CC - Staff Report STAFF REPORT
Hearing Date: January 24, 2017 W IDIAN
TO: Mayor and City Council
FROM: Sonya Allen,Associate City Planner
208-884-5533
Bruce Freckleton,Development Services Manager
208-887-2211
SUBJECT: Laurel's Townhomes (H-2016-0136)
I.APPLICATION SUMMARY
The applicant, Scott Noriyuki,Northside Development,has applied for approval of a final plat(FP)
consisting of twenty(20)residential lots and six(6)common lots on approximately 1.38 acres of land in
the R-15 zoning district.
II. STAFF RECOMMENDATION
Staff recommends approval of the final plat application subject to the conditions noted below. These
conditions shall be considered in full,unless expressly modified or deleted by motion of the City Council.
III.PROPOSED MOTION
Approval
I move to approve File Number H-2016-0136 as presented in the staff report for the hearing date of
January 24,2017,with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2016-0136 as presented during the hearing on January 24, 2017, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0136 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 site is located at 2116 S. Accolade Avenue in the northeast 1/4 of Section 20, Township 3
North,Range 1 East.
B. Applicant:
Scott Noriyuki,Northside Development
6810 Fairhill Place
Boise, Idaho 83714
C. Owner:
CBH Homes
1977 E. Overland Road
Meridian, Idaho 83642
Laurel's Townhomes—FP H-2016-0136 PAGE 1
D. Representative:
Scott Noriyuki,Northside Development
6810 Fairhill Place
Boise, Idaho 83714
V. STAFF ANALYSIS
The proposed final plat consists of 20 residential building lots and 6 common lots on approximately
1.38 acres of land in the R-15 zoning district. The gross density for this development is 14.96
dwelling units per acre.
A total of 0.225 of an acre (or 16.29%) of land is proposed as open space consisting of on open space
lot for a micropath and local street buffers.
Because the number of building lots and the amount of common open space is the same, staff finds
the proposed plat to be in substantial compliance with the approved preliminary plat as required by
UDC11-613-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. The applicant is to meet all terms of the approved annexation(AZ-06-021; Development
Agreement#106141056),preliminary plat(PP-07-018), development agreement modification
(MI-07-015; #108022888),rezone(RZ-07-016)and a conditional use permit(CUP-07-018) for
this development.
2. The applicant has until October 11,2018,to obtain City Engineer's signature on the final plat 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. Revise the final plat prepared Gregory G. Carter on 1/17/17,included in Exhibit C,prior to
signature on the final plat by the City Engineer, as follows:
a. Note#8: Revise the note to reflect the recorded instrument numbers of the development
agreement and amended agreement for this development(i.e. #106141056 and#108022888).
The instrument numbers shown are for the Accolade project.
b. Note #10: Modify note to exclude the 30' wide private driveway as it is now an alley and
public right-of-way.
c. Remove the name (E. Centerfield St.) depicted for the east/west alley as alleys are not named.
d. The scale on the plat is not 1"=20' as shown;revise accordingly (it appears to be I"=30).
5. "Revise the landscape plan, prepared by South Landscape Architecture on 6/22/16, included in
Exhibit D, as follows:
a. Revise the landscape plan so that it's consistent dimensionally with the final plat shown in
Exhibit C.
b. Include a minimum 5-foot wide sidewalk along the west side of Laurel Street in accord with
UDC 11-3A-17.
c. Update the information(total lots, common/open space lots,zoning, common lot/open space,
percentage, etc.)in the Site Development Features table; and the City Requirements Pre-Plat
table(i.e. acreage of dedicated open space and roadway landscape buffers). Also,revise the
graphic depictions for street frontages and trees required/proposed as necessary.
Laurel's Townhomes—FP H-2016-0136 PAGE 2
6. No Parking signs shall be erected along Laurel Street to prohibit on-street parking.
7. The proposed twnhomes shall be constructed to substantially conform to the elevations
submitted with H-2016-0065 and comply with the design standards listed in the Architectural
Standards Manual.
8. All fencing shall be installed in accordance with UDC 11-3A-7. Temporary construction fencing
to contain debris shall be installed at the subdivision boundary prior to release of building permits
for this subdivision.
9. Stormwater integration facilities shall comply with the standards listed in UDC 11-313-11C.
10. Prior to signature of the final plat by the City Engineer,the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location of
mailboxes. Contact the Meridian Postmaster, Kimberly Cutler, at 887-1620 for more information.
11. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
12. Prior to the issuance of a building permit,the final plat shall be recorded.
13. Construction of the alley is required to comply with the standards listed in UDC 11-6C-3B.5.
14. Applicant shall establish new water services from the existing water mains along the outside
perimeter of development. Eliminate water main in alley and abandon unused water stubs per pre-
plat conditions.
15. Applicant shall establish new sewer services to each individual lot in standard locations, and
abandon existing services that are not correctly placed for lot configuration per pre-plat
conditions.
13. A street light plan will need to be submitted for review with the civil plans. Street light plan
requirements are listed in section 6-7 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at http://www.meridianciiy.org/public_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 11-3B-14A.
Laurel's Townhomes—FP H-2016-0136 PAGE 3
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 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
Laurel's Townhomes—FP H-2016-0136 PAGE 4
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 I I"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 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.
VIII. EXHIBITS
A. Vicinity/Zoning Map
B. Approved Preliminary Plat(dated: 8/25/16)
C. Proposed Final Plat(dated: 1/17/17)
D. Proposed Landscape Plan(dated: 6/22/16)
Laurel's Townhomes—FP H-2016-0136 PAGE 5
Exhibit A—Vicinity/Zoning Map
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Laurel's Townhomes—FP H-2016-0136 PAGE 6
Exhibit B—Approved Preliminary Plat(dated: 8/25/16)
PRELIMINARY PLAT SHOWING us
LAURELS TOWNHOUSES SUBDIVISION
A PARCEL IF LAND BEING LOCATE] IN
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Exhibit C—Proposed Final Plat(dated: 1/17/17)
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Exhibit D.—Proposed Landscape Plan (dated: 6/22/16)
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Laurel's Townhomes—FP H-2016-0136 PAGE 10