Rainier Villas FP H-2016-0107
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR (Rainier Villas – H-2016-0107)
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: SEPTEMBER 20, 2016
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 15 LOTS ON 5.35
ACRES IN THE C-G ZONING
DISTRICT FOR RAINIER VILLAS.
BY: INTERMOUNTAIN PACIFIC,
LLC
APPLICANT
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CASE NO. H-2016-0107
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on September 20, 2016 for final plat
approval pursuant to Unified Development Code (UDC) 11-6B-3 and the Council finding that
the Administrative Review is complete by the Planning and Development Services Divisions of
the Community Development Department, to the Mayor and Council, and the Council having
considered the requirements of the preliminary plat, the Council takes the following action:
IT IS HEREBY ORDERED THAT:
1. The Final Plat of “PLAT SHOWING RAINIER VILLAS SUBDIVISION,
LOCATED IN THE NE ¼ OF SECTION 13, TOWNSHIP 3N, RANGE 1W,
BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO, 2016,
HANDWRITTEN DATE: 08/16/16, by Gregory g. carter, PLS, SHEET 1 OF 3,”
is conditionally approved subject to those conditions of Staff as set forth in the
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR (Rainier Villas – H-2016-0107)
Page 2 of 3
staff report to the Mayor and City Council from the Planning and Development
Services divisions of the Community Development Department dated September
20, 2016, a true and correct copy of which is attached hereto marked “Exhibit A”
and by this reference incorporated herein, and the response letter from Chad
Kinkela, a true and correct copy of which is attached hereto marked “Exhibit B”
and by this reference incorporated herein.
2. The final plat upon which there is contained the certification and signature of the
City Clerk and the City Engineer verifying that the plat meets the City’s
requirements shall be signed only at such time as:
2.1 The plat dimensions are approved by the City Engineer; and
2.2 The City Engineer has verified that all off-site improvements are
completed and/or the appropriate letter of credit or cash surety has been
issued guaranteeing the completion of off-site and required on-site
improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code § 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed with the
City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at
issue. A request for a regulatory takings analysis will toll the time period within which a Petition
for Judicial Review may be filed.
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an
interest in real property which may be adversely affected by this decision may, within twenty-
eight (28) days after the date of this decision and order, seek a judicial review pursuant to Idaho
Code§ 67-52.
By action of the City Council at its regular meeting held on the day of
06-�v be*-- , 2016.
City Clerk
Tammy de 1;d
Mayor, C' o eridian
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By:
Dated:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR (Rainier Villas --- H-2016-0107)
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Rainier Villas – H-2016-0107 PAGE 1
STAFF REPORT
Hearing Date: September 20, 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-2016-0107 – Rainier Villas
I. APPLICATION SUMMARY
The applicant, Intermountain Pacific, LLC, has applied for approval of a final plat consisting of fifteen
(15) multi-family building lots and five (5) common lots on approximately 5.35 acres of land in the C-G
zoning district.
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-2016-0107 as presented in the staff report for the hearing date of
September 20, 2016, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2016-0107 as presented during the hearing on September 20, 2016,
for the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0107 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 west of N. Meridian Road between W. Corporate Drive and W. Penwood
Street (parcel #S1213142120) in the NE ¼ of Section 13, Township 3 North, Range 1 West, B.M.
B. Applicant/Owner:
Intermountain Pacific, LLC
2949 E. Copper Point Drive
Meridian, Idaho 83642
C. Agent:
Shannon Robnett, Robnett Properties
3818 E. Newby Street Suite 101
Nampa, ID 83687
Rainier Villas – H-2016-0107 PAGE 2
V. STAFF ANALYSIS
The proposed final plat consists of fifteen (15) multi-family building lots and five (5) common lots on
approximately 5.35 acres of land. The average lot size is 7,500 square feet. All of the lots comply with the
dimensional standards of the C-G zoning district. The approved conditional use permit allows the site to
develop with 91 multi-family units for a gross density of 16.8 dwelling units to the acre. Open space for
the subdivision consists of the existing 20-foot wide landscape buffer on the north boundary of W.
Corporate Drive. The internal landscaping and site amenities will be reviewed for conformance with a
future certificate of zoning compliance and administrative design review application. The proposed street
buffers are consistent with the open space approved with the Rainier Villas 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 and the amount of
common open space are the same.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved preliminary plat and conditional use permit (H-
2016-0041) for this subdivision.
2. The applicant has until July 5, 2018, 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 May 13, 2016.
6. Revise the notes on the face of the plat prepared by Idaho Survey Group, P.C., dated September
14, 2016 prepared by Gregory G. Carter, prior to signature on the final plat by the City Engineer,
as follows:
Note #8: The instrument number for the ACHD temporary turnaround easement shall be
included.
Re-name the plat as Rainier Villas not Ranier Villas.
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.
8. Cross-access and shared parking agreement is required in accord with UDC 11-3A-3A.2. The
applicant shall include a note on the face of the final plat that identifies the recorded copy of the
agreement prior to signature on the final plat.
9. W. Corporate Drive and associated street landscape buffer shall be constructed in its entirety with
this phase of development.
10. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
11. 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-
Rainier Villas – H-2016-0107 PAGE 3
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.
12. All structures built on the site are required to comply with the design standards set forth in the
Architectural Standards Manual.
13. CZC and administrative design review approval is required prior to issuance of a building permit
for any and all of the multi-family units within this development. NOTE: A CZC application may
include one or more multi-family units on a lot/parcel.
14. The applicant shall record the final plat prior to applying for any building permits.
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 activated and deemed
substantially complete, at a minimum a compacted gravel roadway is in place, 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.
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.
Rainier Villas – H-2016-0107 PAGE 4
10. It shall be the responsibility of the applicant to ensure that all development features comply wi th
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 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, 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.
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.
Rainier Villas – H-2016-0107 PAGE 5
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 Rainier Villas Subdivision (H-2016-0041)
C. Proposed Final Plat (dated: 09/14/16)
D. Proposed Landscape plan (dated: 05/13/16)
Rainier Villas – H-2016-0107 PAGE 6
Exhibit A – Vicinity Map
Rainier Villas – H-2016-0107 PAGE 7
Exhibit B – Approved Rainier Villas Subdivision (H-2016-0041)
Rainier Villas – H-2016-0107 PAGE 8
Exhibit C – Proposed Final Plat (dated: 09/14/16)
Rainier Villas – H-2016-0107 PAGE 9
Exhibit D – Proposed Landscape Plan (dated: 05/13/16)
11 K ENGINEERING P.C.
Civil Engineering * Project Management
DATE: September 16, 2016
TO: City of Meridian Planning Department
Attn: Josh Beach Associated City Planner
33 E. Broadway Avenue #102
Meridian, ID 83642
RE: Rainier Villas Subdivision Final Plat Staff Report
Mr. Beach:
On behalf of Intermountain Pacific LLC, I have review that staff report dated
September 20, 2o16 that I received on September 15, 2016 at 4:30 p.m.
We are in agreement with the condition listed in the staff report dated September
20, 2016.
If more is needed, please don't hesitate to call me.
Chad S. Kinkela, P.E.
CK Engineering, P.C.
CK Engineering 13oo E. State St Suite 102 Eagle, ID 83616
208.869.0590 mobile
chad@ck-engineers.com