CC - Staff Report Revised 8.23Verado Subdivision No. 2 – FP H-2017-0116 PAGE 1
STAFF REPORT
MEETING DATE: September 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: Verado Subdivision No. 2- FP (H-2017-0116)
I. APPLICATION SUMMARY
The applicant, DevCo, LLC, has applied for final plat (FP) approval of (37) single-family residential
building lots and (2) common area lots on 4.48 acres of land in the R-15 zoning district for Verado
Subdivision No. 2.
II. STAFF RECOMMENDATION
Staff recommends approval of the Verado Subdivision No. 2 final plat based on the analysis provided
below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2017-0116 as presented in the staff report for the hearing date of
September 5, 2017, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2017-0116, as presented during the hearing on September 5, 2017, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0116 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 subject property is located near the southeast corner of N. Locust Grove Road and E. Ustick
Road , in the NE ¼ of Section 5, T. 3N., R. 1E.
B. Applicant:
DevCo, LLC
4824 W. Fairview Ave.
Meridian, Idaho 83706
C. Owner:
C15, LLC
4824 W. Fairview Ave.
Boise, ID 83706
Verado Subdivision No. 2 – FP H-2017-0116 PAGE 2
D. Representative:
Conger Management Group
4824 W. Fairview Ave.
Boise, ID 83706
V. STAFF ANALYSIS
The proposed final plat depicts 37 building lots and 2 common area lots on 4.48 acres of land in the
R-15 zoning district. All of the lots proposed in this subdivision are for single-family attached and
detached homes and comply with the dimensional standards of the R-15 zoning district listed in UDC
Table 11-2A-7.
The applicant is proposing one landscape lot as well as a portion of the multi-use pathway as part of
this phase.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat as set forth in UDC 11-6B-3C.2. Staff finds the proposed final plat is in substantial compliance
with the approved preliminary plat.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation and preliminary plat (H-2016-0047 and
DA #2016-119079).
2. The applicant shall obtain the City Engineer’s signature on the final plat by June 1, 2019 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 Sawtooth Land Surveying, stamped and dated on 08/03/2017 by Carl
Porter PLS, shall be revised as follows:
a. Lots 10 and 17 of Block 1 and Lot 36 of Block 4 shall have a 5-foot wide public utility,
drainage and irrigation easement on their western boundary per UDC 11-2A-3H.
5. The landscape plan prepared by TO Engineers, dated 07/18/2017, shall be revised as follows:
a. The South Slough is required to be fenced with an open vision fence at least 6 feet in
height and having an 11-guage, 2-inch mesh or other construction, equivalent in ability to
deter access to the waterway in accord with UDC 11-3A-6B.
b. Construct fencing as proposed. The developer is responsible for the construction of the
fencing. 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.
c. Lot 37, Block 4 shall be landscaped in accord with UDC 11-3B-12. This requires 5 feet
of landscaping on either side of the pathway as well as 1 tree for every 100 linear feet of
pathway.
6. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
7. Comply with the stormwater integration standards listed in UDC 11-3B-11C.
Verado Subdivision No. 2 – FP H-2017-0116 PAGE 3
8. Prior to the issuance of a building permit, the applicant shall record the final plat.
9. All existing structures on the site shall be removed prior to signature on the final plat by the City
Engineer.
10. Future homes constructed within this development shall comply with the conceptual building
elevations and materials approved with the preliminary plat.
11. A DES application is required to be submitted prior to issuance of building permits for the single -
family attached homes. With the submittal of the DES application, the applicant shall submit a
master site plan that designates the design, color schemes and modulation for each unit (Lots 4-
10, Block 1). The applicant must comply with the design standards in the Architectural Standards
Manual.
12. The applicant shall record the pedestrian pathway easement for Lot 37, Block 4 prior to signature
on the final plat.
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. Minimu m 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
Verado Subdivision No. 2 – FP H-2017-0116 PAGE 4
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.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
Verado Subdivision No. 2 – FP H-2017-0116 PAGE 5
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 a bandonment
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: 04/07/16)
C. Proposed Final Plat (dated: 10/01/16)
D. Proposed Landscape Plan (dated: 10/01/16)
Verado Subdivision No. 2 – FP H-2017-0116 PAGE 6
Exhibit A – Vicinity Map
Verado Subdivision No. 2 – FP H-2017-0116 PAGE 7
Exhibit B – Approved Preliminary Plat (dated: 04/07/16)
Verado Subdivision No. 2 – FP H-2017-0116 PAGE 8
Exhibit C – Proposed Final Plat (dated: 08/03/17)
Verado Subdivision No. 2 – FP H-2017-0116 PAGE 9
Exhibit D –Proposed Landscape Plan (dated: 07/18/17)