Z - Pollard Subdivision No. 1 FP-2022-0023 Approval STAFF REPORT C�I
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COMMUNITY DEVELOPMENT DEPARTMENT '
DATE: 9/27/2022 legend
TO: City Councils
FROM: Sonya Allen,Associate Planner
208-884-5533 �
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SUBJECT: FP-2022-00231 $
Pollard Subdivision No. 1 M1
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PROPERTY LOCATION: P
700 S. Wayfinder Ave., in the NW 1/4 of �
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I. PROJECT DESCRIPTION
Final plat consisting of 11 building lots and 1 common lot on 51.56 acres of land in the C-G zoning
district for the first phase of Pollard Subdivision.
II. APPLICANT INFORMATION
A. Applicant
Josh Beach,Brighton Development,Inc.—2929 W.Navigator Dr., Ste. 400, Meridian, ID 83642
B. Owner:
Michael Hall, SCS Investments,LLC—855 W. Broad Street, Ste. 300,Boise,ID 83702
C. Representative:
Same as Applicant
III. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the preliminary plat(H-
2019-0021) as required by UDC 11-6B-3C.2. The proposed final plat depicts 15 fewer buildable
lots than shown on the approved preliminary plat. Therefore, Staff finds the proposed final plat is
in substantial compliance with the approved preliminary as required by UDC 11-613-3C.
Note: The Applicant confirmed the existing right-of-way and easements depicted on the
preliminary plat have been vacated.
Page 1
IV. DECISION
A. Staff:
Staff recommends approval of the proposed final plat with the conditions of approval in Section
VI of this report.
V. EXHIBITS
A. Preliminary Plat(dated: 1/10/2019)
POLLARD SUBDIVISION PRELIMINARY PLAT
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B. Final Plat(dated: 7/19/22)
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C. Landscape Plan(dated: 7/19/22)
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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 [annexation/preliminary plat(H-2019-0021),Development Agreement Inst.
#2019-060655].
2. The applicant shall obtain the City Engineer's signature on the subject final plat by June
4,2023 as granted with the time extension(TED-2021-0003); or apply for a time
extension, in accord with UDC I I-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 KM Engineering, stamped on7/19/22 by Aaron L. Ballard,
included in Exhibit B shall be revised as follows:
a. Depict the required street buffers within a common lot or on a permanent dedicated
buffer easement with a note that they will be maintained by the property owner or
business owners' association, as applicable,in accord with UDC 11-313-7C.2a.
b. Include the recorded instrument number of the ACHD permanent easement
graphically depicted on the face of the plat.
c. Include the recorded instrument number of the City of Meridian pathway easement
graphically depicted on the face of the plat.
d. Include a note stating direct lot access via W. Chinden Blvd./SH 2O-26 is prohibited.
e. Correct the situate statement on the plat to reflect the correct Section and Township
&Range.
5. The landscape plan prepared by KM Engineering, dated 7/19/22 included in Exhibit C,
shall be revised as follows:
a. If the unimproved street right-of-way along Chinden Blvd. is 10 feet or greater from
the edge of pavement to the edge of sidewalk or property line,the developer shall
maintain a 10 foot compacted shoulder meeting the construction standards of the
transportation authority and landscape the remainder with lawn or other vegetative
ground cover as set forth in UDC 11-313-7C.5; depict accordingly on the plan.
b. Depict landscaping within the buffer along the eastern boundary of the site adjacent
to residential uses in accord with the standards listed in UDC 11-313-9C.1,which
requires a mix of evergreen and deciduous trees, shrubs, lawn,or other vegetative
groundcover. This landscaping may be installed with individual lot development.
6. Prior to signature on the final plat by the City Engineer, a cross-access easement shall be
recorded that provides access to the out-parcel (#SO421438700) at the southeast corner of
the site and a driveway shall be provided for access and interconnectivity with the subject
property in accord with UDC 11-3A-3A.2 and as set forth in the development agreement
(provision #5.1c). A copy of the recorded easement shall be submitted with the
application for final plat signature. The driveway may be constructed with development
of Lots 4 or 5, whichever is providing the access easement.
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7. Prior to signature on the final plat by the City Engineer,the existing easements and right-
of-way (ROW) depicted on the preliminary plat shall be vacated. Proof of vacation shall
be submitted with the application for final plat signature.
8. Prior to signature on the final plat by the City Engineer, submit an application for and
obtain final approval of the proposed private streets within the development.Private streets
shall comply with the standards listed in UDC 11-3F-4.
9. A 14-foot wide public pedestrian easement shall be submitted to the Planning Division for
the multi-use pathway within the street buffer along Chinden Blvd./SH-20/26 if the
pathway is located outside of ITD's right-of-way; coordinate the details of the easement
with Kim Warren,Park's Dept.
10. 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. Sewer easement widths vary depending on sewer depth. Sewer 0-15 ft deep require a 20
ft easement, 16-20 ft a 30 ft easement.
2. Ensure no sewer services pass through infiltration trenches.
3. A future install agreement for seven (7) streetlights will be required for the development
of this property.
General Conditions:
4. 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. Sewer main
extension is being constructed as part of application LDIR-2022-0031.
5. 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. Water main extension
is being constructed as part of application LDIR-2022-0031
6. 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.
7. 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.
8. 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..
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9. 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. Warranty
surety will be required under application LDIR-2022-0031.
10. 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.
11. 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.
12. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
13. Developer shall coordinate mailbox locations with the Meridian Post Office.
14. All grading of the site shall be performed in conformance with MCC 11-1-4B.
15. 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.
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. Applicant shall be responsible for application and compliance with and NPDES permitting
that may be required by the Environmental Protection Agency.
19. 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.
20. 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.
21. 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.
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22. 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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