CC - Staff Report 6-15 STAFF REPORT C�I
w IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING 6/15/2021 Legend
DATE:
Iff Project D=tor
TO: Mayor&City Council =kMtW
FROM: Sonya Allen,Associate Planner BANE
208-884-5533 1 ' Er - I
SUBJECT: FP-2021-0033
Midgrove Plaza ®�
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LOCATION: 1450 E. Franklin Rd., in the SE 1/4 of '
Section 7, T.3N.,R.IE. (Parcel -
#S 1107449996) -- -
I
I. PROJECT DESCRIPTION
Final plat consisting of 5 buildable lots on 12.84-acres of land in the C-G and I-L zoning districts.
II. APPLICANT INFORMATION
A. Applicant/Representative:
Benjamin Semple,Rodney Evans+Partners,PLLC— 1014 S. LaPointe St., Ste. 3,Boise,ID
83706
B. Owner:
Arthur Berry—4804 Roberts Rd.,Boise,ID 83705
III. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat and associated conditions of approval as required by UDC 11-613-3C.2. There is one (1)fewer
buildable lot than shown on the approved preliminary plat. Therefore, Staff finds the proposed final
plat is in substantial compliance with the approved preliminary plat as required.
IV. DECISION
A. Staff:
Staff recommends approval of the proposed final plat with the conditions of approval in Section
VI of this report.
Page 1
V. EXHIBITS
A. Preliminary Plat(date: 1/13/20)
L®GROVE PLAZA SUBDIVISION
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Page 2
B. Final Plat(date: 5/12/2021)
PLAT SHOWING
MIDGROVE PLAZA
LOCATED WITHIN THE SE 114 OF THE SE 1/4 OF SECTION 07,
TOWNSHIP 3 NORTH,RANGE 1 EAST,BOISE MERIDIAN,ADA COUNTY,IDA HD
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AGENCY REVIEW
05-12-2021
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Page 3
C. Landscape Plan(date: 3/31/2021)
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Page 4
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Page 5
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-2020-0029).
2. The applicant shall obtain the City Engineer's signature on the final plat within two (2)years
of City Council's approval(by July 7,2022)of the preliminary plat in accord with UDC I I-
6B-7 in order for the preliminary plat to remain valid; or, a time extension may be requested.
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 shown in Section V.B prepared by LR Geo, stamped on 5/12/2021 by Aaron P.
Rush, shall be revised as follows:
a. Modify note #5 as follows: A cross-access/ingress-egress easement shall be depicted
between all lots in the subdivision and to the abutting property to the west through Lot 5
(Parcel#S 1107449111)in accord with UDC 11-3A-3A.2.
b. Modify note #6 as follows: Include a note that prohibits direct lot access via N. Locust
Grove Rd. and E. Franklin Rd. other than those accesses approved with the preliminary
plat by the City and ACHD.
c. Existing Easements Table—"E"and"F": Include recorded instrument numbers.
An electronic copy of the revised plat shall be submitted to the Planning Division prior to
signature on the final plat by the City Engineer.
5. The landscape plan shown in Section V.C, prepared by Rodney Evans + Partners, dated
3/31/21, shall be revised as follows:
a. Depict shrubs along with the proposed trees within the buffers along the multi-use
pathway and the street buffers along Franklin&Locust Grove Roads in accord with UDC
11-313-7C.3a and 11-3B-12C.2.
An electronic copy of the revised landscape plan shall be submitted to the Planning
Division prior to signature on the final plat by the City Engineer.
6. A minimum 14-foot wide public pedestrian easement shall be submitted to the Planning
Division for the multi-use pathway along the northeast side of the Five Mile Creek extending
to the Franklin/Locust Grove Road intersection as required by the Park's Department prior to
signature on the final plat by the City Engineer.
7. The Five Mile Creek shall be protected during construction and shall be left open as a natural
amenity and shall not be piped or otherwise covered as set forth in UDC I I-3A-6B.1.
8. All future development shall comply with the minimum dimensional standards listed in UDC
Tables 11-2B-3 for the C-G zoning district and 11-2C-3 for the I-L zoning district, as
applicable.
9. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
Page 6
B. Public Works
Site Specific Conditions:
1. Ensure no permanent structures are within City easements (including but not limited to
trees,bushes,carports,trash enclosure walls,fences,storm water infiltration trenches,
streetlights,etc.).
2. The sanitary sewer line that is shown extending through lot 6 to serve lots 1, 2,and 3
must be an 8"main due to line serving multiple lots.At each flow change a manhole will
be required. Unless otherwise noted on the plans, 8"sewer lines are considered main
and must be covered in a utility easement.
3. All sewer and water mains constructed in unimproved areas must have an access road
built to Meridian City Design Standards.
4. The Geo Technical report submitted for the subject site points out numerous items that
will require special attention. The design engineer for this project should pay particular
close attention to the findings and recommendation for the successful design and
performance of all foundation systems,sub-surface drainage,and utility trench backfill.
5. A Floodplain Development Permit required for this development. The SW area, including
Five Mile Creek is subject to the terms of a conservation easement,recorded as instrument
No 108135169 for the protection of designed wetlands. Development with floodway,requires
a no-rise analysis.
6. An additional streetlight is required on the west boundary of Franklin Road. 30-foot
Davit poles are allowed when there is an overhead utility conflict.The lights on Locust
Grove Road shall be Type 1, 35 feet high with a 12 Mast Arm.
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.
Page 7
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.
It. 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
Page 8
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
I I" 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 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 9