Staff Report - CCSTAFF REPORT
HEARING DATE:
TO:
FROM:
SUBJECT:
June 2, 2015
Mayor and City Council
Bill Parsons, Planning Supervisor
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SHP-15-001— Newton's Nook Subdivision No. 2
I. APPLICATION SUMMARY
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The applicant, Penwood III, LLC, has applied for short plat (SHP) approval of two (2) commercial
lots on 0.26 acres of land in the L-O zoning district.
II. STAFF RECOMMENDATION
Based on the criteria noted in UDC 11-6B-5, Staff finds the proposed plat is eligible to be processed
as a short plat. Therefore, Staff recommends approval of the proposed short plat with the conditions
and Findings stated in this report.
III. PROPOSED MOTION
Approval
I move to approve File Number SHP-15-001 as presented in the staff report for the hearing date of
June 2, 2015, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number SHP-15-001, as presented during the hearing on June 2, 2015, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-15-001 to the hearing date of (insert continued hearing date here)
for the following reason(s): (You should state specific reason(s) for continuance.)
IV. PROCESS FACTS
a. The subject application will in fact constitute a short plat as determined by City Ordinance. By
reason of the provisions of UDC 11-5B-3, a public hearing is required before the City Council on
this matter.
b. Newspaper notifications published on: May 11, and 25, 2015
c. Radius notices mailed to properties within 300 feet on: May 7, 2015
V. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located at 397 SW 5"' Avenue in the NE'/4 of Section 13, Township 3
North, Range 1 West. (Parcel #R6051750050)
B. Applicant(s):
Newton's Nook Subdivision No. 2 - SHP-15-001 PAGE I
Penwood III, LLC
P.O. Box 838
Boise, ID 83680
C. Representative:
Lance Warnick, Aspen Engineers
P.O. Box 205
Kuna, ID 83634
VI. STAFF ANALYSIS
The proposed short plat depicts two (2) commercial lots on 0.26 acres of land in an L-O zoning
district. The proposed plat is a re -subdivision of Lot 5, Block 1 of Newton's Nook Subdivision.
The existing landscape buffer along the west boundary was installed with the construction of the
Newton's Nook Subdivision. It must remain protected during the construction on this site.
Staff has reviewed the proposed short plat for substantial compliance with the criteria set forth in
UDC 11-6B-5 and deems the final plat to be in substantial compliance with said requirements to
recommend approval as proposed.
VII. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved preliminary plat, conditional use permit and final
plat (PP-05-022; CUP-05-030 and FP-05-068) for this subdivision.
2. Lot 2, Block 1 of Newton's Nook Subdivision shall continue to provide access and shared
parking to the proposed subdivision.
3. The final plat prepared by Sawtooth Land Surveying, stamped on April 24, 2015 by Carl Porter,
shall be revised as follows:
a. Prior to recording the plat: note #6 insert instrument number.
4. If the City Engineer's signature has not been obtained within two (2) years of the City Council's
approval of the short plat, the short plat shall become null and void unless a time extension is
obtained, per UDC 11-6B-7.
5. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
6. Prior to applying for building permits for Lots 1 and 2, Block 1, the applicant shall obtain the
Planning Division's approval of a certificate of zoning compliance and design review application.
Future development shall be consistent with the design standards listed in UDC 11-3A-19 and the
guidelines contained in the City of Meridian Design Manual.
7. A street light plan shall be submitted and approved with the construction drawings. 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.meridiancity.orwpublic works.aspx?id=272
8. Applicant shall be responsible for the extension of sanitary sewer and water mains to provide
service to the individual lots.
9. Applicant shall be responsible to provide as -built drawings for all new and existing sanitary sewer
and water mains serving the subject development.
Newton's Nook Subdivision No. 2 - SHP-15-001 PAGE 2
VIII. 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 11-3B-13 and UDC 11-313-14. The existing landscape buffer along the
west boundary installed with the construction of the Newton's Nook Subdivision must
remain protected during the construction on this site.
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.
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.
IX. 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 11-3B-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
Newton's Nook Subdivision No. 2 - SHP-15-001 PAGE 3
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 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
Newton's Nook Subdivision No. 2 - SHP-15-001 PAGE 4
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.
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. EXHIBITS
A. Vicinity Map
B. Proposed Short Plat (dated: 04/24/2015)
C. Required Findings from the Unified Development Code
Newton's Nook Subdivision No. 2 - SHP-15-001 PAGE 5
Exhibit A — Vicinity Map
Vicinity Map 005 °Miles 0
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of Meridian makes no wananty or uarontee as to the
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Newton's Nook Subdivision No. 2 - SHP-15-001 PAGE 6
Exhibit B — Proposed Short Plat (dated: 04/24/2015)
W. FRANKUN ROAD
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Newton's Nook Subdivision No. 2 - SHP-15-001 PAGE 7
Exhibit C — Required Findings from the Unified Development Code
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 and is consistent with the Unified
Development Code;
The Comprehensive Plan designates the future land use of this property as Commercial. The current
zoning district of the site is L-O. The proposed short plat complies with the Comprehensive Plan and
the dimensional standards in the UDC for the L-O district.
B. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Staff finds that public services are adequate to serve the site.
C. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvements program;
Staff finds that the development will not require the expenditure of capital improvement funds. All
required utilities are being provided with the development of the property at the developer's expense.
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 lot owner(s) 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 recognizes the fact that traffic and noise may increase with the approval of this subdivision;
however, staff does not believe that any additional amount generated will be detrimental to the
general welfare of the public in the surrounding area. Staff finds that the development of this site 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.
Newton's Nook Subdivision No. 2 - SHP-15-001 PAGE 8