CC - Staff Report1
Charlene Way
From:Joshua Beach
Sent:Thursday, December 14, 2017 8:38 AM
To:Tim Mokwa (tmokwa@hayden-homes.com); Barbara Shiffer; Bill Parsons; C.Jay Coles;
Charlene Way
Subject:Kentucky Ridge Estates South (H-2017-0158)
Attachments:Kentucky Ridge Estates South - FP H-2017-0158.pdf
For final plats:
Tim - Please submit a written response to the staff report to the City Clerk’s office
(cjcoles@meridiancity.org , mhill@meridiancity.org ) and myself (e-mail or fax) by 3:00 pm the Thursday prior
to the meeting.
If you are in agreement with the conditions of approval contained in the staff report and you submit a
written response accordingly by Thursday at 3:00 pm, your item will be placed on the consent agenda;
consent agenda items are passed in one motion by the Council at the beginning of the meeting. Note: If you
are in agreement with the staff report, it is still recommended you attend the meeting in the event the
item is pulled off of the consent agenda.
If you do not respond to the staff report by Thursday, or if you have concerns with the conditions of
approval, your project will be placed on the regular agenda.
Josh Beach | Associate City Planner
City of Meridian | Community Development Department
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208-489-0576
Built for Business, Designed for Living
www.opportunitymeridian.org
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
1
Charlene Way
From:Sonya Allen
Sent:Tuesday, December 12, 2017 3:40 PM
To:Barbara Shiffer; C.Jay Coles; Charlene Way
Cc:Bill Parsons; Bruce Freckleton; kent brown (kentlkb@gmail.com)
Subject:Castle Creek Sub - FP H-2017-0150 Staff Recommendation to Council for 12/19 Council
Mtg
Attachments:Castle Creek Sub H-2017-0150 Staff Recommendation to Council.pdf
Attached is the staff report for the proposed final plat for Castle Creek Subdivision. This item is scheduled
to be on the City Council agenda on December 19 th . The hearing will be held at City Hall, 33 E. Broadway
Avenue, beginning at 6:00 pm. Please call or e-mail with any questions.
Kent - Please submit a written response to the staff report to the City Clerk’s office
(mhill@meridiancity.org , cjcoles@meridiancity.org , cway@meridiancity.org , bshiffer@meridiancity.org and
myself (e-mail or fax) by 3:00 pm the Thursday prior to the meeting.
If you are in agreement with the conditions of approval contained in the staff report and you submit a
written response accordingly, your item will be placed on the consent agenda; consent agenda items are
passed in one motion by the Council at the beginning of the meeting. Note: If you are in agreement with
the staff report, it is still recommended you attend the meeting in the event the item is pulled off of the
consent agenda for discussion.
If you do not respond to the staff report by Thursday at 3:00 pm, or if you have concerns with the
conditions of approval, your project will be placed on the regular agenda.
Thanks,
Sonya Allen | Associate City Planner
City of Meridian | Community Development Department
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-884-5533|Direct: 208-489-0578|Fax: 208-489-0578
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
Castle Creek Sub H-2017-0150 PAGE 1
STAFF REPORT
MEETING DATE: December 19, 2017
TO: Mayor and City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Castle Creek Subdivision – H-2017-0150
I. APPLICATION SUMMARY
The applicant, Northwest Ventures, LLC, has applied for final plat (FP) approval of 19 single-family
residential building lots and 5 common lots on 6.58 acres of land in an R-8 zoning district for Castle
Creek Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Castle Creek Subdivision final plat based on the analysis provided
below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2017-0150 as presented in the staff report for the hearing date of
December 19, 2017, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2017-0150, as presented during the hearing on December 19, 2017,
for the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0150 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 at 2432 E. Amity Road, in the southeast ¼ of Section 29, T. 3N.,
R. 1E.
B. Applicant:
Northwest Ventures, LLC
1980 S. Meridian Rd., Ste. 140
Meridian, ID 83642
C. Owner(s):
Same as applicant
Castle Creek Sub H-2017-0150 PAGE 2
D. Representative:
Kent Brown, Kent Brown Planning Services
3161 E. Springwood Dr.
Meridian, ID 83642
V. STAFF ANALYSIS
The proposed final plat depicts 19 building lots and 5 common area lots on 6.58 acres of land in the
R-8 zoning district. All of the lots proposed in this subdivision are for single-family detached homes
and comply with the dimensional standards of the R-8 zoning district listed in UDC Table 11-2A-6.
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 preliminary plat; therefore, staff finds the proposed final
plat in substantial compliance with the approved preliminary plat.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-14-009), Development Agreement
(Inst. #2014-091176), preliminary plat (PP-14-009) and time extension (A-2016-0211).
2. The applicant shall obtain the City Engineer’s signature on the final plat by August 12, 2018; 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 existing structure(s) on the site shall be removed prior to signature on the final plat by the
City Engineer.
5. The final plat prepared by Idaho Survey Group, LLC, stamped by Gregory G. Carter on
11/14/2017, shall be revised prior to signature on the final plat by the City Engineer as follows:
a. Note #6: “Lot 5, Block 1 shall be subject to a blanket operation and maintenance easement in
favor of the Nampa-Meridian Irrigation District.” Note appears to be incorrect.
b. Note #9: Include the recorded instrument number for the ACHD temporary easement. Also,
graphically depict the location of the easement on the face of the plat.
c. Note #11: Include more details about the referenced easement (i.e. Ten Mile Drain easement).
d. Note #12: Include the recorded instrument number of the City of Meridian multi-use pathway
easement, and graphically depict its location on the plat.
6. The landscape plan prepared by South Landscape Architecture, stamp dated 11/13/2017, shall be
revised prior to signature on the final plat by the City Engineer as follows:
a. Include a concrete pad at the end of the common driveway on Lot 6, Block 1 no more than 5
feet behind the sidewalk that is of sufficient area to accommodate the receptacles of the
residences that take access from the common driveway. Please contact Bob Olson at
Republic Services (345-1265) for additional information.
b. Depict a 10-foot wide multi-use pathway connection between the sidewalk along E. Amity
Road and the pathway on the northeast side of the Ten Mile Drain at the southeast corner of
the site.
c. If a 10-foot wide sidewalk is proposed along E. Amity Road as depicted on the plat, widen
the sidewalk depicted on the plan accordingly.
Castle Creek Sub H-2017-0150 PAGE 3
7. The Stormwater drainage swale proposed on Lot 12, Block 2 shall be constructed in accord with
the standards listed in UDC 11-3B-11C.
8. All fencing installed on the site must comply with the fencing plan depicted on the landscape
plan, the conditions in this report, and with the standards listed in UDC 11-3A-7. 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.
9. Construction of the common driveway proposed on the site on Lot 6, Block 1 shall comply with
the standards listed in UDC 11-6C-3D. A perpetual ingress/egress easement shall be filed with
the Ada County recorder, which shall include a requirement for maintenance of a paved surface
capable of supporting fire vehicles and equipment in accord with UDC 11-6C-3D.7.
10. The driveways for Lots 4 and 9, Block 1 shall be located on the opposite side of the shared
property line away from the common driveway on Lot 6, Block 1 in accord with UDC 11-6C-
3D.5 as depicted in Exhibit E.
11. Prior to signature on the final plat by the City Engineer, the applicant shall submit a recorded
copy of the license agreement with Nampa Meridian Irrigation District (NMID) for the lots (Lots
2-12, Block 2) that encroach within the Ten Mile Drain easement.
12. A public pedestrian easement for the segment of the multi-use pathway that crosses this site shall
be submitted to the Planning Division prior to signature on the final plat by the City Engineer for
approval by City Council and recordation.
13. A street light plan will need to be included with the Land Development Plan Submittal. Street
light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.
A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272.
14. Development of homes within this subdivision shall be generally consistent with the conceptual
building elevations included in the development agreement (Inst. #2014-091176).
15. Construction of the temporary emergency turnaround on Lot 11, Block 1 shall comply with Fire
Department standards.
16. The rear and/or side of structures on Lots 2, 5 and 7, Block 1 and Lot 2, Block 2 that face E.
Amity Rd., shall incorporate articulation through changes in two or more of the following:
modulation (e.g. projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies,
material types, or other integrated architectural elements to break up monotonous wall planes and
roof lines that are visible from the subject public street. Single-story structures are exempt from
this requirement.
17. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
18. Applicant shall provide a domestic water flush line to Tenmile Creek off of the mainline installed
in the E. Amity Road frontage. Coordinate location and design with the Public Works
Engineering Division.
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
Castle Creek Sub H-2017-0150 PAGE 4
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.
Castle Creek Sub H-2017-0150 PAGE 5
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 bot tom
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
Castle Creek Sub H-2017-0150 PAGE 6
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: 4/30/14)
C. Proposed Final Plat (dated: 11/14/17)
D. Proposed Landscape Plan (dated: 9/6/17)
E. Common Driveway Exhibit (dated: 11/13/2017)
Castle Creek Sub H-2017-0150 PAGE 7
Exhibit A – Vicinity Map
Castle Creek Sub H-2017-0150 PAGE 8
Exhibit B – Approved Preliminary Plat (dated: 4/30/14)
Castle Creek Sub H-2017-0150 PAGE 9
Exhibit C – Proposed Final Plat (dated: 11/14/17)
Castle Creek Sub H-2017-0150 PAGE 10
Exhibit D –Proposed Landscape Plan (dated: 9/6/17)
Castle Creek Sub H-2017-0150 PAGE 11
Castle Creek Sub H-2017-0150 PAGE 12
Exhibit E: Common Driveway Exhibit (dated: 11/13/2017)
Driveway
Location
Driveway
Location