAFF REPORT
MEETING DATE: May 26, 2015 (2
E
IDIAN --
TO: Mayor and City Council ! D A H O
FROM: Bill Parsons, Planning Supervisor
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-15-015 and ALT-15-012 — Heritage Grove No. 2
I. APPLICATION SUMMARY
The applicant has applied for final plat (FP) approval for twenty-two (22) single-family residential
building lots and five (5) common lots on approximately 4.31 acres of land in the R-15 zoning district
and alternative compliance to allow a 25-foot wide permanent landscape buffer along Lot 24, Block 5
in lieu of a 25-foot wide common lot.
II. STAFF RECOMMENDATION
Staff recommends approval of the Heritage Grove Subdivision No. 2 final plat and alternative
compliance subject to the conditions noted in Sections VI and VII below and Findings in Exhibit E.
These conditions shall be considered in full, unless expressly modified or deleted by motion of the
City. Council.
III. PROPOSED MOTION
Approval
I move to approve File Number FP-15-015 as presented in the staff report for the hearing date of May
26, 2015, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-15-015, as presented during the hearing on May 26, 2015, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-15-015 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 #S0531449150 and S0531449900)
The site is located on the northwest corner of N. Locust Grove Road and E. Ustick Road in the
SE'/a of Section 28, Township 4N, Range 1W.
B. Owner(s):
Steve and Bette Charitable Remainder Unitrust Michael and Leslie Trail
1095 Mountain Ridge Road 1370 E. Ustick Road
Provo, Utah 84604 Meridian, Idaho 83646
Heritage Grove Subdivision No. 2 FP-15-015 PAGE 1
C. Applicant:
Green Village Development
372 S. Eagle Road, Suite #328
Eagle, Idaho 83616
V. STAFF ANALYSIS
The proposed final plat depicts twenty-two (22) single-family residential building lots and five (5)
common lots on 4.31 acres of land in the R-15 zoning district. This is the second phase of
development proposed for the Heritage Grove Subdivision. The average lot size for the residential
portion of the development is 4,915 square feet. The gross density for this phase of development is
5.11 dwelling units per acre with a net density of 8.86 dwelling units per acre.
The proposed open space for this phase consists of internal street buffers, 8-foot wide parkways along
the internal local streets and micropath lot. The common open space complies with the overall open
space approved with the Heritage Grove development.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (PP-14-001). Because the number of building lots shown on the final plat is the same as the
approved preliminary plat and the amount of qualified open space number is consistent with the
approved landscape plan, staff deems the final plat to be in substantial compliance as required by
UDC 11-6B-3C.2.
Alternative compliance is also requested to allow a 25-foot wide permanent landscape buffer along
Lot 24, Block 5 in lieu of platting a 25-foot wide common lot. Because the applicant does not own
the property, he is unable to plat the common lot as required by UDC 11-3B-7C.2.a. Further, the
property is currently developed with an existing residence that will not be subject to the Heritage
Grove CCR's; maintenance will be the responsibility of the current home owner (Michael and Leslie
Trail). Per the preliminary plat, the applicant is responsible for landscaping the 25-foot landscape
buffer to ensure a cohesive design along the Ustick Road frontage and terminate the lot's access to
Ustick Road. Staff finds the applicant is complying with the requirements of the approved preliminary
plat and therefore supports the alternative compliance request. Prior to signature on the final plat the
applicant must revise the landscape plan to include the landscaping proposed for the frontage of Lot
24, Block 5.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall comply with all terms of the approved annexation (AZ-14-003); preliminary plat
(PP-14-001); planned unit development (PUD- 14-00 1), final plat (FP-14-031) and recorded
development agreement (DA # 114041277).
2. The applicant shall obtain the City Engineer's signature on the final plat by January 15, 2017 or
apply for a time extension in accord with UDC 11-6B-7.
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. The final plat prepared by Civil Survey Consultants, Inc., stamped on April 16, 2015, by Glenn
K. Bennett, shall be revised as follows:
a. Note #7 — delete "centered on said lot line"
b. Note # 11 and # 14: Insert instrument number.
c. Graphically depict a 25-foot wide landscape buffer across Lot 24, Block 5.
5. The landscape plan prepared by The Land Group Inc., dated 04/17/15, shall be revised as follows:
Heritage Grove Subdivision No. 2 FP-15-015 PAGE 2
a. Prior to signature on the second phase of the final plat, the landscape buffers adjacent to E.
Ustick Road and N. Locust Grove Road shall be constructed with the first phase of
development per the recorded development agreement. The 10-foot wide parkways and the
buffers shall be landscaped in accord with UDC 11-313-7C.
b. Lot 22, Block 5 shall be landscaped in accord with UDC 11-313-12.
c. The 25-foot wide permanent landscape easement required on Lot 24, Block 5 shall be
landscaped to complement the landscape buffers constructed with the first phase of
development per the approved Findings of the preliminary plat.
d. Provide a detail fencing plan. All fencing shall be installed in accordance with UDC 11-3A-7.
Per UDC 11-3A-7A7a, the applicant is responsible for fencing micropaths to distinguish the
common areas from the private areas. Where the buildable lots abut internal common lots
fencing must either be 4-foot solid or 6-foot open vision.
e. All common open space and site amenities shall be maintained by a homeowner's association
as set forth in UDC 11-3G-3F1.
f. The 8-foot wide parkways adjacent to the local streets may be installed at the time of lot
development as set forth in UDC 11-6C-3H. The parkways shall be planted in accord with
UDC 11-3A-17E and UDC 11-3B-7C.
g. If a common drive is utilized for Lots 11 and 12, Block 5, the applicant shall construct a 5—
foot wide landscaped common lot on the north side of the proposed common drive adjacent
abutting Lot 10, Block 5 in accord with UDC 11-6C-3D.5.
Provide two (2) full size copies of landscape plan with the aforementioned changes prior to
obtaining City Engineer's signature on the final plat.
6. All fencing installed on the site shall comply with UDC 11-3A-6 and 11-3A-7. 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 the subdivision.
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 the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
9. 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
mailboxes. Contact the Meridian Postmaster, Kimberly Cutler, at 887-1620 for more information.
10. Future homes constructed in this subdivision shall substantially comply with the sample
elevations and design features included in the development agreement recorded as Instrument No.
114021277.
11. All common driveways shall be constructed in accordance with UDC 11-6C-3D, and be paved a
minimum of 20-feet wide with a surface capable of supporting 75,000 lbs. All properties that abut
a common driveway shall take access from the driveway. File a perpetual ingress/egress easement
for all lots that share a driveway. The applicant may record an easement and include the
instrument number on the face of the plat prior to signature of the City Engineer, OR dedicate
said easements via the plat, if a common drive is utilized for said lots.
12. Prior to signature on the final plat, the applicant shall provide an exhibit for Lots 11 and 12,
Block 5 that demonstrates the setbacks, building envelope and orientation of the lots in accord
with UDC 11-6C-3D.7, if a common drive is utilized for said lots.
Heritage Grove Subdivision No. 2 FP-15-015 PAGE 3
13. The property owner of Lot 24, Block 4 shall coordinate with the City's Addressing Specialist and
obtain a new street address from one of the adjacent local streets.
14. Per Preliminary Plat Site Specific Condition of Approval No. 2.1.2, the applicant shall be
required to extend an 8-inch diameter sanitary sewer main stub in E. Summerplace St. or N. Park
Crossing Avenue to the boundary of Lot 24, Block 5. This stub can terminate with a t-type
cleanout.
15. A Street Light Plan will be required with the submittal of the civil construction plans. Plan
requirements can be found in section 6-5 of the Improvement Standards for Street Lighting at
http://www.meridiancity.org/public_works.aspx?id=272
VII. GENERAL REQUIREMENTS
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 11-313-14A.
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.
Heritage Grove Subdivision No. 2 FP-15-015 PAGE 4
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 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 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.
Heritage Grove Subdivision No. 2 FP-15-015 PAGE 5
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.
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.
VIII. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (PP-14-001)
C. Proposed Final Plat (stamped/dated: 04/16/15)
D. Proposed Landscape Plan (dated: 04/17/15)
E. Alternative Compliance Findings
Heritage Grove Subdivision No. 2 FP-15-015 PAGE 6
Exhibit A — Vicinity Map
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Exhibit B — Approved Preliminary Plat (PP-14-001)
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Exhibit C — Proposed Final Plat (dated: 04/16/15)
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Exhibit D —Proposed Landscape Plan (dated: 04/17/15)
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Heritage Grove Subdivision No. 2 FP-15-015 PAGE 10
Exhibit E — Alternative Compliance Findings
In order to grant approval for alternative compliance, the Director shall determine the following
findings:
1. Strict adherence or application of the requirements is not feasible; OR
The Director finds that strict adherence to require the 25-foot common lot in front of Lot 24,
Block 5 is not feasible because the applicant does not own the property in order to plat a
common lot.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
The Director finds the alternative compliance provides an equal means for meeting the City's
25-foot buffer requirement because of the following:
1) the applicant is responsible for landscaping the 25-foot buffer to ensure a cohesive design
along the Ustick Road frontage which facilitates the closer of the lot's Ustick Road access;
and
2) the 25-foot wide landscape buffer will be owned and maintained by the current
homeowner.
3. The alternative means will not be materially detrimental to the public welfare or impair
the intended uses and character of the surrounding properties.
The Director finds that the proposed alternative to platting the 25-foot wide common lot will
not be detrimental to the public welfare or impair the use/character of the surrounding
properties because the landscaping will be designed to complement the landscaping being
install with the Heritage Grove development.
Heritage Grove Subdivision No. 2 FP-15-015 PAGE 11