Staff ReportSTAFF REPORT
MEETING DATE: July 23, 2013
TO: Mayor and City Council
FROM: Bill Parsons, Associate City Planner
208-884-5533
Steve O'Brien, Development Analyst II
208-887-2211
SUBJECT: FP-13-028- Heron Ridge Estates
L APPLICATION SUMMARY
~E IDR IAN,
~J
The applicant, Mason and Stanfield Inc., has applied for final plat (FP) approval of ten (10) single-
family residential building lots and four (4) common/other lots on approximately 6 acres of land in
the R-2 (low-density residential) zoning district.
II. STAFF RECOMMENDATION
Staff recommends approval of the Heron Ridge Estates final plat application subject to the conditions
noted in Sections VI and VII 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 FP-13-028 as presented in the staff report for the hearing date of July
23, 2013, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-13-028, as presented during the hearing on July 23, 2013, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-13-028 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/L,ocation:
The site is located north of Chinden Boulevard, south of the Phyllis Canal and approximately a'h
mile east of N. Black Cat Road, in the south 'h of Section 22, Township 4 North, Range 1 West.
B. Applicant:
Scott Stanfield, Mason & Stanfield Inc.
826 3`a Street
South Nampa, Idaho 83651
Heron Ridge Estates FP-13-028.doc PAGE 1
C. Owner:
Tuck Ewing
1500 Eldorado Street, Suite #4
Boise, Idaho 83704
V. STAFF ANALYSIS
The proposed final plat depicts ten (10) single-family residential building lots and four (4) common
lots on 6 acres of land, zoned R-2. The gross density of the plat is 1.67 dwelling units per acre. All of
the lots proposed for this phase of development are for single-family detached homes and comply
with the dimensional standards of the R-2 zoning district.
The open space proposed with the plat includes a collector street buffer, 8-foot wide parkways along
the proposed local streets and an 11,509 square foot passive open space lot. The proposed open space
totals 27,986 square feet which is approximately 10.6% open space for this phase. The open space is
consistent with the overall project open space requirements approved with the preliminary plat.
Originally, a gazebo was planned for the passive open space lot (Lot 11, Block 1) with phase 1 of the
development however; the applicant has elected to install a pool facility with the development of
phase 2. Staff has included in the final plat file written documentation requesting the pool facility
replace the requirement for the gazebo amenity. Since the proposed pool facility amenity is an
upgrade to the approved gazebo and still provides the required amenity, staff is amenable to the
amenity swap.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat. Because the number of buildable lots and common open space is the same, staff deems the final
plat to be in substantial compliance with the approved preliminary plat as required by UDC11-6B-
3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-13-002), preliminary plat (PP-13-
006) and alternative compliance (ALT-13-007).
2. The applicant has until May 7, 2015 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. The final plat prepared by Mason and Stanfield Inc., dated May 22, 2013 by Darin Holzhey shall
be revised as follows:
• The applicant shall enter into a license agreement with ACRD for the landscape
improvements within the public right-of--way. A note shall be added to the plat the identities
the responsibility party for the maintenance of the landscaping.
• The applicant shall include a note on the plat or amend note #4 that states the homeowner's
association is to maintain the common lots.
5. The landscape plan prepared by Bert E. Kirby, dated January 23, 2013, shall be revised prior to
signature on the final plat by the City Engineer as follows:
• The 8-foot parkways along N. Moon Drummer Way and N. Moon Drummer Court may be
installed at the time of lot development as set forth in UDC 11-6C-3H. Said parkways shall
be planted in accord with UDC 11-3A-17E and UDC 11-3B-7C. NOTE: Some of the street
Heron Ridge Estates FP-13-028.doc PAGE 2
trees are unable to be installed within the proposed parkways due ACHD seepage beds (Lots
7 and 8, Block 3). The required street trees must be installed within the adjacent buildable lot.
• Install the proposed landscape improvements within Lots 1, 9, l land 14, Block 1, as
proposed. All landscape improvements proposed for said lots must be installed prior to
releasing occupancy for any homes constructed within the subdivision.
• The street trees depicted on the landscape plan must be planted a minimum of five feet from
any water service. Prior to signature of the final plat by the City Engineer, the applicant shall
coordinate with Land Development to determine the location of trees located near a water
service.
Provide three (3) full size copies of landscape plan with the aforementioned changes prior to
obtaining City Engineer's signature on the final plat.
6. The applicant shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7.
7. Future homes/structures constructed in this subdivision shall substantially comply with the
sample elevations approved with the preliminary plat.
8. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
9. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
10. Prior to developing Lot 11, Block lwith the pool facility(if proposed before the completion of
phase 2), a certificate of zoning compliance and design review application shall be submitted for
the swimming pool and associated structures prior to issuance of building permits.
VII. GENERAL REQUIREMENTS
1. 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 will be via United Water.
3. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District (ACHD) and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
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.
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,
Heron Ridge Estates FP-13-028.doc PAGE 3
cash deposit or bond. 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. Please contact Land Development Service for more information at 887-2211.
8. All development improvements, including but not limited to sewer, water, fencing, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates of
occupancy, or as otherwise allowed by UDC 11-SC-1.
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 11-12-3H.
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 ACRD. 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. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. 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.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
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
Heron Ridge Estates FP-13-028.doc PAGE 4
easement (on the form available from Public Works), a legal description, 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.
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 Engineering Department at
(208)898-5500 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
Contact Robert B. Whitney at (208)334-2190.
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 Central District Health for abandonment procedures and
inspections (208)375-5211.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). 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, asingle-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
signature on the final plat by the City Engineer.
V. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat
C. Proposed Final Plat
D. Proposed Landscape Plan
Heron Ridge Estates FP-13-028.doc PAGE 5
Exhibit A -Vicinity Map
Heron Ridge Estates FP-13-028.doc PAGE 6
Exhibit B -Approved Preliminary Plat
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Exhibit C -Proposed Final Plat
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Heron Ridge Estates FP-13-028.doc PAGE 8
Exhibit D -Proposed Landscape Plan
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Heron Ridge Estates FP-13-028.doc PAGE 9