CC - Staff Report
Goddard Creek Subdivision (H-2018-0014) PAGE 1
STAFF REPORT
MEETING DATE: March 27, 2018
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Goddard Creek Subdivision (H-2018-0014)
I. APPLICATION SUMMARY
The applicant, McMillan Storage, LLC, has applied for final plat (FP) approval of one commercial
building lot, one residential lot and one (1) other lot on approximately 12.41 acres of land in the C-C
and R-4 zoning district.
II. STAFF RECOMMENDATION
Staff recommends approval of the Goddard Creek Subdivision 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-2018-0014 as presented in the staff report for the hearing date of
March 27, 2018, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2018-0014, as presented during the hearing on March 27, 2018, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2018-0014 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 2780 W. McMillan Road, in the southwest ¼ of Section 26, Township 4
North, Range 1 West. (Parcel #: S0426347150)
B. Owner(s):
Gibson Family Revocable Living Trust McMillan Storage, LLC
P.O. Box 88 701 St. George Road
Notus, ID 83656 Danville, CA 94526
C. Applicant:
McMillan Storage, LLC
701 St. George Road
Goddard Creek Subdivision (H-2018-0014) PAGE 2
Danville, CA 94526
D. Agent:
T-O Engineers (Caleb LaClair)
332 N. Broadmore Way, Suite 101
Nampa, ID 83687
V. STAFF ANALYSIS
The proposed final plat depicts one commercial building lot, one residential lot and one (1) other lot
on 12.41 acres of land, zoned C-C and R-4. The two lots within the development comply with the
dimensional standards of the C-C and R-4 zoning districts. Staff has reviewed the proposed plat and
found it in compliance with the aforementioned dimensional standards. Staff is currently processing a
Certificate of Zoning Compliance and Administrative Design Review for the storage facility. The
residential lot may be further subdivided in the future or develop with office uses per the approved
PUD.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat. Because the number of buildable lots is the same number approved with the preliminary plat,
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-02-010), rezone, comprehensive
plan map amendment, conditional use permit, and preliminary plat (H-2017-0007 and
development agreements (Inst. No. 2017-090760 and 103012598).
2. The applicant shall be required to obtain a Certificate of Zoning Compliance prior to applying for
a building permit.
3. The applicant has until July 25, 2019 to obtain City Engineer’s signature on the final plat or apply
for a time extension in accord with UDC 11-6B-7.
4. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
5. The final plat prepared by T-O Engineers, dated February 20, 2018 by Rob O’Malley shall be
revised as follows:
a) Include the instrument # and note referencing the ACHD license agreement instrument
number.
b) Include the instrument # referencing the fact that the subdivision is subject to development
agreement instrument numbers #2017-090760 and #103012598.
c) The applicant shall provide a 25-foot landscape buffer along the McMillan Road frontage of
Lot 2, Block 1 in a common lot. The applicant shall provide a note on the final plat indicating
who is to maintain the easement area and the common lot.
d) Lot 2, Block 1 does not have direct lot access to McMillan Road. Access for this lot shall be
from W. Apgar Creek Lane.
6. The landscape plan prepared by T-O Engineers, dated 11/14/2017 shall be revised as follows:
a) The landscape buffers are required along both the C-C and R-4 pieces (Parcel Numbers
S0426347155 and S0426357170) and shall meet the requirements of UDC 11-3B-7.
Goddard Creek Subdivision (H-2018-0014) PAGE 3
b) Per UDC 11-3B-7(5), a maximum of 10 feet of gravel will be allowed in the right-of-
way, the remainder shall be landscaped with lawn or other vegetative ground cover.
6. The applicant shall provide fencing around the 25-foot landscape buffer along the north
boundary.
7. All fencing shall be installed in accordance with UDC 11-3A-7.
8. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
9. 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.
10. Prior to signature on the final plat by the City Engineer, the applicant shall obtain street name
approval through the Ada County Assessor’s Office.
11. Street lights are required to be on a stand-alone drawing pursuant to section 6-7 of the City of
Meridian 2016 Design Standards. Street lights are required on the portion of McMillan Road that
will be constructed with this development. These street lights shall be metered and can be either
Type 1 or Type 2 street lights in accordance with drawing 6C of the Meridian Design Standards.
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.
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 p rovided 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 a mount of
Goddard Creek Subdivision (H-2018-0014) PAGE 4
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.
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
Goddard Creek Subdivision (H-2018-0014) PAGE 5
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 (dated:6/12/17)
C. Proposed Final Plat (dated: 2/20/18)
D. Proposed Landscape Plan
Goddard Creek Subdivision (H-2018-0014) PAGE 6
Exhibit A – Vicinity Map
Goddard Creek Subdivision (H-2018-0014) PAGE 7
Exhibit B – Approved Preliminary Plat (dated: 6/12/17)
Goddard Creek Subdivision (H-2018-0014) PAGE 8
Exhibit C – Proposed Final Plat (dated 2/20/18)
Goddard Creek Subdivision (H-2018-0014) PAGE 9
Exhibit D –Proposed Landscape Plan