CC - Staff Report
Roundtree Place Subdivision– FP (H-2016-0130) PAGE 1
STAFF REPORT
MEETING DATE: December 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: Roundtree Place Subdivision– FP (H-2016-0130)
I. APPLICATION SUMMARY
The applicant, Trilogy Development, has applied for final plat (FP) approval of 23 single-family
residential building lots and 4 common lots on 4.99 acres of land in an R-8 zoning district, for
Roundtree Place Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Roundtree 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-2016-0130 as presented in the staff report for the hearing date of
December 20, 2016, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2016-0130, as presented during the hearing on December 20, 2016,
for the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0130 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 at 755 S. Linder Road, in the NE ¼ of Section 14, Township 3 North, Range 1
West.
B. Owners:
Corey Barton Homes
1977 E. Overland Road
Meridian, ID 83642
C. Applicant:
Trilogy Development
9839 W. Cable Car Street, Suite 101
Roundtree Place Subdivision– FP (H-2016-0130) PAGE 2
Boise, ID 83709
D. Representative:
JUB Engineers
250 S. Beechwood, Suite 201
Boise, ID 83709
V. STAFF ANALYSIS
The proposed final plat depicts 23 single-family residential building lots and 4 common lots on 4.99
acres of land in an R-8 zoning district. The gross density of the proposed subdivision is 4.61 dwelling
units (d.u.) per acre with a net density of 7.37 d.u. per acre. All of the lots 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.
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-
2016-0081, and recorded development agreement instrument #2016-109498).
2. The applicant has until September 21, 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. The final plat prepared by prepared by JUB Engineers, Inc., dated 11/09/16, prepared by Cody M.
McCammon, shall be revised as follows:
a. Include the instrument # for the development agreement noted above as note #10.
b. Include the instrument # for note #10 referencing the ACHD License Agreement.
c. Include the instrument # for the development agreement noted above as note #14.
5. Lots 6, 7, and 8, Block 1 and Lots 5-7 and 9-11, Block 2 shall take access from common
driveway as proposed if the Commission and Council approve the use of the common driveway
as shown. An exhibit depicting the setbacks, building envelope and orientation of lots and
structures shall be submitted with a future final plat application. Include note on the final plat that
addresses access across the lots and the responsible party for maintenance of the common
driveway.
6. The existing structures shall be removed prior to City Engineer signature on the final plat. A
demolition permit shall be procured from the Building Division.
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, Sue Prescott, at 887-1620 for more information.
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. The applicant shall construct homes within the proposed development consistent with the
elevations approved with the recorded development agreement.
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10. The submitted landscape plan prepared by JUB Engineers, dated 11/10/16 shall be revised as
follows:
a. Along Linder Road, the detached sidewalks shall have an average minimum separation of
greater than four (4) feet to back of curb. The four (4) feet of space shall be landscaped in
accord with UDC 11-3B-7C. Prior to the signature on the final plat, the landscape plan
shall be revised to meet the requirements of UDC 11-3B-7.
b. The applicant shall install 2 trees along the Waltman Street frontage of Lot 1, Block 1.
c. Prior to signature on the final plat, the applicant shall provide a landscape plan that
indicates the ultimate location of the Right-of-way on Linder Road to ensure that the
required 25 foot landscape buffer is installed.
11. A street light plan will need to be included in the final plat application. Street light plan
requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can
be found at http://www.meridiancity.org/public_works.aspx?id=272. The plan will need to
include the installation of a 30' LED Type 1 light at the intersection of Linder Road and Waltman
Street. Type 2 lights will be required on the subdivisions internal streets and along the frontage
of Watlman Street.
12. In lieu of extending a water main down the westerly common drive, applicant shall install
services and meters adjacent to the public right-of-way, and then run service lines to each
individual lot on the common drive.
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.
Roundtree Place Subdivision– FP (H-2016-0130) 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. 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. 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
Roundtree Place Subdivision– FP (H-2016-0130) PAGE 5
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.
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.
VIII. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 06/29/16)
C. Proposed Final Plat (dated: 11/09/16)
D. Proposed Landscape Plan (dated: 11/14/16)
Roundtree Place Subdivision– FP (H-2016-0130) PAGE 6
Exhibit A – Vicinity Map
Roundtree Place Subdivision– FP (H-2016-0130) PAGE 7
Exhibit B – Approved Preliminary Plat (dated: 06/29/16)
Roundtree Place Subdivision– FP (H-2016-0130) PAGE 8
Exhibit C – Proposed Final Plat (dated: 11/09/16)
Roundtree Place Subdivision– FP (H-2016-0130) PAGE 9
Exhibit D – Proposed Landscape Plan (dated: 11/14/16)