CC - Staff Report
Falconers Place Subdivision– FP (H-2016-0049) PAGE 1
STAFF REPORT
MEETING DATE: May 24, 2016
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Falconers Place – FP (H-2016-0049)
I. APPLICATION SUMMARY
The applicant, Summit Equity, LLC, has applied for final plat (FP) approval of 23 single-family
residential building lots and 5 common lots on 4.69 acres of land in an R-8 (medium-density
residential) zoning district, for Falconers Place Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Falconers Place Subdivision final plat subject to the conditions
noted in Sections VI and VII below. 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 H-2016-0049 as presented in the staff report for the hearing date of
May 24, 2016, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2016-0049, as presented during the hearing on May 24, 2016, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0049 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 site is located on the east side of Eagle Road, south of Victory Road, in the NW ¼ of section
28, Township 3 North, Range 1 East. (Parcel #’s R3193250021 and R3193250023)
B. Applicant/Representative:
Summit Equity, LLC
P. O. Box 190534
Boise, ID 83719
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C. Owner:
Scott Wonders, JUB Engineers
250 S. Beechwood Ave. Suite 201
Boise, ID 83709
V. STAFF ANALYSIS
The proposed final plat depicts 23 single-family residential building lots and 5 common lots on 4.69
acres of land in an R-8 zoning district. The gross density of the proposed subdivision is 3.23 dwelling
units (d.u.) per acre with a net density of 4.9 d.u. per acre. The minimum property size is 4,057 square
feet (s.f.) with an average size of 5,753 s.f. All of the lots proposed in this phase are for single-family
detached homes and must comply with the dimensional standards of the R-8 zoning district listed in
UDC Table 11-2A-6. Staff has reviewed the proposed plat and found it in compliance with the
aforementioned dimensional standards.
The proposed common open space for the subdivision consists of ½ of the landscape buffer along
Eagle Road and passive open space in excess of 8,000 square feet. The qualified open space is
approximately 0.037 of an acre. The applicant proposes a gazebo as the provided amenity for the
subdivision. The proposed common open space and site amenities comply with the overall common
open space and site amenities approved with the Falconers Place 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 approved preliminary
plat; therefore, staff finds the proposed final plat in substantial compliance with the approved
preliminary plat.
VI. SITE SPECIFIC CONDITIONS
1. The applicant shall comply with all applicable conditions of approval associated with this site (H-
2015-0015 and recorded development agreement instrument #2016-040095).
2. Future development of this site shall be consistent with the preliminary plat, landscape plan
(including the common open space; a seating area and shade structure and a micropath connection
on the east boundary) and building elevations.
3. All single-family dwellings constructed within the project shall substantially conform to the
materials and elevations proposed and included in Exhibit A.4. The rear or sides of structures on
lots that back up to S. Eagle Road (Lots 4-10 and 12, Block 1), as well as to W. Falcon Drive (Lot
28, Block 1) will be highly visible; the side of any structure that faces the public street on these
lots shall incorporate articulation through changes in materials, color, modulation, and
architectural elements (horizontal and vertical) to break up monotonous wall planes and roof
lines.
4. The applicant has until January 19, 2017, to obtain City Engineer’s signature on the final plat or
apply for a time extension in accord with 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. The final plat prepared by prepared by JUB Engineers, dated 04/26/16, prepared by Michael S.
Byrns, shall be revised as follows:
a. Include the applicable recorded instrument numbers in notes #10 and #13.
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b. State that this development is subject to a development agreement and include the
applicable instrument number and include as note # 14.
c. Direct lot access shall be prohibited to S. Eagle Road in accord with UDC 11-3A-3.
d. The existing home shall be included in the plat, given a Lot and Block number, hook
up to city utilities at the time of final plat approval and install sidewalk along its
frontage to W. Falcon Drive.
e. The applicant shall construct a gazebo on common Lot 24, Block 1 as proposed.
7. The submitted landscape plan prepared by TTKLA, PLLC, dated 10/12/15, is approved with the
following changes:
a. At the time of final plat application, the applicant shall provide details of the gazebo
proposed for the development.
8. 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, Sue Prescott, at 887-1620 for more information.
9. Staff’s failure to cite specific ordinance provisions or conditions f rom the preliminary plat does
not relieve the applicant of responsibility for compliance.
10. Prior to the issuance of any new building permits, the property shall be subdivided in accordance
with the UDC.
11. The applicant shall construct homes within the proposed development consistent with the
elevations approved with the recorded development agreement.
13. Prior to City Engineer’s signature on the final plat, the applicant shall submit a final approval
letter from the Street Naming Committee approving the street names for the proposed
subdivision.
14. A street light plan will need to be included for review with the Civil Plan set. This plan will need
to include the installation of Type 1 lighting along Eagle Road in addition to Type 2 lighting on
the subdivisions internal streets. 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
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
Falconers Place Subdivision– FP (H-2016-0049) PAGE 4
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.
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.
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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
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.
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V. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 10/12/15)
C. Proposed Final Plat (dated: 04/26/16)
D. Proposed Landscape Plan (dated: 10/07/15)
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Exhibit A – Vicinity Map
Falconers Place Subdivision– FP (H-2016-0049) PAGE 8
Exhibit B – Approved Preliminary Plat (dated: 10/12/15)
Falconers Place Subdivision– FP (H-2016-0049) PAGE 9
Exhibit C – Proposed Final Plat (dated: 04/26/16)
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Exhibit D – Proposed Landscape Plan (dated: 10/07/15)