CC - Staff Report
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HEARING
DATE:
5/26/2020
TO: Mayor & City Council
FROM: Alan Tiefenbach, Associate Planner
208-489-0573
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2020-0045
Warrick Final Plat No 3
LOCATION: 2445 E. Amity Rd. in the NE ¼ of
Section 32, T.3N., R.1E.
I. PROJECT DESCRIPTION
Final plat consisting of 31 buildable lots and 7 common lots on 10.31 acres of land in the R-4 and R-8
zoning districts. This is the third phase of the Warrick Subdivision.
II. APPLICANT INFORMATION
A. Applicant
Schultz Development – PO Box 1115, Meridian, ID 83680
B. Owner:
Calistoga Partners, LLC – 2275 S. Eagle Rd # 185, Meridian, ID 83642
C. Representative:
Schultz Development – PO Box 1115, Meridian, ID 83680
III. STAFF ANALYSIS
The preliminary plat for this development was approved by City Council on 12/6/2018. The
preliminary plat consisted of 130 building lots and 19 common lots. The final plat for the first phase
was approved by Council on 4/16/2019. This is the third phase, consisting of 31 building lots and 7
common lots on 10.31 acres. All development shall comply with the dimensional standards listed in
UDC Table 11-2A-6 for the R-4 and R-8 zoning districts.
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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The following amenities are proposed in this phase: a segment of the City’s 10-foot wide multi-use
pathway system along the Ten Mile Creek, and a micropathway which provides pedestrian
connectivity from E. Alston Street to E. Ricon Street. The preliminary plat included an area of
qualified open space east of a micropathway shown as Lot 9, Block 5. Although the micropathway
remains on the final plat, the area of open space has been moved to Lot 19, Block 2. The total area of
qualified open space has not changed and is consistent with the approved preliminary plat.
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. Because the final plat depicts the
same number of building lots and qualified open space as shown on the approved preliminary plat,
Staff finds the proposed final plat is in substantial compliance with the approved preliminary plat as
required.
IV. DECISION
Staff recommends approval of the proposed final plat within the conditions noted in Section VI of
this report.
V. EXHIBITS
A. Preliminary Plat (date: 1/14/2019)
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B. Final Plat (date: 4/6/2020)
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C. Common Drive Exhibit (date: 4/9/2020
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D. Landscape Plan (date: 4/8/2020)
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VI. 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-2018-0115, Development Agreement #2019-019693).
2. The applicant shall obtain the City Engineer’s signature on the subject final plat within two years
of the City Council approval of the preliminary plat, 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 Gregory G. Carter, Idaho Survey Group, dated 4/06/20 shall be revised
as follows: a. Note: #10: Insert pathway easement instrument number.
b. Note: #11: Insert ACHD instrument number.
c. Note #6: Remove the reference to Lot 1, Block 3 which is not located within the
boundaries of this plat.
5. The landscape plan prepared by Breckon Land Design, dated 4/8/2020, is approved with the
following modification:
a. The ACHD drainage pond proposed on Lot 19, Block 2 shall be landscaped in accord
with UDC 11-3B-11C. Prior to signature on the final plat, the applicant shall provide
a detail of the pond design that demonstrates compliance with the aforementioned
standards.
6. Submit a copy of the final street name review letter from Ada County.
7. The Ten Mile Creek shall be protected during development.
8. A 14-foot wide public pedestrian easement shall be submitted to the Planning Division for the
multi-use pathway along the Ten Mile Creek prior to City Engineer signature on the final plat;
coordinate the details of the easement with Kim Warren, Park’s Department.
9. 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.
10. The applicant shall comply with the common drive exhibit attached as Exhibit V.D.
11. Future development shall be consistent with the conceptual building elevations included in the
Development Agreement.
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12. 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.
13. The irrigation pond proposed on Lot 6, Block 8 is required to have recirculated water and be
maintained such that it doesn’t become a mosquito breeding ground in accord with UDC 11-3G-
3B.8.
B. Public Works
1. A portion of this project lies within the Meridian Floodplain Overlay District. Prior to any
development occurring in the Overlay District, a floodplain permit application, including
hydraulic and hydrologic analysis is required to be completed and submitted to the City and
approved by the Floodplain Administrator per MCC 10-6, until a LOMR is filed and
approved by FEMA.
2. Street lights shall follow the established City numbering method.
3. Applicant shall be required to extend sanitary sewer “to and through” their development to
provide serviceability to the neighboring property to the East.
4. This phase of the development will result in two dead-end water mains, which may result in
poor water quality until such time as additional mains are tied in to provide circulation of
water..
General Conditions:
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.
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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.
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
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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 6-7 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 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.