Staff ReportHEARING DATE: September 25, 2012 E IDIAN~--'O10
TO: Mayor and City Council I D A H O
FROM: Bill Parsons, Associate City Planner
SUBJECT: Three Corners Subdivision -TEC-12-009
I. APPLICATION SUMMARY
The applicant, Three Corners, LLC, requests approval of a two (2) year time extension to obtain the
City Engineer's signature on the final plat for Three Corners Subdivision No. 2.
II. STAFF RECOMMENDATION
Staff recommends approval of a two (2) year time extension to obtain the City Engineer's signature
on the final plat for Three Corners Subdivision No. 2 as requested by the applicant, to expire
September 16, 2014, with the conditions included in Exhibit B.
III. PROPOSED MOTION
Approval
After considering all staff, applicant, and public testimony, I move to approve File Number TEC-12-
009, as presented in the staff report for the hearing date of September 25, 2012.
Denial
After considering all staff, applicant, and public testimony, I move to deny File Number TEC-12-009,
as presented during the hearing on September 25, 2012 for the following reasons: (You must state
specific reasons for denial and what the applicant could to do to obtain your approval in the future.)
Continuance
After considering all staff, applicant, and public testimony, I move to continue File Number TEC-12-
009 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 on the southeast corner of Chinden Boulevard and N. Locust
Grove in the NW '/4 of Section 29, T.4N., R.IE.
B. Owner:
Three Corners, LLC
1746 E. Dunwoody Court
Meridian, ID 83646
C. Applicant:
Same as owner
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
Three Corners Subdivision -TEC-12-009 Page 1
V. UNIFIED DEVELOPMENT CODE
Per UDC 11-6B-7A, approval of a preliminary plat shall become null and void if the applicant fails to
obtain the City Engineer's signature on the final plat within two years of the approval of the
preliminary plat.
Per UDC 11-6B-7C, upon written request and filing by the applicant prior to the termination of the
allowed time period, the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two (2) years. Additional time extensions up to
two (2) years as determined and approved by City Council may be granted. With all extensions, the
Director or City Council may require the plat to comply with current provisions of the UDC.
VI. PROCESS FACTS
A. The subject application is for a time extension. A public hearing is required before the City
Council on this matter, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: September 3, and 17, 2012
C. Radius notices mailed to properties within 300 feet on: August 30, 2012
D. Applicant posted notice on site by: September 14, 2012
VII. HISTORY OF PREVIOUS ACTIONS
• The Annexation (AZ-07-017) and preliminary plat (PP-07-021) for the Three Corners
Subdivision was approved as a mixed use development by the Meridian City Council on January
8, 2008. The preliminary plat consists of 33 residential lots, 11 commercial lots and 10 common
lots. A development agreement (DA) was required with the annexation of the property
(#108022887).
• The City Council approved the final plat (FP-08-006) for the first phase on Apri122, 2008 and the
City Engineer signed the plat on March 16, 2009. The subject plat consists of 1 commercial lot on
8.68 acres. This phase of the plat is developed with a private education facility.
• A subsequent final plat (FP-08-019) was approved by City Council on January 6, 2009. The
subject plat consists of 5 commercial lots and 5 common lots on 6.35 acres however, the plat has
not received City Engineer's signature.
• An 18-month time extension (TE-10-024) to obtain the City Engineer's signature on the final plat
was approved by the Director on September 22, 2010.
VIII. STAFF ANALYSIS
This is the second time extension requested by the applicant. The applicant has met the necessary
deadline by filing a written request for a time extension prior to the expiration date.
Both the recorded development agreement and the previous time extension require compliance with
the City's adopted design review process and compliance with any ordinances in effect at the time of
development.
Per UDC 11-6B-7C, with all extensions, the City Council may require the preliminary plat to comply
with the current provisions of the UDC. In 2011, the City adopted new surety requirements to obtain
City Engineer's signature on the final plat. If utilities are not installed, the new ordinance requires a
125% performance surety for all improvements related to public life, safety and health subject to a
20% warranty surety for all such improvements for the duration of two (2) years. At this time, City
Three Corners Subdivision - TEC-12-009 Page 2
services have not been constructed on the site. In order to obtain City Engineer's signature on the plat
the applicant must 1) install the infrastructure or 2) post surety for the improvements.
Additionally, the City has identified this site for a future entryway monument sign to be located on
the southeast corner of Chinden Boulevard and Locust Grove. Since the second phase includes the
property designated for the signage, staff is of the opinion that the entryway monument sign should be
incorporated as part of the development. It is important to note that the final design and construction
specifications have not been finalized but draft documents are currently under review.
Staff recommends approval of the time extension subject to compliance with the City surety
regulations in accord with UDC 11-SC-3 and the construction and maintenance of a new entryway
monument sign as part of second phase of development (see the new conditions in Exhibit B). The
applicant shall also comply with all previous conditions of approval for this site.
IX. EXHIBITS
A. Drawings
1. Vicinity Map
2. Approved Preliminary plat
3. Approved Final Plat
4. Approved Landscape plan
B. Conditions of Approval
Three Corners Subdivision - TEC-12-009 Page 3
Exhibit A.1 -Vicinity Map
Three Corners Subdivision - TEC-12-009 Page 4
Exhibit A.2 -Approved Preliminary Plat
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Three Corners Subdivision - TEC-12-009 Page 6
Exhibit A.4 -Approved Landscape Plan
Three Corners Subdivision - TEC-12-009 Page 7
Exhibit B -Conditions of Approval
1. Applicant is to meet all terms of the approved annexation (AZ-07-017), development agreement
(#108022887), preliminary plat (PP-07-021), final plats (FP-08-006 and FP-08-019) and TE-10-
024 for this development.
2. The applicant shall have two (2) years, until September 16, 2014, to obtain the city engineer's
signature and satisfy any applicable requirements set forth in the conditions of approval.
3. The applicant shall construct and maintain an entryway monument sign on the southeast corner of
Chinden Boulevard and Locust Grove Road with development of phase 2. The applicant shall
coordinate with staff on the design of the sign. The sign shall be installed prior to the issuance of
the first Certificate of Zoning Compliance for the commercial development.
4. 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. Please contact Land Development for more information at 887-2211.
5. 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 (2Zyears. 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. Please contact Land Development for more information at 887-2211.
Three Corners Subdivision - TEC-12-009 Page 8