Z - Final Plat Approval Acclima Subdivision FP-2022-0020 STAFF REPORT C�I
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COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING 9/6/2022 Legend
DATE: 0
Project Lflcfl�ian
TO: Mayor&City Council
FROM: Sonya Allen,Associate Planner
208-884-5533
SUBJECT: FP-2022-0020;A-2022-0150
Acclima Subdivision(aka Aviator
Springs)
LOCATION: 3235 N. McDermott Rd.,in the SE 1/4 of
Section 32,TAN.,R.I W. F1 F11
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I. PROJECT DESCRIPTION
Final plat consisting of one(1)buildable lot on 6.70 acres of land in the M-E zoning district for
Acclima Subdivision.Note: This is the second phase of the Aviator Springs preliminary plat(H-
2021-0065).
Alternative Compliance is also requested to UDC 11-3B-7C.3,which requires street buffers to be
planted with a variety of trees, shrubs, lawn or other vegetative groundcover. The Applicant proposes
to plant an orchard on the northern 1/3 of the parcel in lieu of providing trees within the street buffers
along future SH-16 and N. McDermott Rd.The reasons for the request are contained in the
Applicant's narrative. The Director supports the Applicant's request with conditions requiring shrubs
and vegetative groundcover to be provided within the 35-foot wide street buffers along N. McDermott
Rd. &future SH-16 per the standards listed in UDC 11-3B-7C.3; and for the orchard trees to be
dispersed evenly over the entire northern portion of the site.
II. APPLICANT INFORMATION
A. Applicant:
Macy Lui,The Land Group,Inc. 462 E. Short Drive, Ste. 100, Eagle,ID 83616
B. Owner:
Scott Anderson—500 Riverheights Dr.,Meridian,ID 83642
C. Representative:
Same as Applicant
III. STAFF ANALYSIS
Page 1
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat(Aviator Springs H-2021-0065)in accord with the requirements listed in UDC 11-6B-3C.2.
In order for the proposed final plat to be deemed in substantial compliance with the approved
preliminary plat as set forth in UDC I I-6B-3C.2,the number of buildable lots cannot increase and the
amount of common area cannot decrease. There is no change to the number of buildable lots or
amount of common open space; therefore, Staff deems the proposed final plat to be in substantial
compliance with the approved preliminary plat as required.
Note: The right-of-way for future SH-16 has already been dedicated to ITD; therefore, it wasn't
included in the final plat.
IV. DECISION
Staff recommends approval of the proposed final plat with the conditions noted in Section VI of this
report.
V. EXHIBITS
A. Preliminary Plat (dated: 12/2/2021)
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B. Final Plat(dated: 5/31/22)
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W4CMIII9=R°e $� $3e Acclima Subdivision
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Located in the NE 1/4 of the SE 1/4 of Section 32.
Township 4 North,Range 1 West,Boise Meridian
City of Meridian,Ada County,Idaho
2022
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Page 7
VI. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
Site Specific Conditions:
1. Applicant shall meet all terms of the approved annexation(Development Agreement-Inst.
#2022-026378) and preliminary plat(H-2021-0065) applications approved for this site.
2. The applicant shall obtain the City Engineer's signature on the subject final plat within two years
of the City Engineer's signature on the previous phase final plat(Aviator Springs No. 1 FP-2022-
0013); 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 The Land Group, stamped by James R. Washburn, dated: 5/31/2022,
included in Section V.B shall be revised as follows:
a. Depict a minimum 35-foot wide street buffer along N. McDermott Rd., an entryway corridor,
in a common lot or a permanent dedicated buffer in accord with UDC 11-313-7C.2a.
b. Modify plat note#7 as follows: "The landscape buffers shown hereon shall be owned an
maintained by the prope owner."
A copy of the revised plat shall be submitted with the final plat for City Engineer signature.
5. The landscape plan prepared by The Land Group, Inc., dated 7/12/2022,included in Section V.C,
shall be revised as follows:
a. Depict shrubs and vegetative groundcover within the 35-foot wide street buffers along N.
McDermott Rd. and future SH-16 in accord with the standards listed in UDC 11-3B-7C.3a.
Alternative compliance was approved to the standards in UDC 11-3B-7C.3b, which require
trees within the street buffer, to allow an orchard in lieu of street trees on the northern 113 of
the property within the street buffers along future SH-16 and N. McDermott Rd.
b. Evenly disperse the trees in the orchard over the entire northern portion of the property. The
orchard trees are not required to be installed until the time of lot development.
A copy of the revised landscape plan shall be submitted with the final plat for City Engineer
signature.
6. All stormwater swales incorporated into required landscape areas shall comply with the standards
listed in UDC 11-313-11C.
7. Future development shall be consistent with the minimum dimensional standards listed in UDC
Table 11-2B-3 for the M-E zoning district.
8. All fencing shall comply with the standards of UDC 11-3A-7C.
9. All waterways on this site shall be piped as set forth in UDC 11-3A-6B unless otherwise waived
by City Council.
10. A Certificate of Zoning Compliance and Design Review applications shall be submitted for the
non-residential portions of the development and approved prior to submittal of applications for
building permits. All non-residential structures shall comply with the design standards listed in
the Architectural Standards Manual.
11. 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
1. Site Specific Conditions:
1.1 The applicant shall be required to pay the Oaks Lift Station and Pressure Sewer Reimbursement
Fees in the amount of$265.25 per building lot. The aggregate amount of the reimbursement fees
for the entire preliminary plat area must be paid with the first final plat application.
1.2 The applicant shall be required to pay the Oaks Lift Station Pump Upgrades Reimbursement
Fees in the amount of$185.43 per building lot. The aggregate amount of the reimbursement fees
for the entire preliminary plat area must be paid with the first final plat application.
1.3 Sewer/water easement widths varies depending on sewer depth. Sewer 0-20 ft deep require a 30 ft
easement,20-25 ft a 40 ft easement, and 25-30 ft a 45 ft easement. Adjust easements accordingly.
1.4 Ensure no sewer services pass through infiltration trenches.
1.5 Water Main blow-off required on W. Becky Dr per City standard drawing W 12.
1.6 Unless there are approved development plans for parcels R0486000210 and R0486000450 do not
provide water service stubs. If these are not located correctly the developer of those lots just end
up having to pay to abandon them.
1.7 Crosses and tees in arterial road(McDermott) are required to have valves in all direction. Add a
valves where missing.
2. General Conditions:
2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. 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.
2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.3 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 development plan approval.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(MCC 9-1-28.C). 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
prior to receiving development plan approval.
Page 9
2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and
possible reassignment of street addressing to be in compliance with MCC.
2.6 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.
2.7 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.
2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections(208)375-5211.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
road base approved by the Ada County Highway District and the Final Plat for this subdivision
shall be recorded,prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted
fencing,landscaping, amenities, etc.,prior to signature on the final plat.
2.11 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.
2.12 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.
2.13 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.
2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 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.
2.17 The design 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.
2.18 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.
2.19 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.
2.20 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.A copy
of the standards can be found at http://www.meridiancity.oMlpublic_works.aspx?id=272.
2.21 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125%of the total construction cost for all incomplete sewer,water and reuse 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 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.
2.22 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,water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate 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.
Page 11
VII. Findings
In order to grant approval for an alternative compliance application, the Director shall
determine the following:
l. Strict adherence or application of the requirements are not feasible; or
The Director finds strict adherence to the requirements in UDC 11-3B-7C are feasible.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
The Director finds the Applicant's proposal to provide an orchard on the northern 113 of
the site in lieu of street trees within the street buffers along future SH-16 and N.McDermott
Rd. a superior means of meeting the intent of the standards in UDC 11-3B-7C.
3. The alternative means will not be materially detrimental to the public welfare or impair the
intended uses and character of surrounding properties.
The Director finds the alternative means of compliance will not be materially detrimental
to the public welfare or impair the intended uses and character of surrounding properties.