CC - Staff ReportShelburne Sub 1 H-2015-0004 PAGE 1
STAFF REPORT
MEETING DATE: December 15, 2015
(Continued from: October 20 and 27, and November 17 and 24, 2015)
TO: Mayor and City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: H-2015-0004 – Shelburne Subdivision No. 1
I. APPLICATION SUMMARY
The applicant, Shelburne Properties, LLC, has applied for final plat (FP) approval of 48 single-family
residential building lots and 12 common lots on 19.42 acres of land in an R-4 zoning district for the
first phase of Shelburne Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Shelburne Subdivision No. 1 final plat based on the analysis
provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2015-0004 as presented in the staff report for the hearing date of
December 15, 2015, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2015-0004, as presented during the hearing on December 15, 2015,
for the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2015-0004 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 generally located at ¼ mile east of S. Eagle Road and north of E. Amity
Road, in the southwest ¼ of Section 28, T. 3N., R. 1E.
B. Applicant:
Shelburne Properties, LLC
P.O. Box 8265
Boise, Idaho 83707
C. Owners:
Same as applicant
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D. Representative:
Katie Miller, Criterion Land Management
P.O. Box 8265
Boise, ID 83707
V. STAFF ANALYSIS
The proposed final plat depicts 48 new building lots and 12 common area lots on 19.42 acres of land
in the R-4 zoning district. All of the lots proposed in this subdivision are for single-family detached
homes and comply with the dimensional standards of the R-4 zoning district listed in UDC Table 11-
2A-5. There are 2 existing homes and an accessory structure on this site that are proposed to remain
on lots within the subdivision.
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 number of buildable lots and
common area is the same as shown on the preliminary plat; therefore, staff finds the proposed final
plat in substantial compliance with the approved preliminary plat.
A condition of approval of the preliminary plat required an emergency access to be provided for any
development over 40 building lots. The applicant has submitted a recorded emergency access
easement over the adjacent property owned by the Taylor’s in compliance with this requirement
(Instrument #2015-112723).
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-15-003), Development Agreement
(Inst. #2015-083757) and preliminary plat (PP-15-005).
2. The applicant shall obtain the City Engineer’s signature on the final plat by July 7, 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 Bailey Engineering, Inc., dated 9/30/15, stamped by Gregory G. Carter,
shall be revised prior to signature on the final plat by the City Engineer as follows:
a. Note #8: Include Lots 8, 12 and 18, Block 3 as common lots.
b. Note #9: Include the recorded instrument number for the ACHD sidewalk easement.
c. Add a new note stating that Lots 11-12, Block 2; Lots 22-25, Block 2; and Lots 2 and 4,
Block 5 shall be accessed by common driveways; no direct street access is allowed.
d. Graphically depict the portion of Lot 1, Block 6 where the ACHD storm water drainage
system lies.
e. The 5-foot wide landscape strips provided along the common driveways for lots not taking
access from the common driveway shall be contained in common lots per UDC 11-6C-3D.5.
5. The landscape plan prepared by Breckon Land Design, stamp dated 9/29/15, shall be revised prior
to signature on the final plat by the City Engineer as follows:
a. The vinyl fencing proposed along the pathway on Lot 18, Block 3 and along the common lot
on Lot 8, Block 3 needs to be reduced in height to 4 feet if solid material is used or may be 6
feet in height if open vision material is used per UDC 11-3A-7A.7
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b. Remove the westernmost driveway/street stub street shown at the north boundary of the site
as it was not approved with the preliminary plat and not shown on the final plat.
c. Include a minimum of one (1) tree within the common lot adjacent to the pathway on Lot 18,
Block 3 in accord with UDC 11-3B-12C.
d. Include fencing along the common lot line between Lots 16 and 21, Block 2 in accord with
UDC 11-3A-7A.7 to distinguish the common lot from the private lot and to prohibit a
through-lot situation.
e. The 5-foot wide landscape strips provided along the common driveways for lots not taking
access from the common driveway shall be contained in common lots per UDC 11-6C-3D.5.
6. All fencing installed on the site must comply with the fencing plan depicted on the landscape
plan, the conditions in this report, and with the standards listed in 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 this
subdivision.
7. The common driveways proposed on the site shall comply with the standards listed in UDC 11 -
6C-3D. A perpetual ingress/egress easement shall be filed with the Ada County recorder, which
shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles
and equipment in accord with UDC 11-6C-3D.7. A copy of said easement shall be submitted
with the documents submitted for City Engineer signature on the final plat.
8. The pond on Lot 1, Block 6, shall have recirculated water and shall be maintained such that it
does not become a mosquito breeding ground as set forth in UDC 11-3G-3B.8 and shall have
banks no steeper than one foot vertical per every four feet horizontally with a depth and velocity
in all places such that the product of the maximum depth (feet) multiplied by the peak velocity
(feet per second) does not exceed four. Documentation shall be submitted from the project
engineer verifying that the existing pond and any changes to the pond comply with the
standards for a water amenity as defined in the UDC.
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. A street light plan will need to be included with the Land Development Plan Submittal. 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.org/public_works.aspx?id=272.
The street light locations shown on the development plans appear to meet spacing requirements.
However, many trees in the landscape plan do not have the minimum 10' horizontal clearance
from streetlights. Tree or light locations should be adjusted to provide the required clearance.
11. Development of homes within this subdivision shall be consistent with the building elevation
design and materials approved with the preliminary plat.
12. The rear or sides of future structures on lots that face E. Zaldia Street on Lots 2-12, Block 2; Lots
2, 4 and 9, Block 5; and Lot 2, Block 4 shall incorporate articulation through changes in
materials, color, modulation, and architectural elements (horizontal and vertical) to break up
monotonous wall planes and roof lines.
13. Applicant shall be required to extend a connection from the existing 8 -inch water main along the
south boundary of the development to the existing 12-inch water main line is located within S.
Eagle Road.
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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
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.
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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.
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
Shelburne Sub 1 H-2015-0004 PAGE 6
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/Zoning Map
B. Approved Preliminary Plat (dated: 6/11/15)
C. Proposed Final Plat (dated: 8/25/15)
D. Proposed Landscape Plan (dated: 9/29/15)
E. Common Driveway Exhibit
F. Temporary Emergency Access Easement
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Exhibit A – Vicinity/Zoning Map
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Exhibit B – Approved Preliminary Plat (dated: 6/11/15)
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Exhibit C – Proposed Final Plat (dated: 9/30/15)
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Exhibit D –Proposed Landscape Plan (dated: 9/29/15)
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Exhibit E: Common Driveway Exhibit
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