CC - Staff Report STAFF REPORT E COMMUNITY
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COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 10/4/2022 Legend C�-3
DATE: u
Project Location �I
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TO: Mayor&City Council C-C�
FROM: Joseph Dodson,Associate Planner
R-4 s MU
208-884-5533
L . C-N C-G
�p�r tea C-C
SUBJECT: SHP-2022-0011 � �
Linder Village West Short Plat
LOCATION: Located at 6192 N. Linder Road,near the
R-
southeast corner of Linder Rd. and W.
L-Oa,: �
Chinden Blvd., in the NW 1/4 of the NW )" R-8
1/4 of Section 25, Township 4N,Range 3 RUT
1 W.
1. PROJECT DESCRIPTION
Short Plat request to subdivide an existing commercial lot(Lot 1,Block 1)within the Linder Village
Subdivision into two(2)commercial building lots on approximately 2.45 acres of land in the C-C
zoning district for ownership purposes,by KM Engineering.
IL APPLICANT INFORMATION
A. Applicant:
Cameron Scott,KM Engineering, LLP 5725 N Discovery Way, Boise,ID 83713
B. Owner:
High Desert Development,Linder Village LLC—2537 W. State Street, Ste. 110,Boise,ID 83702
C. Representative:
Same as Applicant
III. NOTICING
City Council
Posting Date
Legal notice published in
newspaper
9/18/2022
Radius notice mailed to property
owners within 500 feet 9/15/2022
Page 1
Posted to Next Door 9/15/2022
IV. STAFF ANALYSIS
The proposed short plat will split an existing commercial lot in the Linder Village(Orchard Park)
Subdivision into two(2)commercial building lots for ownership purposes. The existing lot is along
the western perimeter of the overall Linder Village Subdivision and therefore has public road
frontage along Linder Road but also abuts the local street,W. Orchard Park Drive,that bisects the
Linder Village project. The adjacent public roads(Linder&Orchard Park Drive) are constructed at
their full anticipated widths.Access to the subject lots would be from an existing drive aisle on the
east property line. The proposed north lot(Lot 1,Block 1)has received Certificate of Zoning
Compliance(CZC) and Design Review(DES) approval to construct a commercial building along the
north boundary and approximately half of the anticipated parking for the overall site (A-2021-0119).
Any future commercial building located on the southern lot(Lot 2,Block 1)will also require CZC
and DES approval prior to building permit submittal to establish a use and ensure compliance with
development regulations(i.e. pedestrian connectivity,parking,parking lot landscaping, etc.). The
Applicant has submitted a concept plan depicting the existing approvals for the north property and a
conceptual site plan for the southern lot; Staff has included this in Exhibit VLB below for
informational purposes.
There is an existing cross-parking and cross-access agreement for the Linder Village Subdivision.
The submitted landscape plans reference the original subdivision landscaping which includes the
Linder Road buffer along the west boundary and the Orchard Park Drive buffer along the southern
boundary—these buffers are existing and vegetated adjacent to this site.Any additional landscaping
required with future development will be reviewed with administrative applications (i.e.parking lot
landscaping).
Staff has reviewed the proposed short plat for substantial compliance with the criteria set forth in
UDC 11-6B-5A.2 and the required zoning regulations of the C-C zoning district and deems the short
plat to be in substantial compliance with said requirements.
V. DECISION
Staff:
Staff recommends approval of the proposed short plat with the conditions noted in Section VII of this
report and in accord with the findings in Section VIII.
Page 2
VI. EXHIBITS
A. Short Plat(dated: 7/22/2022)
PLAT OF
LINDER VILLAGE WEST SUBDIVISION
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B. Overall Concept Plan(information only):
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Page 5
C. Landscape Plan(previously approved with Linder Village Sub.)
General Location
APPROVED
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Page 6
VII. 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-2017-0088(AZ,PP,VAR; DA Inst. #2019-028376); FP-2020-0004; H-
2021-0034(DA Inst. #2021-102392); A-2021-0119.
2. If the City Engineer's signature has not been obtained within two(2)years of the City
Council's approval of the short plat,the short plat shall become null and void unless a time
extension is obtained,per UDC 11-613-7.
3. Prior to submittal for the City Engineer's signature, obtain the signatures from the Ada
County Highway District and Central District Health Department.
4. The short plat prepared by KM Engineers on July 22,2022 by Aaron L. Ballard, included in
Section VII.A, shall be revised as follows:
a. Add the latest DA instrument number(DA Inst. #2021-102392)to plat note#4 for the
latest DA Modification that includes the subject area.
5. Approved lots within this short plat shall be subject to the existing cross-access and cross-
parking agreements for the overall Linder Village Subdivision noted in the recorded covenants,
conditions,restrictions, and easements(Inst. #2020-035128).
6. Prior to building permit submittal for each new commercial building, Certificate of Zoning
Compliance and Design Review approval shall be obtained.
7. Staff s failure to cite specific ordinance provisions or conditions from the previous approvals
noted above does not relieve the Applicant of responsibility for compliance.
B. Public Works
Site Specific Conditions:
1. No changes in public sewer infrastructure shown in record. Any changes must be approved by
public works.
2. Ensure no sewer services pass through infiltration trenches.
3. No changes to public water infrastructure shown in plans. Any changes must be approved by
public works.
4. Both of the new parcels have existing meters to the site.Any unused meters must be abandoned.
General Conditions:
I. 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.
Page 7
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 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
Page 8
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 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
VIII. REQUIRED FINDINGS FROM THE UNIFIED DEVELOPMENT CODE
In consideration of a short plat,the decision-making body shall make the following findings:
A. The plat is in conformance with the Comprehensive Plan and is consistent with the
Unified Development Code;
The Comprehensive Plan designates the future land use of this property as Mixed Use
Community and the current zoning district of the site is C-C. Staff finds the proposed short plat
complies with the Comprehensive Plan and is being developed in accord with UDC standards
for the existing zoning district and previous approvals.
B. Public services are available or can be made available and are adequate to accommodate
the proposed development;
Staff finds that public services will be provided to this property and are adequate to serve the
future commercial building sites.
C. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvements program;
Staff finds that the development will not require the expenditure of capital improvement funds.
All required utilities were provided with the development of the property at the developer's
expense.
D. There is public financial capability of supporting services for the proposed development;
Staff finds that the development will not require major expenditures for providing supporting
services as services are already being provided to the immediate area.
E. The development will not be detrimental to the public health, safety or general welfare;
and
Staff finds the proposed short plat to create new commercial building lots will not be
detrimental to the public health, safety or general welfare.
F. The development preserves significant natural,scenic or historic features.
Staff is not aware of any significant natural, scenic or historic features associated with short
platting this site.
Page 10