CC - Staff Report for 2-23
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HEARING
DATE:
2/23/2021
TO: Mayor & City Council
FROM: Alan Tiefenbach, Associate Planner
208-489-0573
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: FP 2021-0003
Warrick Final Plat No 4
LOCATION: 5190 S. Carneros Way. in the NW ¼ of
the NE ¼ of Section 32, T.3N., R.1E.
I. PROJECT DESCRIPTION
Final plat consisting of 33 buildable lots and 6 common lots on 8.94 acres of land in the R-4 zoning
district. This is the fourth and final 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 third phase
was approved by Council on 6/9/2021. This is the fourth phase, consisting of 33 building lots and 6
common lots on 8.94 acres. All development shall comply with the dimensional standards listed in
UDC Table 11-2A-6 for the R-4 zoning district.
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 REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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Staff finds the proposed final plat is in substantial compliance with the approved preliminary plat as
required. The only amenity that was approved with this phase was the pathway shown in Lot 15,
Block 7.
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: 10/02/2018)
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B. Final Plat (date: 1/11/2021)
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C. Common Drive Exhibit (date: 1/13/2021
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D. Preliminary Plat Landscape Plan (date: 1/14/2019
E. Final Plat Landscape Plan (date: 11/12/2021)
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F. Emergency Access Exhibit (date: 1/25/2021
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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 by 11/19/2022,
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 1/11/21 is approved
with the following revision:
a. Remove Note No 10 regarding the pedestrian easement as it is not part of this phase.
b. Add the following notes to the final plat:
i. The bottom of structural footing shall be set a minimum of 12-inches above the
highest established normal ground water elevation.
ii. Maintenance of any irrigation and/or drainage pipes or ditches crossing a lot is
the responsibility of the lot owner unless such responsibility is assumed by an
irrigation/drainage entity or lot owner’s association.
5. The landscape plan prepared by Breckon Land Design, dated 1/12/2021, is approved with the
following revision:
a. A note shall be added to the landscape plan that indicates if there are any existing trees on
the subject property that are four-inch caliper or greater and how they will be mitigated as
set forth in UDC 11-3B-10C.
6. The ACHD drainage pond proposed on Lot 33, Block 4 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.
7. 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.
8. The applicant shall comply with the common drive exhibit attached as Exhibit C.
9. Future development shall be consistent with the conceptual building elevations included in the
Development Agreement.
10. 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.
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B. Public Works
Site Specific Conditions:
1. Two additional streetlights are required on E. Sawtelle Peak, in order to meet spacing
requirements of drawing 6c of the Meridian Design Standards. One light should be added near
Lot 9, Block 8 and Lots 17/18, Block 6. One additional light is required on S. Colusa Ave to meet
spacing requirements near Lots 30/31, Block 4.
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.
7. 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.
8. 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.
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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 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 11-1-4B.
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 6-7 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.
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
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(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.
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.
25. 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.