CC - Staff Report - REV 7/7Caven Ridge Estates Subdivision No. 1 FP-15-022 PAGE 1
STAFF REPORT
MEETING DATE: June 23, 2015
TO: Mayor and City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-15-022 – Caven Ridge Estates Subdivision No. 1 (aka Cavanaugh Subdivision)
I. APPLICATION SUMMARY
The applicant, New Cavanaugh, LLC, has applied for final plat (FP) approval of 37 building lots and
10 common area lots on 14.06 acres of land in an R-8 (medium density residential) zoning district.
II. STAFF RECOMMENDATION
Staff recommends approval of the Caven Ridge Estates Subdivision No. 1 final plat based on the
analysis provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number FP-15-022 as presented in the staff report for the hearing date of June
23, 2015, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-15-022, as presented during the hearing on June 23, 2015, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-15-022 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 subject property is located on the east side of S. Meridian Road, south of the Ridenbaugh
Canal, in the NW ¼ of Section 30, T. 3N., R. 1E.
B. Applicant:
New Cavanaugh, LLC
2289 S. Bonito Way
Meridian, ID 83642
C. Owner:
Same as applicant
Caven Ridge Estates Subdivision No. 1 FP-15-022 PAGE 2
D. Representative:
J. Reese Leavitt, Leavitt & Associates Engineers, Inc.
1324 1st Street
Nampa, ID 83651
V. STAFF ANALYSIS
The proposed final plat depicts 37 building lots and 10 common lots on 14.06 acres of land in an R-8
zoning district. 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. Because the
number of buildable lots and common area shown on the proposed final plat is the same as shown on
the approved preliminary plat, staff deems the final plat in substantial compliance with the approved
preliminary plat.
Since the preliminary plat for this project was approved, individual parcels within the preliminary plat
area have been sold off and are now under different ownerships and are being developed separately,
rather than as a single master-planned project as envisioned. The land on the north side of the
Ridenbaugh Canal on the west side of S. Standing Timber Way has developed with multi-family
residential uses (Red Tail Apartments) and single-family residential homes (Red Wing Subdivision).
The property on the east side of S. Standing Timber Way, north of the Ridenbaugh Canal, is being
developed by CBH Homes. The property south of the canal where the subject property lies is now
owned by several different entities.
The landscape plan approved with the preliminary plat depicted all of the site amenities for the
overall development on a common area lot on the north side of the canal on the east side of S.
Standing Timber Way. Because the Cavanaugh development has since been divided ownership -wise,
staff does not believe it’s reasonable to require the property owner to the north to provide all of t he
amenities. Therefore, Staff required that developer to provide amenities commensurate with that
portion of the site. Accordingly, staff has asked the subject applicant to do the same. The applicant
submitted a conceptual site amenity plan included in Exhibit E that depicts amenities as follows: a
picnic area with 4 picnic tables (trees are also proposed for shade), pathways through the common
area that connect to the multi-use pathway along the canal and a multi-sport court in Phase 2; and a
multi-sport court in Phase 7. The area under the subject developer’s control consists of 61 acres of
land, which would require a minimum of 3 qualified site amenities to be provided. The proposed
amenities satisfy the UDC required amenities.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-06-015, Development Agreement
Instrument #106151214), preliminary plat (PP-07-015), amended Development Agreement (MI-
07-011, Instrument #108065958), and time extensions (TE-08-022; TE-10-005; TEC-11-005;
TEC-13-005).
2. The applicant shall obtain the City Engineer’s signature on the final plat within two (2) years of
the City Engineer’s signature on the previous final plat phase; or, apply for a time extension in
accord with UDC 11-6B-7. This applies to previous phases of Cavanaugh Subdivision (aka
Silverwater Subdivision to the north).
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 Leavitt & Associates Engineers, Inc., stamped on 4/17/15 by John S.
Austin, shall be revised as follows:
a. Remove the phasing plan from the final plat.
Caven Ridge Estates Subdivision No. 1 FP-15-022 PAGE 3
b. Note #1: “This subdivision is zoned R-8 single family residential. . .”
c. Note #3: Include a reference to Idaho State Statute 22-4503, Right to Farm.
d. Graphically depict the 50-foot wide easement for the Ridenbaugh Canal on Lot 1, Block 2.
e. Include Lot 1, Block 2 as a common lot that will be owned and maintained by the
homeowner’s association.
f. Remove Lot 1, Block 5 and Lot 1, Block 8 as common lots; ACHD no longer wants planter
islands in common lots. A license agreement with ACHD is required for landscaping within
the right-of-way.
g. Include “Phase 1” in the subdivision name.
5. The landscape plan prepared by Beck and Baird Landscape Architecture Planning & Urban
Design, dated 4/30/15, shall be revised as follows:
a. Depict a minimum 5-foot wide pathway within Lot 10, Block 2 in accord with the standards
listed in UDC 11-3A-8. A minimum of one deciduous tree per 35 linear feet and shrubs,
lawn, or other vegetative groundcover is required along the pathway, per the development
agreement. Fencing is required to be installed by the developer in accord with the standards
listed in UDC 11-3A-7A.7.
b. Depict a minimum 10-foot wide multi-use pathway within Lot 1, Block 2 along the south side
of the Ridenbaugh Canal in in accord with the standards listed in UDC 11-3A-8 and the
Pathways Master Plan. A minimum of one deciduous tree per 35 linear feet and shrubs, lawn,
or other vegetative groundcover is required along the pathway, per requirement of the
preliminary plat.
c. A 6-foot tall open vision fence is required along the Ridenbaugh Canal in accord with the
standards listed in UDC 11-3A-6B & 11-3A-7A.7.
d. Mitigation information shall be included on the plan in accord with the standards listed in
UDC 11-3B-10C. Prior to removal of any existing trees on the site, the developer shall
contact Elroy Huff, City Arborist (208-371-1755), for inspection of the trees to determine
mitigation requirements.
e. A minimum of 6-foot wide parkways are required with detached sidewalks along local
streets, per requirement of the preliminary plat. If 6-foot wide parkways are proposed, root
barriers are required in accord with UDC 11-3A-17E. If 8-foot wide parkways are proposed,
root barriers are not required and the area may count toward the qualified open space
requirement.
6. Prior to signature on the final plat by the City Engineer, the applicant shall submit a public access
easement to the Park’s Department for the multi-use pathway along the south side of the Ridenbaugh
Canal for approval by City Council and subsequent recordation. Coordinate the details of the
easement with Jay Gibbons, Park’s Department, at 208-888-3579.
7. All fencing installed on the site must comply with the standards listed in UDC 11-3A-6 and 11-
3A-7. If permanent perimeter fencing is not provided along the boundaries of the site, temporary
fencing to contain debris during construction shall be installed prior to release of building
permits.
8. This development is subject to pay $1,465.56 per acre, to proportionally offset costs incurred by
the City of Meridian for the Victory Road Gap Sewer Project. Said paymen t must be received
prior to obtaining the City Engineer’s signature on each final plat.
Caven Ridge Estates Subdivision No. 1 FP-15-022 PAGE 4
9. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
10. The applicant shall be required to install a flushing station along the Ridenbaugh Canal, design
and location to be coordinated with the Public Works Department.
11. This development as currently designed cannot be provided fire flows from the city’s water
system. The main in Standing Timber Way will need to be a 12-inch diameter pipe, and an
additional 8-inch diameter main connection will be required over to the existing main stub in
Reflection Ridge along the east boundary of the overall development. Once this conne ction is
made, the required fire flow can be achieved.
12. 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
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
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
Caven Ridge Estates Subdivision No. 1 FP-15-022 PAGE 5
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 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
Caven Ridge Estates Subdivision No. 1 FP-15-022 PAGE 6
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.
V. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 11/8/07)
C. Proposed Final Plat (dated: 4/17/15)
D. Proposed Landscape Plan (dated: 4/30/15)
E. Proposed Amenities Concept Plan & Phasing Plan (dated: 6/1/15)
Caven Ridge Estates Subdivision No. 1 FP-15-022 PAGE 7
Exhibit A – Vicinity Map
Caven Ridge Estates Subdivision No. 1 FP-15-022 PAGE 8
Exhibit B – Approved Preliminary Plat (dated: 11/8/07)
Caven Ridge Estates Subdivision No. 1 FP-15-022 PAGE 9
Exhibit C – Proposed Final Plat (dated: 4/17/15)
Caven Ridge Estates Subdivision No. 1 FP-15-022 PAGE 10
Exhibit D –Proposed Landscape Plan (dated: 4/30/15)
Caven Ridge Estates Subdivision No. 1 FP-15-022 PAGE 11
Exhibit E – Proposed Amenities Concept Plan & Phasing Plan (dated: 6/1/15)