CC - Staff ReportBorough Sub H-2016-0135 1
STAFF REPORT
HEARING DATE: January 24, 2017
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: H-2016-0135 – Borough Subdivision - SHP
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Scott Noriyuki, Northside Management, has applied for a short plat (SHP) consisting
of 2 building lots on 5.57 acres of land in the R-15 and L-O zoning districts for Borough Subdivision.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed SHP with the conditions listed in Exhibit B, based on the
Findings of Fact and Conclusions of Law in Exhibit D of the Staff Report.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2016-
0135 as presented in the staff report for the hearing date of January 24, 2017, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2016-0135
as presented during the hearing on January 24, 2017, for the following reasons: (You should state
specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0135 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 1288 E. Everest Street, in the northeast ¼ of Section 30, Township 4 North,
Range 1 East (Parcel #R9318160060 & S0530120605)
B. Owner(s):
Corey Barton
1977 E. Overland Rd.
Meridian, ID 83642
C. Applicant:
Scott Noriyuki, Northside Management
6810 Fairhill Place
Boise, ID 83714
Borough Sub H-2016-0135 2
D. Representative:
Same as applicant
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a short plat. A public hearing is required before the City Council on
this matter, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: January 6, 2017
C. Radius notices mailed to properties within 300 feet on: December 28, 2016
D. Applicant posted notice on site by: Posting is not required for a short plat application.
VI. STAFF ANALYSIS
The proposed short plat consists of 2 building lots on 5.57 acres of land in the R-15 and L-O zoning
districts. The proposed plat is a re-subdivision of Lot 6, Block 1 of Westborough Subdivision and a
portion of the vacated N. Jericho Street.
All lots in the proposed subdivision comply with the dimensional standards listed in UDC Table 11-
2B-3 for the L-O district and Table 11-2A-7 for the R-15 district, as applicable.
The street buffer and pedestrian pathway along E. Chinden Blvd., an entryway corridor, were
previously constructed on this site. The 35-foot wide street buffer should be depicted on the plat
within a common lot or on a permanent dedicated buffer with a note stating the buffer will be
maintained by the property owner or business owners’ association as set forth in UDC 11-3B-7C.2. A
landscape plan is also required to be submitted that depicts existing and/or proposed landscaping that
complies with the requirements listed in UDC 11-3B-7C prior to signature on the final plat by the
City Engineer.
There was an ACHD easement (Inst. #103149052) depicted on the Westborough Subdivision plat that
has since been released (Inst. #104106180).
Staff has reviewed the proposed short plat for substantial compliance with the criteria set forth in
UDC 11-6B-5 and deems the final plat to be in substantial compliance with said requirements to
recommend approval as proposed.
VII. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Short Plat (dated: 12/19/16)
B. Agency Comments/Conditions of Approval
C. Required Findings from Unified Development Code
Borough Sub H-2016-0135 3
Exhibit A.1: Vicinity/Zoning Map
ÚÚd
1590 1454
1275 1241
898
6396
6382
6326
6288
6150
6136
840
9 1 8
945
10
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4
1100
10
8
5
10
4
1
98
5
10
8
0
10
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0
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2
2
1650
6360
6305
6389
6217
6231
6253
6208
6064
87
5
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2
1403
1396 1374
1308 1286
5886
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5885
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6208
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6361
6312
6274
6213 6210
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9
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865 879
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L-O
R-15
R-8
R-15
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Borough Sub H-2016-0135 4
Exhibit A.2: Short Plat (dated: 12/19/16)
Borough Sub H-2016-0135 5
Exhibit B: Agency Comments/Conditions of Approval
I. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation and zoning (AZ-05-018, Development
Agreement Inst. #105152707) and conditional use permit (CUP-05-027) for this subdivision.
2. The short plat prepared by Idaho Survey Group, P.C., stamped by Gregory G. Carter on 12/19/16,
shall be revised as follows prior to City Engineer signature on the final plat:
a. Note #4: “. . . Lots 21, Block 1 is subject to a common driveway easement in favor of Lots 1
and 2, Block 1. . .”
b. The 35-foot wide landscape buffer along E. Chinden Blvd. is required to be in a common lot
or on a permanent dedicated buffer, maintained by the property owner or business owners’
association in accord with UDC 11-3B-7C.2b.
3. A pedestrian pathway easement is required to be submitted to the Planning Division for the multi-
use pathway along Chinden Blvd.; coordinate the details of the easement with Jay Gibbons,
Park’s Department at 208-888-3579.
4. A landscape plan is required to be submitted for this subdivision. All landscaping shall be
consistent with the standards listed in UDC 11-3B-7C, Landscape Buffers along Streets. All
existing and/or proposed landscaping shall be depicted on the plan.
5. If the City Engineer’s signature has not been obtained within two (2) years of the City Council’s
approval of the short plat, the short plat shall become null and void unless a time extension is
obtained, per UDC 11-6B-7.
6. The proposed lot boundaries shall be consistent with the existing zoning boundaries.
7. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
8. Prior to applying for building permits on either of the subject lots, the applicant shall obtain the
Planning Division’s approval of a Certificate of Zoning Compliance and Design Review
application. Future development shall be consistent with the design standards listed in UDC 11-
3A-19 and the Architectural Standards Manual or any updated versions thereof.
9. The existing landscaping within the street buffer along E. Chinden Blvd. shall be protected during
construction.
10. The applicant shall provide easement(s) for all existing and proposed 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.
Borough Sub H-2016-0135 6
II. ONGOING CONDITIONS OF APPROVAL
1. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
2. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
3. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
4. The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
III. 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
Borough Sub H-2016-0135 7
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.
Borough Sub H-2016-0135 8
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.
Borough Sub H-2016-0135 9
Exhibit C: Required Findings from Unified Development Code
In consideration of a short plat, the decision-making body shall make the following findings:
A. The plat is in conformance with the Comprehensive Plan and is consistent with the Unified
Development Code;
The Comprehensive Plan designates the future land use of this property as Mixed Use –
Community with a Neighborhood Center overlay. The property is currently zoned L-O and R-15.
The proposed short plat complies with the Comprehensive Plan and the dimensional standards of
the applicable districts.
B. Public services are available or can be made available and are adequate to accommodate
the proposed development;
Staff finds that public services are adequate to serve the site.
C. The plat is in conformance with scheduled public improvements in accord with the City’s
capital improvements program;
Staff finds that the development will not require the expenditure of capital improvement funds.
All required utilities are being provided with the development of the property at the developer’s
expense.
D. There is public financial capability of supporting services for the proposed development;
Staff finds that the development will not require major expenditures for providing supporting
services. The developer and/or future lot owner(s) will finance the extension of sewer, water,
utilities and pressurized irrigation to serve the project. The primary public costs to serve the
future tenants will be fire and police services.
E. The development will not be detrimental to the public health, safety or general welfare; and
Staff recognizes the fact that traffic and noise may increase with the approval of this subdivision
and subsequent development; however, staff does not believe that any additional amount
generated will be detrimental to the general welfare of the public in the surrounding area. Staff
finds that the development of this site will not involve uses that will create nuisances that would
be detrimental to the public health, safety or general welfare.
F. The development preserves significant natural, scenic or historic features.
Staff is not aware of any significant natural, scenic or historic features associated with the
development of this site.