CC - Staff Report
STAFF REPORT
HEARING DATE: July 18, 2017
(Continued from: July 5, 2017)
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Healthy Living Subdivision– SHP (H-2017-0076)
I. APPLICATION SUMMARY
The applicant, The Boise Family YMCA, has applied for short plat (SHP) approval of 2 building lots
and 1 other lot for a City Park on 17.48 acres of land in the C-N (neighborhood business) zoning
district for Healthy Living Subdivision.
II. STAFF RECOMMENDATION
Based on the criteria listed in UDC 11-6B-5, Staff finds the proposed plat is eligible to be processed
as a short plat. Therefore, Staff recommends approval of the proposed short plat with the conditions
and Findings stated in this report.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-
0076 as presented in the staff report for the hearing date of July 18, 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-2017-0076,
as presented during the hearing on July 18, 2017, for the following reasons: (You should state specific
reasons for denial.)
Continuance
I move to continue File Number H-2017-0076 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. PROCESS FACTS
a. The subject application will in fact constitute a short plat as determined by City Ordinance. By
reason of the provisions of UDC 11-5B-3, a public hearing is required before the City Council on
this matter.
b. Newspaper notification published on: June 16, 2017
c. Radius notices mailed to properties within 300 feet on: June 8, 2017
V. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 5175 S. Howry Lane, in the NW ¼ of Section 33, Township 3N., Range 1E.
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B. Applicant/Owner(s):
The Boise Family YMCA
1177 W. State Street
Boise, ID 83702
C. History:
• There were two previous Records of Survey’s recorded for this property (#4804 in 1999 &
#7046 in 2005).
• A small portion of the southern part of the site was included in the annexation (AZ-14-012)
and preliminary plat (PP-14-014) for Hill’s Century Farm Subdivision. A development
agreement was required as a provision of annexation, recorded as Inst. #2015-003138.
• The development agreement was amended (MDA-15-007) in 2015 to remove the elementary
school property from the terms of the agreement (Inst. #2015-003138).
• The majority of the site was annexed (AZ-15-004) in 2015 with the requirement of a
development agreement, recorded as Inst. #2015-061375. This agreement included the school
property and all of the land to the north to Amity Road.
• A property boundary adjustment (PBA-15-012) was approved in 2015 that reconfigured 5
existing parcels, which included the subject property [depicted as Parcel 3 on the Record of
Survey (#10215)].
• A property boundary adjustment (A-2017-0093) was tentatively approved (and needs to
obtain final approval) on July 5, 2017 to modify the property boundary of the school district
property to match the final building footprint of the school (recorded as ROS #10589).
VI. STAFF ANALYSIS
The proposed short plat depicts two 2 commercial building lots (Lots 2 and 3) and 1 other lot (Lot 1)
for a City park on 17.48 acres of land in a C-N zoning district. The property currently consists of one
parcel of land. Both of the lots in the proposed subdivision comply with the dimensional standards
listed in UDC Table 11-2B-3 for the C-N zoning district.
The purpose of this subdivision is to create legal parcels for the City park (Lot 1) and the future
YMCA building (Lot 2) while preserving separate land for the Hill family life estate where the
existing home is located (Lot 3).
This property has street frontage on E. Hill Park Street, a future collector street. A cross-
access/ingress-egress easement should be provided between all of the proposed lots as set forth in
UDC 11-3A-3 for interconnectivity.
A 20-foot wide street buffer is required to be provided along the east boundary adjacent to the future
collector street on a permanent dedicated buffer or common lot, maintained by the property owner or
business owner’s association.
Staff has reviewed the proposed short plat for substantial compliance with the criteria set forth in
UDC 11-6B-5 and deems the short plat to be in substantial compliance with said requirements to
recommend approval as proposed.
VII. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
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2. Short Plat (dated: 7/13/17)
3. Landscape Plan
B. Agency Comments/Conditions of Approval
C. Required Findings from Unified Development Code
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Exhibit A.1 – Vicinity/Zoning Map
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Exhibit A.2 – Short Plat (dated: 7/13/2017)
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Exhibit A.3: Landscape Plan
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Exhibit B. Conditions of Approval
SITE SPECIFIC CONDITIONS
1. Applicant shall comply with all terms of the previous approvals for this site (AZ-14-012; PP-
14-014; AZ-15-004, A-2016-0299).
2. The final plat prepared by KM Engineering, stamped on 5/11/2017 by Kelly S. Kehrer, shall be
revised as follows:
Many of the plat notes appear to be appropriate for a residential development, but don’t seem
appropriate for this application. Please carefully review each note for applicability. Below are
some corrections that are needed to specific notes and other items on the plat.
a. Note #3: Include the recorded instrument number.
b. Note #11: Include the recorded instrument number.
c. Note #12: Include the recorded instrument number.
d. Correct the north/south street name to read Hillsdale Avenue instead of E. Hill Park St.
e. Depict a common lot or a permanent dedicated buffer on the plat for the street buffers
required along E. Hill Park Street (10 feet) and Hillsdale Avenue (20 feet).
3. The landscape plan prepared by Jensen Belts, included in Exhibit A.3, is approved as submitted.
4. A cross-access/ingress-egress easement shall be provided between all of the proposed lots as set
forth in UDC 11-3A-3 for interconnectivity.
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. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized, as well as the signatures of the Ada
County Highway District and the Central District Health Department.
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.
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
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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
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.
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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.
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
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11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
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Exhibit C – Required Findings from the 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 -
Neighborhood. The current zoning district of the site is C-N. The proposed short plat complies with
the Comprehensive Plan and the dimensional standards in the UDC for the C-N district.
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.
E. The development will not be detrimental to the public health, safety or general welfare; and
Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision and
subsequent development; however, staff does not believe that it 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.
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