CC - Staff Report 10-13 STAFF REPORT E
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 10/13/2020 0
DATE:
Legend-ID;oct �_I�
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TO: Mayor&City Council
FROM: Sonya Allen,Associate Planner I I rR-8
208-884-5533 R-40 RUT
SUBJECT: H-2020-0088
Baraya Subdivision No. 5 0
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LOCATION: Generally located south of W. Franklin RAT C `
Rd. and east of S. Black Cat Rd., in the
north 1/2 of Section 15, T.3N.,R.l W. M E
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I. PROJECT DESCRIPTION
Final Plat consisting of 61 building lots and 10 common lots on 12.38 acres of land in the R-15
zoning district for the fifth phase of Baraya Subdivision.
II. APPLICANT INFORMATION
A. Applicant:
Matt Schultz, Schultz Development—PO Box 1115,Meridian, ID 83680
B. Owner:
Endurance Holdings,LLC— 1977 E. Overland Rd.,Meridian, ID 83642
C. Representative:
Matt Schultz, Schultz Development—PO Box 1115,Meridian, ID 83680
III. STAFF ANALYSIS
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 proposed plat depicts a reconfiguration of building lots and common area in this portion of the
development from that approved with the preliminary plat resulting in the same overall number of
building lots and a greater amount of common open space for the overall development.
Overall,based on the exhibits in Section V.E,the number of building lots stayed the same as
originally approved(i.e. 334) and the amount of common area increased from 11.34 acres (or 17.5%)
Page 1
to 12.19 acres(or 18.8%). Therefore, Staff finds the final plat in substantial compliance with the
approved preliminary plat in accord with UDC I I-6B-3C.2.
Single-family detached homes are proposed in this phase. All development shall comply with the
dimensional standards listed in UDC Table I I-2A-7 for the R-15 zoning district.
Amenities proposed in this phase in Lot 6,Block 16 consist of a children's play structure(see detail
in Section V.D, a half basketball court with benches, a gazebo with picnic tables,a segment of the
City's multi-use regional pathway and internal pathways. The Purdam Drain was not required to be
piped with this development as it's deemed a natural waterway and as such, is not required to be
piped/covered.
Note: The development agreement for this property requires a minimum of 334 single-family
dwellings to be constructed on the R-8 and R-15 portions of the site. The first phase included 47
dwellings, the second phase included 48 dwellings, the third phase included 72 dwellings, the fourth
phase included 67 dwellings, and this phase includes 61 dwellings for a total so far of 295 dwellings
—an additional 39 dwellings should be provided at a minimum in the remaining phase(s) as depicted
on the updated layout in Section V.E.A minimum of 13.01 acres (or 16%of the site) of useable
landscaped open space is required to be provided for the overall development as proposed between
the single-family and multi family portions of the development—12.19 acres is proposed in the
single-family portion and the remainder is provided in the multi family portion.
IV. DECISION
Staff recommends approval of the proposed final plat within the conditions noted in Section VIII
of this report.
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V. EXHIBITS
A. Vicinity Map
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D. Landscape Plan(dated: 9/16/20)&Playground Equipment Detail
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E. Approved Pe!!mlnryPlat/Open Space(207 vs. Reconfigured Layout/Open Space (O0)
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Page 10
VI. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
Site Specific Conditions:
1. Applicant shall meet all terms of the approved annexation(AZ-06-061), development
agreement(Inst.No. 107123289),preliminary plat(PP-06-062) and time extension(TE-09-
015; TE-11-001; TEC-13-001; TEC-14-007) applications approved for this site.
2. The applicant shall obtain the City Engineer's signature on the subject final plat by June 17,
2022,within two years of the City Engineer's signature on the previous phase final plat, or
apply for a time extension,in accord with UDC 11-613-7.
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 Bailey Engineering,Inc. stamped on 9/22/2020 by Gregory G.
Carter, shall be revised as follows:
a. Note#2: ". . . Lot 4-011,Block 14, Lot-76,Block 16 . . ."
b. Note#3: ". . . Lot-76,Block 16 . . ."
c. Note#9: Include the recorded instrument number for the NMID pump station operation
and maintenance agreement.
d. Note#10: Include the recorded instrument number or the ACHD License Agreement.
e. Note#11: Include the recorded instrument number for the ACHD Permanent Easement.
f. Note#14: "Lot 4-011,Block 14 contains a blanket easement . . ."
g. Note#15: Include the recorded instrument number of the pathway easement.
5. The landscape plan prepared by Breckon Land Design, dated 9/16/20, shall be revised as
follows:
a. Include a detail for the 6-foot tall vista 3-rail fence proposed adjacent to the common area
on Lot 11,Block 14 that contains a pathway and the Purdam Drain.
b. Depict fencing(chain-link or wrought iron)between the multi-use pathway and the
Purdam Drain for public safety as proposed by the Applicant and depicted on the
landscape plan approved with the preliminary plat.
c. Depict a 5-foot wide landscape strip along the east side of the multi-use pathway along
the Purdam Drain, landscaped per the standards listed in UDC 11-3B-12C.
6. "No Parking Fire Lane"signs shall be placed at each end of the alley with a few in the middle
as well per Fire Code requirements.
7. The rear elevations of the homes visible from public streets and open spaces shall be subject
to the architectural standards established for Baraya Subdivision included in the Development
Agreement(see provision#5.1.10).
8. Future development shall comply with the approved elevations and design standards listed in
the Ten Mile Interchange Specific Area Plan.
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.
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B. Public Works
Site Specific Conditions:
1. The street light plan submitted appears to meet requirements based on a preliminary review.
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.
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
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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 6-7 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
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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.
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