Chesterfield Subdivision No. 4 FP H-2016-0052Chesterfield No. 4 – H-2016-0052 PAGE 1
STAFF REPORT
Hearing Date: July 5, 2016
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: H-2016-0052 – Chesterfield No. 4
I. APPLICATION SUMMARY
The applicant, Liberty Development, has applied for approval of a final plat consisting of fifty-seven (57)
residential lots and four (4) common lots on approximately 11.27 acres of land in the R-8 zoning district.
This is the third and final phase of development of Chesterfield Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of final plat (FP) application subject to the conditions noted 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-2016-0052 as presented in the staff report for the hearing date of
July 5, 2016, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2016-0052 as presented during the hearing on July 5, 2016, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0052 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 south side of W. Pine Avenue between N. Black Cat Road and N. Ten
Mile Road in the southeast ¼ of Section 10, Township 3 North, Range 1 West.
B. Applicant/Owner:
Liberty Development Inc.
2358 S. Titanium Place
Meridian, Idaho 83642
C. Agent:
Kent Brown, Kent Brown Planning
3161 Springwood
Meridian, ID 83642
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V. STAFF ANALYSIS
The proposed final plat consists of fifty-seven (57) residential lots and four (4) common lots on
approximately 11.27 acres of land. The average lot size is 5,934 square feet. The gross density of the
development is 5 dwelling units per acre.
The proposed open space for the this phase consists of a collector street buffer, a micropath lot and
several passive open space (50‘ X 100’) lots that will contain the site amenities and a drainage facility.
The open space complies with the overall open space approved with the Chesterfield development.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and found it
to be in substantial conformance per UDC11-6B-3C as the number of buildable lots is the same and the
amount of common open space has slightly increased with the addition of a micropath lot.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved rezone (RZ-11-004), development agreement
(instrument # 112082267), the preliminary plat (PP-11-007) and final plats (FP-13-001; and FP-
14-019) for this subdivision.
2. The applicant has until October 15, 2017, to obtain City Engineer’s signature on the final plat 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. Prior to submittal to the City, the Professional Land Surveyor preparing the plat shall stamp, sign
and date each page of the final plat map, including the Certificate of Surveyor.
5. The applicant shall comply with the submitted landscape plan prepared by South Landscape
Architecture, dated June 17, 2016, with the following changes:
The micropaths located on Lot 5, Block 13, Lot 12, Block 11 and Lot 55, Block 6 shall
comply with the standards set forth in UDC 11-3A-8 and UDC 11-3B-12.
The stormwater retention pond located on Lot 12, Block 11 shall meet the design
standards set forth in UDC 11-3B-11C.
Prior to signature on the final plat, the applicant shall provide details of the picnic shelter.
Provide two (2) full size copies of landscape plan with the aforementioned changes prior to
obtaining City Engineer’s signature on the final plat.
6. Revise the notes on the face of the plat prepared by Bailey Engineering, Inc., dated June 16, 2016
prepared by Clinton W. Hansen, prior to signature on the final plat by the City Engineer, as
follows:
Note #11: The instrument number for the Meridian Sewer Easement shall be included.
Note #12: The instrument number for the ACHD temporary turnaround easement shall be
included.
Note #8: remove the reference that states unless otherwise modified by a conditional use
permit.
7. 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, Kimberly Cutler, at 887-1620 for more information.
Chesterfield No. 4 – H-2016-0052 PAGE 3
8. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
9. Prior to the issuance of any new building permits, the property shall be subdivided in accordance
with the UDC.
10. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7. The
applicant shall construct all fencing abutting the common lots in accord with UDC 11-3A-
7A.7.a.Temporary construction fencing to contain debris shall be installed at the subdivision
boundary prior to release of building permits for this subdivision.
11. Future homes constructed within the subdivision must comply with the submitted elevations per
the recorded development agreement.
12. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
13. Applicant shall be required to connect to and extend the existing 10-inch diameter water main
stub along the south boundary of Lot 55, Block 6. The common area lot width will need to be
revised to accommodate the existing sanitary sewer and this new water main, with minimum
clearances of 10-feet between utilities, and 10-feet from the utilities to the property boundary
lines.
14. In addition to the installation of Type 2 streetlights on the subdivisions internal streets. A Type 2
light will be required on the frontage of Pine Avenue approximately 220' east of Oxwich Ave.
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. Please contact Land Development Service for more information at 887-
2211.
Chesterfield No. 4 – H-2016-0052 PAGE 4
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. 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 11-5(c) -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 11-1-4(b).
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 mater ial.
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, which must include the
Chesterfield No. 4 – H-2016-0052 PAGE 5
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.
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 9-1-28(c) -1). 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.
V. EXHIBITS
A. Vicinity Map
B. Approved Chesterfield Subdivision (PP-11-007)
C. Proposed Final Plat (dated: 06/16/16)
D. Proposed Landscape plan (dated: 06/17/16)
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Exhibit A – Vicinity Map
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Exhibit B – Approved Chesterfield Subdivision (PP-11-007)
Chesterfield No. 4 – H-2016-0052 PAGE 8
Exhibit C – Proposed Final Plat (dated: 06/16/16)
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Exhibit D – Proposed Landscape Plan (dated: 06/17/16)