CC - Staff Report STAFF REPORT E IDIAN
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MEETING DATE: March 28,2017 }0
TO: Mayor and City Council
FROM: Sonya Watters,Associate City Planner
208-884-5533
Bruce Freckleton,Development Services Manager
208-887-2211
SUBJECT: Silverwater South Subdivision—FP(H-2017-0025)
I. APPLICATION SUMMARY
The applicant,Trilogy Development,has applied for final plat(FP) approval of 48 building lots and 4
common lots on 12.08 acres of land in an R-8 (medium density residential)zoning district for
Silverwater South Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Silverwater South Subdivision final plat based on the analysis
provided below in Section V.
III.PROPOSED MOTION
Approval
I move to approve File Number H-2017-0025 as presented in the staff report for the hearing date of
March 28,2017,with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2017-0025, as presented during the hearing on March 28, 2017, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0025 to the hearing date of(insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV.APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located south of E.Victory Road midway between S. Meridian Road and
S. Locust Grove Road,in the NE '/4 of Section 30,T. 3N.,R. IE.
B. Applicant:
Trilogy Development
9839 W. Cable Car St., Ste. 101
Boise, ID 83709
C. Owner:
Viper Investments,LLC
1977 E. Overland Road
Meridian, ID 83642
Silverwater South-FP(H-2017-0025) PAGE 1
D. Representative:
Scott Wonders,J-U-B Engineers,Inc.
250 S. Beechwood Ave., Ste. 201
Boise, ID 83709
V. STAFF ANALYSIS
The proposed final plat depicts 48 building lots and 4 common lots on 12.08 acres of land in an R-8
zoning district. A total of 1.2 acres of qualified open space with internal pedestrian pathways as a site
amenity is proposed for this development.
Because the number of building lots is the same and the amount of qualified open space has not
changed from what was approved with the preliminary plat, Staff deems the proposed final plat in
substantial compliance with the approved preliminary plat in accord with the requirements listed in
UDC 11-613-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation(AZ-06-015,Development Agreement
Instrument#106151214 and addendum#108065958) and preliminary plat(H-2016-0082).
2. The applicant shall obtain the City Engineer's signature on the final plat by October 4,2018,
within two(2)years of City Council approval of the preliminary plat; or, apply for a time
extension in accord with UDC 11-613-7.
3. Prior to submittal for the City Engineer's signature,have the Certificate of Owners and the
accompanying acknowledgement signed and notarized, as well as the Certification of the Central
District Health Department and the Ada County Highway District.
4. The final plat prepared by J-U-B Engineers,Inc., stamped on 2/23/2017 by Michael S. Byrns
shall be revised as follows:
a. Notes:
i. Note#10: Include the ACHD license agreement number.
ii. Add a note: "The bottom elevation of all structural footings shall be set a minimum of
12-inches above the highest established normal ground water elevation."
b. Easement Notes:
i. Note#4: The graphic depiction for the easement doesn't appear to be correct(depicting
the easement in a cross-hatch or pattern symbol would help).
ii. Note#5: Include recorded instrument number for existing ACHD right-of-way
easements.
c. On Sheet 3,Block 2 is shown incorrectly as Block 3;revise accordingly.
5. The landscape plan prepared by J-U-B Engineers dated 5/31/16, shall be revised as follows:
a. Fencing is required adjacent to all pathways and common open space lots to distinguish
common from private areas; depict fencing as set forth in UDC 11-3A-7.
b. Include tree class in Plant Schedule.
c. Parkways are required to be constructed in accord with UDC 11-3A-17E. If 6-foot wide
parkways are proposed,root barriers are required; depict a cross section of the parkway that
demonstrates compliance with this standard.
Silverwater South-FP(H-2017-0025) PAGE 2
6. All drainage swales shall comply with the standards listed in UDC 11-3B-11C, Stormwater
Integration.
7. All fencing installed on the site must comply with the standards listed in UDC 11-3A-6 and 1I-
3A-7.
8. This development is subject to pay $1,465.56 per acre, to proportionally offset costs incurred by
the City of Meridian for the Victory Road Gap Sewer Project. Said payment must be received
prior to obtaining the City Engineer's signature on each final plat.
9. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
10. A Street Light Plan will be required with the submittal of the civil construction plans. Plan
requirements can be found in section 6-5 of the Improvement Standards for Street Lighting at
hllp://www.meridianciiy.org_ipublic_works.aspx?id=272
VII. GENERAL REQUIREMENTS
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 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
Silverwater South-FP(H-2017-0025) PAGE 3
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 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 6-5 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.
Silverwater South-FP(H-2017-0025) PAGE 4
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 tiled 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.
V. EXHIIBITS
A. Vicinity/Zoning Map
B. Approved Preliminary Plat(dated: 6/15/16)
C. Proposed Final Plat(dated: 2/23/17)
D. Proposed Landscape Plan(dated: 5/31/16)
Silverwater South-FP(H-2017-0025) PAGE 5
Exhibit A—Vicinity/Zoning Map
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Silverwater South-FP(H-2017-0025) PAGE 6
Exhibit B—Approved Preliminary Plat(dated: 6/15/16)
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Silverwater South-FP(H-2017-0025) PAGE 7
Exhibit C—Proposed Final Plat(dated: 2/23/17)
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Silverwater South-FP(H-2017-0025) PAGE 8
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Silverwater South-FP(H-2017-0025) PAGE 9
PLAT SHOWING PLAT 30044 PAGE
Silverwater South Subdivision.
Notes Easement Notes
1 Lcta M
mohb*h byeSlll—tr SLbdiAlm H1em Oman�aeaa dJm.are ammwl Iola and w bs coned 1.Lot 8 a!8bck 2.LM 6 of Bb k 1,and L t 5 of Dbak 4 aw hereby dnlgndM ea h,,%g a
MR,Easement end a Pleaare ImgoSon E4nma d ao-ahuNa wRh nh loco.
L The prmeu—1rrlgetlm eyMe+,end he mood end melnwlned by Rempe and M-Mm Mfigetlm
matr+<l. 2.41 D6ty Eeeemente Mewn w deelg,.-heeen a ekcluMw,peryetuel,Melt ran a,4kh the
All
ere eppurtenan!b the IoG>M.n I,enen,one ek Y reeerwd far 11x inMeWtiee,
3- Any rraubdf.4rlm of Yln plot 001 rwngy—m eppe"r>r3r mn nq ragabtk"a w atfact of ma tMa neade"anm,—,.A—wed w f pyf and war aemce,n p prb`ala utillliex a mhln Meieien dote;
of ihs rraubdMYpn- eppurtarw"aw thane;eo0 Id deinege.
A Wrknum bulldhq sl is and dlmmelend atendvda h thle aAdlrlekn!d be h ce,rytlmm wllh Me ul Pranun Mtga[bn wewnenG Mwn or dnlgnolad hanon pn nm-axclueW,prplupl.amp
,0-ble xmin2 ngw—of[he My of Mrrldl,m Idaho. .Im tM Ipntl,ore oppurbnonl to me NNs sheen hereon,and ore hereby rearastl uMo lire
Slbermmr 5uhdldeien Ibmeewner'e beemren, for me erMelnlien,moiMemnce,opemtlon,
5, tote oerebp e 1 q bpet w o Dwrwopmml R9reemenl Nfvunamt Ra fo8151Y1d me aAan�eum ea and uee M pee [ee Qrmip 1 n:tmne(eemrien el.nu.ew eppuroerreneee
lee4�rm.n4 Ma 70E06E9 memm.�
6- Ul,shell net ba reduced a elm w1& +pro upp-1 from Ina Hadth Au9wrlty 4.A pwdun I Lola 8 Ihmaeh 11 OF 91aek 2,pod yptluna d Leta 1 tbro h 4 of 9b[k{are
7. No pddltlma O el,+ tw wwl4 Moll be maWW ba d ma MG a y — t to erd 'Wi-the ACHD arcrm wets.drawls a,A—.Than fah en arcumbomd by
rnbrlclbn rkleaar. 7rt^"aapro»4 h emllar -d aa,W Rot emmdad M."Papatz 5Grrw Welar Drawga Feaamant raaerdad m
Mawnnbar 10,2015 ea Ink—t Number 2015-103254,oHkb—da d Ada C—Ay,end
R. Refemalce is mode io me pl.hwdN letter m flle nfh Ado two Rerada oddldmol " ryero[ed Mreln by lhia refercnoe ae set forth In fWl(the AInGr aoea�aM'J tlr MnGr
�� W)"2502 Iearwmop6e�ihe rlmt r�Eaee�menl!�a ter tte dooemtion erN me,Menence of the etam
netrkL'ane.
a. The eerelopmenl retognitte Section—503 d loofa Code,Nht to Fonn Act whluh Hole,'Nn water drainage pl—
'ouHurol opero5on,ogd uu9urdl fylZ[y a e�antion Werapi atoll ba or heuma u uWnw pfl w.ur �_gee InHau,nenl Bum eermnt4
WWi,by wY 0-4 amd'pen-ar dad 0-mama"dl"q omne^oalta+vl wi'dtlaa aRm IL two Ma" Emn"g eoto wya-ef-Nay Ee _
w tlen tar mare than m�(1)ynr.ahan lho ap-I—kc lFty ar ne4n na a nu awlce 5.top Milly{awmanl ae d lrarw,shall p 1,de!ha wnbudlpn aM IrRaigtca a
d ma Rme ii 4: or woe MrNdad.the prv'W--at lhla Ipn aholl o[oppb when ndeanae haN-surf—d dlyaapye,Iprrdecpplrry,.,M µ a 0-wch nanpam—I Imps —U.
rseuke I—the proper m nepllg.m op,Um of en ogl A"l operoCm,oprlwtturol foeaq w
eePelmian meteor: 7-M edemenla pn pomd(ar—A,)to llb tde(ar orzaY that they are dhnenelaned tram
1LL the dmelepmm!fe wbfeel M AND ueenee Agreement brtfumm!Nm unbee o}herw5ee noted.
11.Par%,CRY ar Meddle bwttam Wwtlm a ab,&Wrd faai"ea andl be set a mI"Imvn of 72-dnMe
abaw the hl�laat ntaHlMad omnpl gma"e wow Nawllon.h July 2 5 teal pNa nary otlranaatl to p
depth of 103 hMn baba the wrtoca,mmltmtl far 1 lapr,arld rw growl wts woe[nceuntered.
12 M1e deMmt e b q1 h7 Mu Imgmmo uw ..AP .
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Reference Documents
EuWWma-
hahlno Eetatw(Book u of(M U Pagw N 6 thraegh 3017)
0berwtlon Pdnt gubtl.. (gm E4 of F1vh,Page 9276 thrwgh 9M)
tascony Nllege SubdwM Ne.1(Beck E9 of Pletq Peg.1059E mre0 10400)
laeeeny wlege SubTdeer,Ne.2 t9t 02 of Plata,Pegm I�3 U-0 10Ea4)
Reatlmf 4,bdGrelm Nm 2(Reek 93 of-K Pegee 11111.—gh 111i 3)
sk.,9,pdiHalao(Baal 96 of Plata.P—12{30—.91 12432)
Rod M919 SLbdk%lan(Bank 1W of plat.Pe 1{{05 Bwapeh 14400
Edeer.ter SubdlM No 1(Book 106 of Mott,Pagan 14616 through 1 W
Sedrwotw Subewalm Ne_2 LBeer 110 of Mote p gft 15R49 through 13652
siverwater suee,wlm Ne.3[Beek 110 er MeeR vegan 156a2 tnrougn 15ei9a
Sunale:
RBKe 166 fib,8H1.rant 9W7
Deeea
1D9DTA709,noause2.1rkm56e6.11nz0140.13o599y1,me 2m5-u9es96.
Eceamanta:
ACHD Rlght-of-Way an4 ACHD Telrwxpry Strom Natr S1{
and Meddlon Sewer 4 _
AdimO Tommy storm ftten fkelnope Ememenl 1071094E4,RClnqulMee under ldl-6 ENGINEERS,INC.
!E- x m,m'ee,n6lyopaau
�p tea 3a6 a33p F]W 3]39336-w.w.pnmm
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Silverwater South-FP(H-2017-0025) PAGE 10
Exhibit D—Proposed Landscape Plan (dated: 5/31/16)
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Silverwater South-FP(H-2017-0025) PAGE 11