CC - Staff ReportCaven Ridge Estates Sub 1 – TED A-2016-0015 PAGE 1
STAFF REPORT
DATE: January 22, 2016
TO: Bruce Chatterton, Community Development Director
FROM: Sonya Watters, Associate City Planner
Bruce Freckleton, Development Services Manager
SUBJECT: Caven Ridge Estates Subdivision No. 1 - TED (File # A-2016-0015)
I. APPLICATION SUMMARY
The applicant, New Cavanaugh, LLC, requests approval of a two (2) year time in order to obtain the
City Engineer’s signature on the final plat for Caven Ridge Estates Subdivision No. 1 (FP-15-022).
The plat consists of 37 building lots and 10 common area lots on 14.06 acres of land in the R-8
zoning district.
The Applicant states that they now have approved construction drawings and wish to complete the
infrastructure that will allow the completion and recordation of the final plat, however it’s not
possible for them to obtain the City Engineer’s signature on the final plat prior to the expiration date
of January 28, 2016.
II. STAFF RECOMMENDATION
Staff recommends approval of a two (2) year time extension as requested in order to obtain the City
Engineer’s signature on the final plat for Caven Ridge Estates Subdivision No. 1 to expire on January
28, 2018.
Staff further recommends no further/new final plat applications be submitted for development of the
Cavanaugh Subdivision preliminary plat (PP-07-015); the existing approved final plat for Caven
Ridge Subdivision No. 1 (FP-15-022), as well as Silverwater Subdivision No. 1 and No. 2 (FP-15-
013, FP-15-012), are allowed to be finalized. A new preliminary plat application is required to be
submitted for the remaining area within Cavanaugh Subdivision not included in these previously
approved final plats.
III. 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. Owner:
New Cavanaugh, LLC
2289 S. Bonito Way
Meridian, ID 83642
C. Applicant:
Same as owner
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D. Representative:
Reese Leavitt, Leavitt & Associates Engineers, Inc.
1324 1st Street South
Nampa, ID 83651
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
IV. HISTORY OF PREVIOUS ACTIONS
This property was included in the preliminary plat (PP-07-015) for Cavanaugh Subdivision
approved by City Council on January 22, 2008.
The first phase final plat (Silverwater Subdivision No. 1, FP-07-014) was approved by City
Council on June 5, 2007 and was signed by the City Engineer on January 28, 2014. The next
phase is required to be signed by the City Engineer within two years.
An 18-month time extension (TE-08-022) to obtain the City Engineer’s signature on the final
plat for the first phase of development was approved by the Director on October 15, 2008 and
would have otherwise expired on February 22, 2010.
An 18-month time extension (TE-10-005) to obtain the City Engineer’s signature on the final
plat for the first phase of development was approved by City Council on March 23, 2010 and
would have otherwise expired on August 22, 2011.
A 2-year time extension (TEC-11-005) to obtain the City Engineer’s signature on the final
plat for the first phase of development was approved by City Council on September 27, 2011
and would have otherwise expired on August 22, 2013.
A 2-year time extension (TEC-13-005) to obtain the City Engineer’s signature on the final
plat for the first phase of development was approved by City Council on November 26, 2013
and would have otherwise expired on August 22, 2013.
The second phase final plat (Silverwater Sub. 2, FP-15-013) was approved by City Council
on July 7, 2015 and has not yet been signed by the City Engineer.
The third phase final plat (Silverwater Sub. 3, FP-15-012) was approved by City Council on
July 7, 2015 and has not yet been signed by the City Engineer.
The fourth phase final plat (Caven Ridge Sub. 1, FP-15-022) was approved by City Council
on July 21, 2015.
V. UNIFIED DEVELOPMENT CODE
Per UDC 11-6B-7, approval of a preliminary plat shall become null and void if the applicant fails to
obtain the City Engineer’s signature on a final plat within two years of the approval of the preliminary
plat.
In the event that the development of the preliminary plat is made in successive phases in an orderly
and reasonable manner, and conforms substantially to the approved preliminary plat, such segments,
if signed by the City Engineer within successive intervals of two years, may be considered for final
approval without resubmission for preliminary plat approval.
Upon written request and filing by the applicant prior to the termination of the allowed time period,
the Director may authorize a single extension of time to obtain the City Engineer’s signature on the
final plat not to exceed 2 years. Additional time extensions up to 2 years as determined and appr oved
by the City Council may be granted. With all extensions, the Director or City Council may require the
plat to comply with current provisions of the UDC.
Caven Ridge Estates Sub 1 – TED A-2016-0015 PAGE 3
VI. STAFF ANALYSIS
This is the first time extension requested on the subject final plat. Approval of the subject time
extension will allow the applicant to proceed with the platting process. If the subject time extension is
not granted, the preliminary plat will expire and a new preliminary plat(s) application will be
required.
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 ownership 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.
For this reason, staff does not recommend any further time extensions or final plats, other than those
already approved, are submitted for development of the Cavanaugh Subdivision preliminary plat. A
new preliminary plat should be submitted for the remainder of the property prior to submittal of any
further final plat applications.
The subject time extension will give the applicant two additional years to obtain the City Engineer’s
signature on the final plat for phase 4 (FP-15-022).
Previous time extension approvals incorporated the following conditions of approval:
Compliance with design standards in the UDC (11-3A-19) as well as the design guidelines
contained in the Meridian Design Manual.
Submittal of an irrevocable letter of credit or cash deposit for their portion of the required
sanitary sewer construction improvements along the project’s frontage in Victory Road prior
to signature on a final plat by the City Engineer. This is no longer necessary as sewer has
been constructed in Victory Road. The developer is obligated to pay $1,465.56 per acre to
proportionally offset costs incurred by the City for the Victory Road Gap Sewer Project. Said
payment must be received prior to obtaining the City Engineer’s signature on any final plat.
Provision of an executed permanent sanitary sewer easement and temporary construction
easement on forms provided by the City within 90 days of City Council approval of the
previous time extension in order for the time extension to remain valid. This condition is no
longer applicable as sewer has been constructed in Victory Road.
Submittal of a letter to the City allowing the use of their approved plans for the construction
of the Black Cat sewer trunk line. The applicant complies with this provision.
Compliance with current City of Meridian Improvement Standards for Street Lighting.
Compliance with current performance surety requirements.
Compliance with current warranty surety requirements.
Requirement for an easement to be dedicated prior to obtaining the City Engineer’s signature
on the first final plat for the construction and operation of all infrastructure necessary for
development south of the Ridenbaugh Canal (i.e. extension of Standing Timber Way and
water and sewer service from phase I to the Ridenbaugh Canal).
Requirement for the developer of Phases I & II to submit a road trust to ACHD for 50% of
the estimated cost for the extension of Standing Timber Way and construction of the bridge
across the Ridenbaugh Canal prior to obtaining the city engineers signature on the phase II
Caven Ridge Estates Sub 1 – TED A-2016-0015 PAGE 4
final plat. The land to the west (parcel #S1130212700) and south of phase I shall be included
in the second phase of development.
Requirement for all of the developers of Cavanaugh Subdivision to pay $1,465.56 per acre to
proportionally offset costs incurred by the City for the Victory Road Gap Sewer Project. S aid
payment must be received prior to obtaining the City Engineer’s signature on each final plat.
As a condition of approval of the subject time extension, Staff recommends no further time
extension or final plat applications are submitted for Cavanaugh Subdivision. A new
preliminary plat should be submitted for the remainder of the property prior to submittal of
any further final plat applications.
IV. EXHIBITS
A. Drawings
1. Vicinity Map
2. Approved Preliminary Plat (dated: 8/06/11)
3. Approval Final Plat (dated: 4/17/15)
B. Conditions of Approval
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Exhibit A.1 – Vicinity Map
Caven Ridge Estates Sub 1 – TED A-2016-0015 PAGE 6
Exhibit A.2 – Approved Preliminary Plat (11/0/2007)
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Exhibit A.3: Approval Final Plat (dated: 4/17/15)
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Exhibit B: Conditions of Approval
1. The applicant shall comply with all previous conditions of approval for this project associated
with File Numbers: AZ-06-015 (Development Agreement Instrument #106151214), PP-07-015,
MI-07-011 (Instrument #108065958), TE-08-022; TE-10-005; TEC-11-005; TEC-13-005, FP-15-
012; and FP-15-013.
2. No further time extension or final plat applications shall be submitted for Cavanaugh Subdivision.
A new preliminary plat application shall be submitted and approved for the remainder of the
Cavanaugh property prior to submittal of any further final plat applications.