Z - Final Plat Approved CC 5-11 - Cache Creek Item#8.
STAFF REPORT E IDIANn-=-
COMMUNITY DEVELOPMENT DEPARTMENT A H O
HEARING 5/11/2021 Legend
DATE: -
idProjectLccaiion
TO: Mayor&City Council
� b
FROM: Alan Tiefenbach,Associate Planner
208-489-0573
SUBJECT: FP-2021-0028
a
Cache Creek Final Plat
LOCATION: The site is located at 1560 W.Victory Rd
and 2955 S. Locust Grove Rd, in the SE
1/4 of Section 19,Township 3 N.,Range
l E. i
I. PROJECT DESCRIPTION
Final plat consisting of 41 buildable lots and 4 common lots on 13.99 of land in the R-4 zoning
district, developing in a single phase.
II. APPLICANT INFORMATION
A. Applicant/Representative:
Matt Schultz—Schultz Development, 8421 S. Ten Mile Rd.,Meridian, ID 83642
B. Owners:
Mark and Karen Carrington—2955 S,Locust Grove Rd.,Meridian,ID 83642
Open Door Rentals LLC— 1977 E. Overland Rd, Meridian, ID 83642
III. STAFF ANALYSIS
The annexation,zoning,development agreement and preliminary plat for this development were
approved by City Council on January 19, 2021 (H-2020-0105,DA Instr. #2021-055457). The
preliminary plat consisted of 41 building lots and 4 common lots.All lots within the development
comply with the dimensional standards listed in UDC Table 11-2A-5 for the R-4 zoning district. The
Director approved an alternative compliance request to allow a reduction in the width of the S. Locust
Grove Rd buffer from 25' feet to as small as 12' in width east of the existing residence in Lot 20 of
Block 2.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat in accord with the requirements listed in UDC 11-613-3C.2. Because the final plat does not
Pagel
Page 79
Item#8.
increase the number of building lots and or decrease the amount of 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.
The existing accessory buildings shown in Lot 20, Block 2 do not appear to meet the minimum 15'
rear setbacks as required in the R-4 zone district. The applicant understands as a condition of
approval,the plat must be adjusted to ensure the structures maintain the proper setback or the
structures shall be removed.
IV. DECISION
Staff recommends approval of the proposed final plat within the conditions noted in Section VI of this
report.
Page 2
Page 80
Item#8.
V. EXHIBITS
A. Preliminary Plat(date: 1/18/2020)
AkYCe!R4F-k1-"feL�fWSVY d�+
rxr's'goer+vim �
4 4¢ L�FCY I +EUIF
r� -
_ E'i157
� j I I 743
3
I i 3 tel:
•5Z
Ir
.. ..E
d
F S I i ik79"1 'I lrl IF I
SQMA�7 sasea a
, .'(I
I
..Y� ww-IF qua I
,I
I
�js} _
F F F
t �
.r I
xv Il
i'WE.E P[.E
t tEE WE1
dM7 xf$E E
I
L-MiN 'd — -- — — rj — . E .n 13
x�
Mn
Page 3
Page 81
Item#8.
B. Final Plat(date: 4/29/2021)
' IT I VALL� r_F.s3'--7 --Izjus' —� r------- �--- -
I
Ll
SdIS�zA-F _ c3—'_SS+I' L�m�gY1
+ Sfti7i'3 �' { 4� d,
rr
ri956' a .
rf+
I C+S Ti 1� .0
v I ri L um y_-J is I � , R ,b. r / -95 UK 3s
r•he�a1 �Y'1 � >a Imr�I ��� •� I I
$ I 9LWK 1
r— —� 1w
cwF
- 5mrpi 5�r ►QM OFI }' /
3� I r—i733x2ri-1
OTT I } IIMi !11' li I 4 4 1
�JJ I 1P�iF yA ^_ MU IF I try}
Oki ea: r—X!d`5`�'r-ku SF
• �— L__IanG7-
�g
AIR IF �j -- ' alld BF 3 I
�V I NMY--J L hw,5'I4-,•aamfJ L SM-;:JrE 1mod_
IIdC� IMF
lane Bm,s'Il Iaaaa� I
tia)
J x Q IMPS:v a Alm& 4+a•wa
r—3eeadar.——I L— uyy-I-zeL — I L— -I2a:a'-— L=SH•P,'E _J
1v 33.
r
k i -'aw- J
qmj"43* leap,
I k
i ���
L 05 nw j — - *3.W i
D PLASTIC
BUSY °6lD xnrl�' IG+• L.. __: -
ILLEr,I1LE spe 3125
1iOr
h7s 17'E SB9' 2'0911' SF3 9d' '
powe �J»
rrrrn�nr rw�n —�'—
Page 4
Page 82
Item#8.
C. Preliminary Plat Color Landscape Plan(date: 01/12/2021)
r I I ,' - +' .. 1 •EXITING RESWENCE
E.LOCaGFAS PA55�
eLocK� /
I I
i
1-7
J } I
E 7{ISTI5IG RE3WENTI1lL -
1
a
IL dE
r,,,r ={{
J
E.SAGEM44R 57, 0 _
# s 'S
0 V S
■i � I ' 1
C V
EXISTIfJG RE516EMTYAL
E,Case TMiroF�si_ ,
A-C.H.D.
tL� R21:04TIUN
LA11P5CAPERUFFEFYrTTH2"$EA141AHG8'PIWACYFENKE
FiYICTORYRDi _—_ A.c.h D. I .
_ RGUNLA64UT
Page 5 -
Page 83
Item#8.
D. Final Plat Landscape Plan Overview(date: 04/27/2021)
p } - I Ill K -
I
c
__-- s ELappER5 Pw6887_
I .
CD
I I
_ � I
` I �
D ' k C)
11 '`• I
;I I
I �
— I
4E S4GENOOa ar._� w � I � _� I I
� I I'I ❑ I I � II I. l i
I ! I
I
'1sr+aLLYh713S94"3 y y �
L— 4 tiJ �ti
E,VICTORY RD.
Page 6
Page 84
Item#8.
D.1 Final Plat Landscape Plan
41
"---------
l / \
III o O r -- -- '• D �T
o
Xx
SIR
rl �'
Is_ '�� ey'� �51 LJ /� ♦•Z 3 � '.f ice. $
----------
h
1.
l
T
J �-�-� -�NA�11�N�-SffSrff�•ly- o + o 'r y�� T�HLrE-�ESHEFTSLI,I -,
NAL•II Nf•Sff.S•ff-SL13 � NgTLXLrE-�ESXEFT SLI.3 . -� � Y•• I-
� I
I,
��4�, t ��♦ r r Y tee¢- f r y O,
L yet i g I J//
Page 7
Page 85
Item#8.
F. Amenity Details
Ce�plian�
his play s
moot mo s
�7-� -20f0AA
r _— I -ASFMFI
-CPSC P
f r when Fhe F
Wrcpe•H m
ofhich is in
w I` -ASTN l 1
RISE INTER and Isepp
S E des gnaoec
UPRIGITI' KE
,SINGLE WAVE CLIMBER }}
r`S'-IDE PI'RAL SLICE
- _ SAF£TYPANT1ABOVE
HEX LEAF ROOF----- STORE PANEL BELOW
TRANSFER MEN �NESURMCE
STATION lelda ME& A •E' h71UhI
p' J
CQ
`I SINGLE WAVE
1•. SLIDE 6U• EFTTF]RN15LmB
i
C C JDRU
I
I
PFPEWAL VF.
', HENCJ3 P BFI.
RISE IN R j
-.� DC HR LEA ROOF STEPS
CHAI,I-[-'tvGE 1,A DID FR�
rAc_ F PANU_
Sr.\ I.L'S'RA1GIV S.IDIr
Page 8
Page 86
Item#8.
VI. CITY/AGENCY COMMENTS& CONDITIONS
A. PLANNING DIVISION
1. Applicant shall meet all terms of the approved annexation(development agreement-instr. #
2021-055457,preliminary plat H-2020-0105, alternative compliance A-2021-0003)
applications approved for this site.
2. The applicant shall obtain the City Engineer's signature on the subject final plat by February
2,2023,within two years of the City Council's approval of the preliminary plat; or apply for
a time extension, in accord with UDC 11-613-7.
3. Prior to signature on the final plat,the existing residence located at 2955 S. Locust Grove Rd.
(Lot 20,Block 2) shall abandon the well and septic system and connect to City water and
sewer.
4. All 5 (five) existing driveways onto Locust Grove Road shall be closed with landscaping and
5-foot wide detached sidewalks to match improvements on either side as proposed.
5. Prior to signature on the final plat,the applicant shall relocate all existing structures in Lot
20,Block 2 to meet the required setbacks for the R-4 Zone or shall remove the structures.
6. Prior to City Engineer signature on the final plat,the final plat prepared NV5, stamped by
Robert Gromatzky, dated: 04/29/2021, included in Section V.B shall be revised as follows:
a. Note 8, add Instrument Number.
b. Note 9, add Instrument Number.
7. The landscape plan prepared by Breckon Landscaping on February 10,2021 is approved as
submitted.
8. The applicant shall coordinate with Meridian Parks and Recreation to determine whether
signage shall be installed to direct users to the pathway connection paralleling Retention
Basin Lot 4,Block 2 to the Ten Mile Pathway to the southwest, and the connection to the
Eight Mile Pathway across S. Locust Grove Rd.
9. The applicant shall preserve any existing trees on the subject property that are four-inch
caliper or greater; or mitigate for the loss of such trees as set forth in UDC 11-313-1OC.
10. The development shall comply with standards and installation for landscaping as set forth in
UDC 11-313-5 and maintenance thereof as set forth in UDC 11-313-13.
11. Developer shall comply with all ACHD conditions of approval.
12. The plat shall comply with the provisions for irrigation ditches, laterals, canals and/or
drainage courses, as set forth in UDC 11-3A-6.
13. 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.
14. The rear and/or sides of 2-story structures on Lots 5 through 16 of Block 2 that face E.
Victory Rd. and S. Locust Grove Rd. incorporate articulation through changes in two or more
of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays,banding,
Page 9
Page 87
Item#8.
porches,balconies,material types, or other integrated architectural elements to break up
monotonous wall planes and roof lines. Single-story structures are exempt from this
requirement. Planning approval will be required at time of building permit.
15. Staff s failure to cite specific ordinance provisions does not relieve the applicant of
responsibility for compliance.
B. PUBLIC WORKS
Site Specific Conditions
1. A future installation agreement is required for street lights on Locust Grove Road and Victory
Road. These lights will be installed at a later date as part of an Ada County Highway District
project.
2. The geotechnical investigative report for this development,prepared by SITE Consulting,LLC,
dated December 11, 2020 indicates some very specific construction considerations. The applicant
shall be responsible for the adherence of these recommendations to help ensure that groundwater
does not become a problem within crawlspaces of homes.
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 11-313-14A.
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
Page 10
Page 88
Item#8.
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 I 1-1-4B.
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
Page 11
Page 89
Item#8.
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 wells that will not continue to be used must be properly abandoned according to Idaho Well
Construction Standards Rules administered by the Idaho Department of Water Resources. The
Developer's Engineer shall provide a statement addressing whether there are any existing wells in
the development, and if so, how they will continue to be used, or provide record of their
abandonment.
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.
Page 12
Page 90