CC - Staff ReportSTAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 1/22/2019
DATE:
TO: Mayor & City Council
FROM: Stephanie Leonard, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2018-0138
Verado Subdivision No. 3
LOCATION: Southeast corner of the intersection of N.
Locust Grove Rd. and E. Ustick Rd., in
the N 1/4 of Section 5, Township 3N.,
Range 1 E.
I. PROJECT DESCRIPTION
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The Applicant, DevCo Development, LLC., submitted an application for a final plat consisting of
fifty (54) building lots and thirteen (13) common lots on 17.35 acres of land in the R-15 zoning
district for the first phase of the Verado West Subdivision.
Page 1
A. Project Summary
Acreage
Future Land Use Designation
Existing Land Use
Proposed Land Use(s)
Current Zoning
Proposed Zoning
Lots (# and type; bldg/common)
Phasing plan (# of phases)
Number of Residential Units (type
of units)
Density (gross & net)
Open Space (acres, total [%] /
buffer / qualified)
Amenities
Physical Features (waterways,
hazards, flood plain, hillside)
History (previous approvals)
Details
17.35 acres
Medium Density Residential (MDR) (3-8 units/acre)
Rural residential and agricultural
Single-family attached and detached homes
RUT in Ada County (R-15 approved with H-2018-0085)
R-15
67 total; 54 bldg/13 common
54 single-family attached and detached units
6.52 gross/12.05 net
Open space with this phase is consistent with the
preliminary plat.
Dog park and 10 -foot multi -use pathway
Finch Lateral runs across the southeast corner
H-2018-0085 (DA Inst. No. 2019-000376)
Page 2
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B. Owner:
Brinegar Investments, L.P.
1590 N. Locust Grove Rd.
Meridian, ID 83642
IV. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the preliminary plat as
required by UDC 11 -6B -3C.2. There are two (2) fewer building lots and the same number of common
lots shown on the proposed final plat than were depicted on the preliminary plat. Because the number
of building lots has decreased and the amount of common area is unchanged, staff finds the proposed
plat is in substantial conformance with the approved preliminary plat per the standards listed in UDC
11 -6B -3C.2.
Open space planned for this phase consists of thirteen (13) common lots. The proposed open space
complies with the overall open space and site amenities approved with the Verado West preliminary
plat.
A. Dimensional Standards (UDC 11-2):
The minimum lot size required per dwelling unit is 2,000 square feet; dimensional requirements
shall be in accord with UDC Table 11-2A-7 for R-15 district.
The proposed final plat depicts 54 building lots ranging in size. The minimum property size of the
proposed building lots is 3,081 square feet with an average lot size of 3,573 square feet.
B. Access (UDC 11-3A-3, 11-3H-4):
Two (2) stub streets are proposed through Verado Subdivision to the east and Chamberlain
Estates Subdivision to the south. No public street access is proposed to adjacent arterial streets
(N. Locust Grove Rd. and E. Ustick Rd.).
C. Common Driveways (UDC 11-6C-3):
All common driveways are required to comply with the standards listed in UDC 11 -6C -3D. One
(1) common driveway is proposed and complies with UDC standards. A common driveway
exhibit is depicted in Exhibit V1.0 in accord with UDC 11 -6C -3D.
A perpetual ingress/egress easement for the common driveway(s) is required to 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. A copy of the easement should
be submitted to the Planning Division prior to signature on the final plat.
D. Pathways ( UDC 11-3A-8):
The ten -foot multi -use pathway proposed along the Finch Lateral is required to be constructed in
accord with the standards listed in UDC 11-3A-8 and UDC 11-3B-12, as proposed. Fencing
proposed shall comply with the standards listed in UDC 11 -3A -7A -7b.
E. Sidewalks (UDC 11-3A-17):
Attached and detached sidewalks are proposed throughout the development and are landscaped in
accord with UDC standards and Comprehensive Plan Action Item #3.07.02C. Attached sidewalks
exist along N. Locust Grove Rd. and along a portion of E. Ustick Rd. Detached sidewalk was
recently constructed along this phase of development so attached sidewalk was not required for
this phase. The gravel that exists between the curb and the existing detached sidewalk along
Page 4
Ustick Rd. shall be replaced with landscaping in accord with the standards listed in UDC 11 -3B -
7C.
F. Landscaping (UDC 11-3B):
Common open space areas are required to be landscaped in accord with the standards listed in
UDC 11 -3G -3E, as proposed.
Street buffer landscaping along E. Ustick Rd. (arterial) is required to be installed in accordance
with the standards listed in UDC 11 -3B -7C, as proposed.
Stormwater detention facilities shall be designed and installed in accordance with the standards
listed in UDC 11-3B-11.
G. Qualified Open Space (UDC 11-3G):
Qualified open space is provided within Lot 1, Block 8 and Lot 42, Block 4; and 50% of the street
buffer along E. Ustick Rd. (arterial).
H. Qualified Site Amenities (UDC 11-3G):
Qualified site amenities for the site consist of the City of Meridian's ten -foot multi -use pathway
along the southeast corner of the site adjacent to the Finch Lateral and an approximately 6,500
square -foot dog park with seating in accord with UDC standards. A public pedestrian easement is
required to be submitted to the Planning Division for the multi -use pathway. The easement shall
be submitted prior to City Engineer signature on the final plat for this phase of development.
I. Waterways (UDC 11-3A-6):
The Finch Lateral runs across the southeast corner of the subject property and is proposed to be
piped with this phase of development.
J. Fencing (UDC 11-3A-6, 11-3A-7):
Six-foot vinyl fencing is proposed along the perimeter of the development. Five-foot wrought
iron fencing is proposed adjacent to common lots and the proposed dog park. The proposed
fencing along the common lot is in accord with UDC 11 -3A -7b. Details have been submitted with
the landscape plan and are included in Exhibit VJ. C.
K. Utilities (UDC 11-3A-21):
All development is required to be connected to City water and sewer systems; street lighting is
required to be installed in accord with the City's adopted standards, specifications and ordinances
per UDC 11-3A-21.
V. DECISION
A. Staff:
Staff recommends approval of the proposed final plat with the conditions of approval in Section
VII of this report.
Page 5
VI. EXHIBITS
A. Approved Preliminary Plat for Verado Subdivision No. 3 (date: 6/29/2018)
PRELIMINARY PUT FOR
VERADO SUBDIVISION NO 3 ----
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Page 6
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B. Final Plat (date: 10/1/2018)
VERADD SUBDIVISION NO. 3
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Page 8
C. Common Driveway Exhibit
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LOT 28 TAKES ACCESS
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DRIVEWAY LOCATED ON
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VERADO SUBDIVISION NO. 3
COMMON DRIVE EXHIBIT- LOTS 22-28 BLOCK 1
Page 9
COMMON DRIVE AND LANDSCAPE
BUFFER TO BE OWNED AND
MAINTAINED BY HCA, LOT 23
CONTAINS A PERPETUAL
INGRESS/EGRESS EASEMENT
1
VII. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
Site Specific Conditions:
1. Applicant shall comply with all previous conditions of approval associated with this
development (H-2016-0047, DA Inst. No. 2016-119079; H-2018-0085, DA Inst. No.
#2019-000376).
2. The applicant shall obtain the City Engineer's signature on the final plat by September 6,
2020, in accord with UDC 11-6B-7 in order for the preliminary plat to remain valid or a
time extension may be requested.
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, LLC., stamped on 11/30/18 by Carl
Porter, included in Exhibit VI.B shall be revised as follows:
a. Note #10: Revise "The Movado Community Homeowners Association" to "The
Verado Community Homeowners Association"
b. Note #11: Include the recorded instrument number of the access and maintenance
easement for the Nampa Meridian Irrigation District.
c. Note #13: Include the recorded instrument number of the development agreement
(Inst. Nos. 2016-119079 and 2019-000376).
d. Note #14: Include the recorded instrument number of the ACHD Landscape License
Agreement.
e. Note #15: Include the easement instrument number for the Nampa Meridian
Irrigation District.
f. Note #16: Revise to include Lot 79, Block 1 and Lot 1, Block 8 as common lots to be
owned and maintained by The Verado Community Homeowners Association.
5. The landscape plan prepared by Jensen Belts Associates, stamped on 11/27/18 by Kim
Siegenthaler, included in Exhibit VI.B shall be revised as follows:
a. Location and labeling of Lot and Blocks shall be revised to be consistent with the
proposed final plat.
b. A public pedestrian easement is required to be submitted to the Planning Division for
the multi -use pathway. The easement shall be submitted prior to City Engineer
signature on the final plat for this phase of development.
c. Landscaping of pathway shall be constructed in accord with UDC 11-3B-12.
d. The landscape buffer along E. Ustick Rd. for this phase of development shall be
constructed with the first phase of the Verado West subdivision.
e. The gravel that exists between the curb and the existing detached sidewalk along E.
Ustick Rd. shall be replaced with landscaping in accord with the standards listed in
UDC 11 -3B -7C with this phase of development.
f. Provide details of the benches proposed within Lot 42, Block 4.
g. Provide details of the shade structure proposed within Lot 42, Block 4.
Page 10
Prior to signature on the Final Plat, applicant shall provide one (1) full-size copy and
one (1) electronic copy of the landscape plan and associated landscape plan details to
the Planning Division.
6. The Developer shall record CC&Rs that require the HOA to be responsible for landscape
maintenance of each of the lots within the Verado West development. A copy shall be
submitted to the Planning Division prior to signature on the final plat.
7. Stormwater detention facilities shall be designed and installed in accordance with the
standards listed in UDC 11-3B-11.
8. Homes constructed in this phase shall comply with the following:
a. The approved elevations and design guidelines (including the requirement for
construction of 1 -foot wide fire rated eaves on all four sides) contained in the
development agreement and Staff Report for Verado West Subdivision in the Findings
of Fact and Conclusions of Law attached as Exhibit B within the staff report.
b. Future homes adjacent to E. Ustick Rd. (Lots 24-35, Block 1) shall incorporate a mix
of materials, windows and decorative trim, and two (2) variations in the roof lines to
provide articulation and modulation to the side and rear facades that face the arterial
street.
c. Structures adjacent to E. Ustick Rd. are restricted to single -story in height as proposed
by the Developer, with the exception of the following Lots: 26, 31, and 35, Block 1.
9. The developer shall provide the site amenities in the overall Verado and Verado West
Subdivisions as proposed on the approved landscape plan for H-2018-0085 and in accord
with the qualified site amenity requirements listed in UDC 11 -3G -3C.
10. A Design Review application is required to be submitted to the Planning Division for
approval prior to submittal of building permit applications for all single-family attached
structures on the site. All attached structures shall comply with the standards listed in the
Architectural Standards Manual (ASM).
11. An underground pressurized irrigation (PI) system shall be provided to each lot in the
subdivision in accord with UDC 11-3A-15.
12. A storm drainage system is required for the development in accord with the UDC 11-3A-
18.
13. Prior to the issuance of any new building permit, the property shall be subdivided in
accordance with the UDC.
14. 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.
15. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat
and/or development agreement does not relieve the Applicant of responsibility for
compliance.
B. Public Works - General Conditions:
Site Specific Conditions:
1. Two additional streetlights are required on the streetlight plan. The two streetlights are
Page 11
required on E. Ustick Road. These streetlights can be Davit poles due to overhead utility
conflicts. Underground streetlight power for the lights on Ustick is available 200' to the
east of the development.
General Conditions:
2. 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.
3. 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.
4. 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.
5. 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.
6. 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.
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.
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.
9. 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.
10. 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.
11. It shall be the responsibility of the applicant to ensure that all development features comply
Page 12
with the Americans with Disabilities Act and the Fair Housing Act.
12. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
13. Developer shall coordinate mailbox locations with the Meridian Post Office.
14. All grading of the site shall be performed in conformance with MCC 11-1-413.
15. 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.
16. 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.
17. 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.
18. 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.
19. 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.
20. 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.
21. Applicant shall be responsible for application and compliance with and NPDES permitting
that may be required by the Environmental Protection Agency.
22. 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
Page 13
Department of Water Resources.
23. 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.
24. 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.
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 addressed 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.
Page 14