CC - Staff ReportGoldengrove Subdivision – FP H-2016-0124.doc PAGE 1
STAFF REPORT
MEETING DATE: December 6, 2016
(Continued from: November 22, 2016)
TO: Mayor & City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Goldengrove Subdivision - FP (H-2016-0124)
I. APPLICATION SUMMARY
The applicant, Heartland Home, LLC, has applied for a final plat (FP) consisting of 67 single-family
residential building lots and 15 common lots on 21.75 acres of land in the R-4 zoning district for
Goldengrove (fka Logan Creek) Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Goldengrove Subdivision final plat based on the analysis provided
below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2016-0124 as presented in the staff report for the hearing date of
December 6, 2016, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2016-0124, as presented during the hearing on December 6, 2016, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0124 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for c ontinuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located at 4617 and 4620 S. Martinel Lane, in the southwest ¼ of Section
28, T. 3N., R. 1E.
B. Applicant:
Heartland Home, LLC
9895 W. Cable Car Street
Boise, Idaho 83709
C. Owner:
Same as Applicant
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D. Representative:
Kent Brown, Kent Brown Planning Services
3161 E. Springwood Drive
Meridian, ID 83642
V. STAFF ANALYSIS
The proposed final plat depicts 67 building lots and 17 common area lot on 21.75 acres of land in the
R-4 zoning district. There are two existing homes on this site that are proposed to remain on lots in
the proposed subdivision. All of the lots proposed 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. A tot lot with
play equipment and benches are proposed as amenities with this development.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat [fka Logan Creek Subdivision (H-2015-0037)] as set forth in UDC 11-6B-3C.2. The total number
of buildable lots is the same and the amount of qualified open space complies with the minimum
UDC standards. Therefore, staff finds the proposed final plat in substantial compliance with the
approved preliminary plat.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-14-016) and preliminary plat and
amended development agreement (H-2015-0037, Inst. #2016-084034) for this development.
2. The applicant shall obtain the City Engineer’s signature on the final plat by April 12, 2018 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 Carl Porter, PLS., stamped and dated 11/16/16, shall be revised prior to
City Engineer signature on the final plat as follows:
a. Note #2: “Portions of Lots 3 & 5, Block 2, Lots 1, 4, 6 & 2726, Block 5, Lots 10 & 11, Block
6 and all of Lot 4, Block 12 and Lots 5 & 27, Block 5 are servient to and contain . . .”
b. Include a note listing the lot and block numbers of the common lots and state who will own
and maintain those lots.
c. Create a 30-foot wide blanket easement for an 8-inch diameter water main, and an 8-inch
diameter sewer main through Lot 5, Block 1to the right-of-way of S. Eagle Road. (See Site
Specific Condition #13) No trees are allowed within this easement.
d. Create a 20-foot wide blanket easement for an 8-inch diameter water main through Lot 14,
Block 5 to the east boundary. (See Site Specific Condition #14) No trees are allowed within
this easement.
e. Note #8: The water main that is the subject of this easement will need to be relocated within
the new right-of-way of S. Martinel Lane, and the existing easement will need to be vacated
prior to signature on the Final Plat by the City. This note and the graphical depiction would
then not be needed on the plat.
f. Note #9: … TO REMAIN.
g. Note #10: The Idaho Power facility that is the subject of this easement will need to be
relocated, or an alternate means of service be provided within a new easement if needed, and
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the existing easement will need to be vacated prior to signature on the Final Plat by the City.
This note would then not be needed on the plat.
h. Note #12: The existing ingress/egress easement via E. Amity Road that was dedicated via
Instrument #100041031 is required to be relinquished, with evidence of said relinquishment
provided to the city prior to signature on the Final Plat by the City; This note would then not
be needed on the plat.
5. The landscape plan prepared by Jensen Belts Associates, stamp dated 12/1/16, shall be revised as
follows:
a. Remove all trees in Lot 6, Block 1 that are within the required water and sewer main
easement.
b. Remove the trees depicted in Lot 14, Block 5 as they are within a required water main
easement.
6. Prior to signature on the final plat, any existing structures that do not meet the setback
requirements of the R-8 district shall be removed. All existing structures proposed to remain shall
comply with the setback requirements listed in UDC Table 11-2A-5.
7. 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.
8. Building height is restricted to single-story on Lot 23, Block 5 (depicted on the preliminary plat
as Lot 5, Block 2) and a single-story or single-story with a bonus room on Lots 21 and 24-26,
Block 5 (depicted on the preliminary plat as Lots 3, 4 and 6, Block 2) per the terms specified in
the Memorandum of Understanding between the developer and the Shoemaker’s. Per the
Memorandum of Understanding, if a single level with upstairs bonus room is constructed, the
following shall apply: 1) Upstairs square footage shall be contained within the attic space of the
first level; 2) Bonus room square footage shall face the front of the home with windows and/or
dormers also only located on front of home; and 3) All dormers and windows on back of home
must be designed for the first floor only.
9. The developer shall provide a 16-foot wide privacy gate and access to the subdivision for the
Taylor property (#R5475470020); relocate the northern stretch of the irrigation ditch located on
the Taylor & Morgan properties to completely on the Taylor property & construct a concrete
ditch; relocate the Taylor’s existing fence to the west side of the relocated ditch; and building
height shall be restricted to a single-story on Lots 9 and 11-18, Block 6 (depicted on the
preliminary plat as Lots 33-36 and 38-41, Block 1), per the terms of the Memorandum of
Understanding (and first amendment) between the developer and the Taylor’s and the Morgan’s.
10. Development of homes within this subdivision shall be generally consistent with the building
elevations approved with the preliminary plat.
11. The rear and/or side of structures on Lots 1-4 and 7, Block 1 that face S. Eagle Road and Lots 1-
7, Block 3 that face E. Amity Road, shall incorporate articulation through changes in two or more
of the following: modulation (e.g. projections, recesses, step-backs, pop-outs), bays, banding,
porches, balconies, material types, or other integrated architectural elements to break up
monotonous wall planes and roof lines that are visible from the subject public street. Si ngle-story
structures are exempt from this requirement.
12. Comply with the stormwater integration standards listed in UDC 11-3B-11C.
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13. Water service to this development is master planned to come from mains in South Eagle Road
and E. Amity Road. The applicant shall be required to connect the internal mains to the existing
water main in S. Eagle Road, parallel to the proposed 8-inch diameter sewer main through
common area Lot 5, Block 1, near the corner of S. Palatino Avenue and E. Taormina Street.
These mains shall be centered in a 30-foot wide common lot with a blanket easement for water
and sewer.
14. Applicant shall also be required to stub an 8-inch diameter water main to the east boundary
through Lot 14, Block 5. This main shall be centered in a 20-foot wide common lot with a
blanket easement for water.
15. All common driveways proposed on the site shall comply with the standards listed in UDC 11-
6C-3D.
16. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
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. All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance surety
for such improvements in order to obtain City Engineer signature on the final plat as set forth in
UDC 11-5C-3B.
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
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Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
8. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-health
improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a
surety agreement may be approved as set forth in UDC 11-5C-3C.
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 11-1-4B.
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. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). 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. 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 signature of the final plat by the City Engineer.
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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 Water Department at
(208)888-5242 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.
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 the Central District Health Department for abandonment
procedures and inspections.
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.
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.
V. EXHIIBITS
A. Vicinity/Zoning Map
B. Approved Preliminary Plat (dated: 11/24/15)
C. Proposed Final Plat (dated: 11/16/16)
D. Proposed Landscape Plan (dated: 12/1/16)
E. Proposed Play Equipment
F. Exhibit Maps for Lots Accessed by a Common Driveway
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Exhibit A – Vicinity/Zoning Map
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Exhibit B – Approved Preliminary Plat (dated: 11/24/15)
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Exhibit C – Proposed Final Plat (dated: 11/16/16)
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Exhibit D –Proposed Landscape Plan (dated: 12/1/16)
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Exhibit E: Proposed Play Equipment
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Exhibit F: Exhibit Maps for Lots Accessed by a Common Driveway