CC - Staff Report
Tree Farm Subdivision No. 2 (H-2017-0085) PAGE 1
STAFF REPORT
MEETING DATE: July 5, 2017
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Tree Farm Subdivision No. 2 (H-2017-0085)
I. APPLICATION SUMMARY
The applicant, M3 Companies, LLC, has applied for final plat (FP) approval of thirty-eight (38)
single-family residential building lots and nine (9) common lots on approximately 15.92 acres of land
in the R-4 and R-8 zoning districts. This is the second phase of the Tree Farm Subdivision.
Note: The original final plat application was for 39 single-family lots. The applicant has since revised
their plans to 38 single-family lots.
II. STAFF RECOMMENDATION
Staff recommends approval of the Tree Farm Subdivision No. 2 final plat application 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-2017-0085 as presented in the staff report for the hearing date of
July 5, 2017, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2017-0085, as presented during the hearing on July 5, 2017, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0085 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 4740 W. Chinden Blvd., in the SW ¼ of Section 22, Township 4N., Range
1W.
B. Owners:
Drew Eggers
2256 N. Waggle Place
Meridian, ID 83646
C. Applicant:
M3 Companies, LLC, (Mark Tate)
Tree Farm Subdivision No. 2 (H-2017-0085) PAGE 2
1087 W. River Street, Suite 310
Boise, ID 83702
D. Agent:
JUB Engineers (Kristi Watkins)
250 S. Beechwood Ave. Suite 201
Boise, ID 83709
V. STAFF ANALYSIS
The proposed final plat depicts thirty eight (38) single-family residential building lots and nine (9)
common lots on 15.92 acres of land, zoned R-4 and R-8. The gross density of the proposed
subdivision is 2.44 dwelling units (d.u.) per acre with a net density of 4.54 d.u. per acre. The
minimum property size is 6,502 square feet with an average property size of 8,131 square feet (s.f.).
All of the lots proposed for this phase of development are for single-family detached homes and
comply with the dimensional standards of the R-8 zoning district. Staff has reviewed the proposed
plat and found it in compliance with the aforementioned dimensional standards.
Open space proposed for this phase consists of several passive open space lots, dimensioned 50’ X
100’, collector street buffers and parkways. The open space proposed with this phase is consistent
with the overall project open space approved with the preliminary plat, however the calculations do
not match the open space proposed for this phase. The applicant shall provide an open space exhibit
identifying the open space for this specific phase prior to signature on the final plat.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat. Because the number of buildable lots and common open space is the same, staff deems the final
plat to be in substantial compliance with the approved preliminary plat as required by UDC11-6B-
3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-06-004 and AZ-06-050), rezone
and preliminary plat (H-2016-0128 and development agreement H-2016-0128 (Inst. No. 2017-
035132).
2. The applicant has until February 22, 2019 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. The final plat prepared by JUB Engineers, dated June 21, 2017 by Cody M. McCammon shall be
revised as follows:
Include the instrument # for note #10 referencing the ACHD license agreement instrument
number.
Include the instrument # for note #5 referencing the development agreement.
Include the missing information from note # 11.
Include the instrument # and date for note number 13.
Include the instrument # for easement note #6 referencing the ACHD storm drain easement
instrument number.
Include the instrument # for easement note #7 referencing the ACHD right-of-way easement
instrument number.
Tree Farm Subdivision No. 2 (H-2017-0085) PAGE 3
Note #1: Replace Lot 5, Block 6 as a called out as a common lot in note #1 and replace with
Lot 9, Block 6.
Graphically depict a 20-foot wide common lot along the west boundary of N. Black Cat
Road.
Add the following note: Maintenance of any irrigation and/or drainage pipes or ditches
crossing a lot is the responsibility of the lot owner unless such responsibility is assumed by an
irrigation/drainage entity or lot owners association.
5. The landscape plan prepared by Greey, Pickett Landscape Architecture, dated 10/28/2016 shall be
revised to show the landscaped area specific to this phase of the development.
6. The applicant shall provide one (1) full size copy of landscape plan and an electronic copy with
the aforementioned changes prior to obtaining City Engineer’s signature on the final plat.
Per UDC 11-3A-17 all parkways shall be eight (8) feet in width, measured from back of curb.
7. The applicant shall provide a stub street and a cross access across the common lot on the west
side of N. Black Cat Road in favor of parcel # S0421449000 or the applicant can deed that non-
buildable lot to the property owner of parcel #S0421449000. Proof of ownership transfer must be
provided at the time of signature on the final plat.
8. All fencing shall be installed in accordance with UDC 11-3A-7. Per UDC 11-3A-7A7a, the
applicant is responsible for fencing micropaths and pathway lots to distinguish the common areas
from the private areas.
9. Future homes/structures constructed in this subdivision shall substantially comply with the
sample elevations approved with the preliminary plat. Because homes on lots that back-up to
public streets such as N. Tree Crest Drive and N. Black Cat Road (Lots 6-18, Block 6) will be
highly visible; the side of any structure that faces the public street on these lots shall incorporate
articulation through changes in materials, color, modulation, and architectural elements
(horizontal and vertical) to break up monotonous wall planes and roof lines. Single story homes
are exempt from this requirement.
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. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
12. 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.
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.
Tree Farm Subdivision No. 2 (H-2017-0085) PAGE 4
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
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.
Tree Farm Subdivision No. 2 (H-2017-0085) PAGE 5
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.
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. EXHIBITS
A. Vicinity Map
B. Approved Preliminary Plat
C. Proposed Final Plat
D. Proposed Landscape Plan
Tree Farm Subdivision No. 2 (H-2017-0085) PAGE 6
Exhibit A – Vicinity Map
Tree Farm Subdivision No. 2 (H-2017-0085) PAGE 7
Exhibit B – Approved Preliminary Plat
Tree Farm Subdivision No. 2 (H-2017-0085) PAGE 8
Exhibit C – Proposed Final Plat
Tree Farm Subdivision No. 2 (H-2017-0085) PAGE 9
Exhibit D –Proposed Landscape Plan