CC - Staff Report 11-17 STAFF REPORT C�
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COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 11/17/2020 Legend
DATE: 0
Iff Project Lcofl3ton
TO: Mayor&City Council Rll
FROM: Sonya Allen,Associate Planner
208-884-5533 — - T
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SUBJECT: FP-2020-0004
Linder Village MAE
LOCATION. Southeast corner of N. Linder Rd. and W. -
Chinden Blvd./SH 2O-26, in the NW 1/4 �. � �
of Section 25,Township 4N.,Range __
1 W. aufi
I. PROJECT DESCRIPTION
Final plat consisting of 19 buildable lots(17 commercial and 2 residential) on 74.89 acres of land in
the R-8 and C-C zoning districts.
II. APPLICANT INFORMATION
A. Applicant:
Mandie Brozo,CSHQA—200 Broad Street,Boise, ID 83702
B. Owner:
High Desert Development Linder Village,LLC—2537 W. State Street, Ste. 110,Boise,ID 83702
Lynx Investments,LLLP—712 N. Troutner Way, Boise,ID 83712
C. Representative:
Same as Applicant
III. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat(H-2017-0088)in accord with the requirements listed in UDC 11-6B-3C.2.
In order for the proposed final plat to be deemed in substantial compliance with the approved
preliminary plat as set forth in UDC 11-6B-3C.2,the number of buildable lots cannot increase and the
amount of common area cannot decrease. Staff has reviewed the proposed plat and the number of
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buildable lots and common open space area have not changed. Therefore, Staff deems the proposed
final plat to be in substantial compliance with the approved preliminary plat as required.
Note:Lots I and 2, Block 2 and Lot 1, Block 3 will be re-subdivided with future development; the
dedication of right—of-way and extension of W. Director St. and N. Arliss Ave. will occur at that time.
IV. DECISION
Staff recommends approval of the proposed final plat with the conditions noted in Section VI of this
report.
V. EXHIBITS
A. Preliminary Plat(dated: 1/4/2018)
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C. Landscape Plan(dated: 2/21/2020)
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VI. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
Site Specific Conditions:
1. Applicant shall meet all terms of the approved annexation(Development Agreement-Inst.
#2019-028376) and preliminary plat(H-2017-0088)applications approved for this site.
2. The applicant shall obtain the City Engineer's signature on the subject final plat within two years
of the City Council's approval of the preliminary plat(by February 5,2021); 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 Fox Land Surveys, stamped by Timothy J. Fox, dated: 10/19/2020,
included in Section V.B shall be revised as follows:
a. The line type depicted in the Legend for the plat boundary is used in other areas that are
actually lot lines,not the plat boundary;revise accordingly.
b. Legend: Include the recorded instrument number for the sewer and water easement on Sheets
1,2 and 3.
c. Include the ITD Right-of-Way Instrument number on Sheets I and 3.
d. Include the sidewalk easement number in Detail"A"on Sheet 2 and on Sheet 3.
e. Include the permanent ACHD easement in Details"A", "B"and"A-2"on Sheet 2 and on
Sheet 3.
f. Include the recorded instrument number for N. Bergman Avenue on Sheet 3.
g. Include the recorded instrument number for the 20' wide Winco water main easement
depicted on Lot 2,Block I on Sheet 3.
h. Include the recorded instrument number for the private 20' wide sewer easement depicted on
Lot 15,Block 1 on Sheet 3.
i. Plat Note#3: "No lots shall be reduced in size without prior approval from the health
authority and the City of Meridian."
j. Plat Note#9: Include the Settler's Irrigation District recorded license agreement instrument
number.
k. Plat Note#11: Include the ACHD recorded license agreement instrument number.
1. Include a note granting a blanket cross-access/ingress-egress easement between all
commercial lots in the subdivision.
m. The required street buffers(i.e. 35' along W. Chinden Blvd./SH 2O-26,25' along N. Linder
Rd. and 20' along W. Plaza Shops Dr.) shall be depicted on a common lot or a permanent
dedicated buffer,maintained by the property owner or business owners' association as set
forth in UDC 11-3B-7C.2b.
A copy of the revised plat shall be submitted for City Engineer signature.
5. The landscape plan prepared by Stack Rock Group, dated 02/21/2020,included in Section V.C,
shall be revised as follows:
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a. Remove the site plan from the plan and only include landscaping and sidewalks/pathways
required with the subdivision(i.e. street buffers).
b. Provide a minimum of an additional 5 feet outside of the easements along Chinden Blvd. and
W. Plaza Shops Dr. for the required street buffer trees as set forth in UDC 11-3B-7C.lb per
the standards listed in UDC 11-3B-7C.3.
c. Depict a minimum 20-foot wide street buffer along W.Plaza Shops Dr. landscaped per the
standards listed in UDC 11-3B-7C. The full 20'width at the back of the sidewalk is not
depicted with vegetation.
d. Depict a minimum 35-foot wide street buffer along W. Chinden Blvd./SH 2O-26, landscaped
per the standards listed in UDC 11-313-7C. If the unimproved street right of way is ten feet
(10') or greater from the edge of pavement to edge of sidewalk or property line,the developer
shall maintain a ten foot(10') compacted shoulder meeting the construction standards of the
transportation authority and landscape the remainder with lawn or other vegetative ground
cover as set forth in UDC 11-3B-7C.5.Landscaping improvements within the right of way
shall require a license agreement between the property owner and the transportation
authority.
e. Depict mitigation trees and calculations on the plan in accord with the standards listed in
UDC 11-3B-10C.5 for any existing healthy trees 4"caliper and greater that are proposed to
be removed from the site. Coordinate with Matt Perkins, the City Arborist, to determine
mitigation requirements.
f. Depict landscaping on each side of the multi-use pathways along N. Linder Rd. and W.
Chinden Blvd./SH 2O-26 that complies with the standards listed in UDC 11-3B-12C.A
minimum of(1) tree per 100 linear feet ofpathway is required along with shrubs, lawn
and/or other vegetative groundcover within 5'of the pathway. This landscaping is in addition
to the street buffer landscaping required in UDC 11-3B-7C; include calculations for the
pathway landscaping in the Landscape Requirements table that demonstrate compliance.
g. Depict an ADA bus stop on the site as proposed; work with Valley Ride Transportation
(VRT)to coordinate the details. If VRT determines a bus stop is not needed at this location,
the Applicant should submit written documentation as such from VRT.
6. All fencing shall comply with the standards of UDC 11-3A-7C.
7. A 14-foot wide public pedestrian easement shall be submitted to the Planning Division as
required by the Park's Department prior to signature on the final plat(s)by the City Engineer for
the multi-use pathways within the street buffers along W. Chinden Blvd./SH 2O-26 and N. Linder
Rd.If the pathways are covered under ACHD's and/or ITD's pedestrian easement, a separate
easement is not required by the City.
8. Provide a cross-access/ingress-egress easement to the property to the south(Parcel
#50425233701, 5960 N. Linder Rd.)in accord with UDC 11-3A-3A;the developer shall work
with that property owner to align the driveway/easement with the backage road proposed on that
site—submit a copy of the recorded easement to the Planning Division with the final plat
application.
9. The Developer shall work with ACHD on the traffic calming measures to slow traffic on
Bergman Ave. and W. Bacall St. as allowed by ACHD and the Fire Department per requirement
of the Development Agreement.
10. Only one(1)building permit is allowed to be issued on the subject property prior to recordation
of the subdivision per the Development Agreement.A building permit for Winco Foods has been
issued(C-NEW-2020-0016); no other permits shall be issued until the plat is recorded.
11. 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:
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.
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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 6-7 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.
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