Z - Pine 43 Animal Farm FP-2022-0017 Final Plat Approval 7-25-2022 STAFF REPORT E COMMUNITY DEVELOPMENTDEVELOPMENT DEPARTMENT I D A H O
HEARING 7/26/2022 Legend
DATE: t 0
Project Location
TO: Mayor&City Council ff IPIF31 R-40 I-L
FROM: Joseph Dodson,Associate Planner R-8 RUT
R-15
208-884-5533 IM
LS O
SUBJECT: FP-2022-0017 L-O
Pine 43 Animal Farm FP
LOCATION: The site is located at 2145 E. Pine 1=L
Avenue and 650 N.Webb Avenue, at the C-G
southeast corner of E. Pine and N.Webb, I-L RUT C-G
in the NE 1/4 of the SW '/4 of Section 8, C.y C. C G
Township 3N., Range IE. R-15—RUT rR7FTC=C_
I. PROJECT DESCRIPTION
Final Plat request for 2 commercial building lots on approximately 6.99 acres of land in the C-G
zoning district,by J-U-B Engineers, Inc.
II. APPLICANT INFORMATION
A. Owner/Applicant:
Justin Touchstone,Hansen-Rice— 1717 E Chisholm Drive,Nampa, ID 83687
B. Applicant Representative:
Terry O'Brien,J-U-B Engineers,Inc.—2760 W Excursion Lane, Ste. 400,Meridian,ID 83642
III. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat(Pine 43 AZ,RZ,PP,MDA—H-2017-0058)as required by UDC 11-6B-3C.2. The submitted
plat includes one less buildable commercial lot for the subject area as was approved with the
preliminary plat. Furthermore,the submitted final plat will correct the illegal subdivision currently in
place for these lots.
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: 8/28/2017)
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B. Final Plat(date: 6/30/2022)
PLAT OF PLAT BOOK PAGE
6 5 PINE 43 ANIMAL FARM SUBDIVISION
SITUATE IN THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 8,
] a TOWNSHIP 3 NORTH,RANGE 1 EAST,BOISE MERIDIAN
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C. Landscape Plans (date: 5/25/2022)
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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-2017-0058 (AZ,RZ,PP,MDA), DA Inst. #2018-000751.
2. The applicant shall obtain the City Engineer's signature on the final plat by June 8,2023,
within two(2)years of the date of approval of the last final plat signature(Pine 43
Subdivision No. 2)OR within two years following the Pine 43 phase 3 final plat signature not
yet recorded(FPS-2022-0023), in accord with UDC 11-613-7, 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 J-U-B Engineers, stamped on 06/30/22 by
Timothy Harrigan, is approved with the following conditions to be completed at the time of
Final Plat Signature:
a. Correct note referencing the DA instrument number to reflect the correct DA(2018-
000751).
b. Note#6: Include instrument number.
c. Depict and label the required landscape street buffers to E. Pine and N.Webb on the plat
as required in the UDC for commercial properties, even if they are existing.
5. Prior to City Engineer signature on this final plat,revise the landscape plans shown in Section
V.C,prepared by South,Beck&Baird, dated 5/25/22,as follows:
a. Depict existing landscaping that is within the boundary of the subject final plat in
addition to the proposed new landscaping.
6. 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
SITE SPECIFIC CONDITIONS:
1. Fire line located at the NW corner of building- The jurisdictional valve for the fire line must
be down stream of the hydrant. Fire lines are private but hydrants are public.
2. 20' easement is required for water main and fire hydrant. Easement to extend 10' beyond
hydrant.
3. Ensure no permanent structures (trees, bushes, buildings, carports, trash receptacle walls,
fences,infiltration trenches,light poles, etc.)are built within the utility easement.
4. On the Landscape Plans it appears that there are trees that would be inside the easement for
hydrants. Adjust these accordingly.
5. Fire flow was modeled at 1,500 gpm. If more flow is required contact Public Works.
6. Flow is committed for Waste Water.
7. Commercial sites require 6" sewer service line.
Page 8
8. Ensure no sewer services pass through infiltration trenches.
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 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.
Page 9
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-1-413.
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 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
Page 10
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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