Staff Report - Commission RecsSTAFF REPORT
Hearing Date: August 20, 2013 E IDIAN~---
TO: Mayor and City Council
FROM: Bill Parsons, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-13-036- Oak Leaf
I. APPLICATION SUMMARY
The applicant, Oak Leaf Development Company Inc. has applied for final plat (FP) approval of four
(4) single-family residential building lots and three (3) common lots on approximately 10.10 acres of
land in the R-2 (low-density residential} and R-8 (medium-density residential) zoning district.
The Oalc Leaf Subdivision (PP-13-005) was approved by City Council on May 7, 2013. The subject
final plat is consistent with the approved preliminary plat for this site.
II. STAFF RECOMMENDATION
Staff recommends approval of the Oak Leaf 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
App f•oval
I move to approve File Number FP-13-036 as presented in the staff report for the hearing date of
August 20, 2013, with the following modifications: (Add any proposed modifications.)
Denim
I move to deny File Number PP-13-036, as presented in the staff repot•t for the hearing date of August
20, 2013, for the following reasons: (You should state specific reasons for denial.)
Continuance
1 move to continue File Number FP-13-036 to the hearing date of (insert continued hearing date here)
fot• 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 not•th of Chinden Boulevard, south of the Phyllis Canal and approximately a '/4
mile east of N. Black Cat Road, in the southwest '/n of Section 22, Township 4 North, Range l
West.
B. ApplicantlOwner:
Oak Leaf Development Company Inc.
4042 W. Chinden Boulevard
Meridian, Idaho 83646
Oak Leaf FP-13-036.doc PAGE 1
C. Representative:
Barry Simple, RiveRidge Engineering Company
2447 S. Vista Avenue, Suite #29
Boise, Idaho 83705
V. STAFF ANALYSIS
The proposed final plat depicts four (4) single-family residential building lots and three (3) common
lots on approximately 10.10 acres of land, zoned R-2 and R-8. The gross density of the plat is 0.40
dwelling traits per acre. All of the lots proposed for this 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 8-foot wide parkways adjacent to N. Treehaven Place,
two (2) passive open space lots and a planter island in the center of the cut-de-sac. The proposed open
space totals 1.05 acres which is approximately 10.4% open space. The open space is consistent with
the open space requirements approved with the preliminary plat.
Per the approved PP, two (2) picnic areas (one per lot) are required to be installed ou Lots 1 and 6,
Block 1. The required amenities have been omitted from the landscape plan submitted with the final
plat. A detail of the picnic areas must be submitted to the Planning Division for approval prior to
City Engineer's signature on the final plat.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat. Because the number of buildable lots and the common open space has slightly increased from
the approved PP, staff deems the final plat to be in substantial compliance with the approved
preliminary plat as required by UDCll-6B-3C.2.
VI. SITE SPECIFIC CONDITIONS
]. Applicant shall meet all terms of the approved annexation (AZ-06-004), preliminary plat (PP-13-
005) and recorded Development Agreements (hnsh•mnent No. 106151218, 10702555 and
107141993).
2. The applicant has unfit May 7, 2015 to obtain Ci[y 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 aclanowledgement signed and notarized.
4. The final plat prepared by Delson D. Brokaw, dated July 19, 2013 shall be revised as follows:
• Add a general note on the face of the plat that identifies tine recorded license agreement with
ACID for the landscape improvements within the right-of way. The note shall also address
who is to maintain those improvements.
• General note #2: hnclude homeowner's association.
• Add general cote: All lot lines common to a public right-of--way Line and the exterior
subdivision bormdary have a ten (10') foot wide permanent public utilities, property drainage
& property in~igation easement unless dimensioned otherwise.
• Add general note: Each side of interior lot lines have a five (5') foot wide permanent public
utilities, property drainage & property irrigation easement unless dimensioned otherwise.
• Add general note: A ten (10') foot wide permanent public utilities, property drainage &
property irrigation easement is hereby designated along flue rear lot lines unless dimensioned
otherwise.
Oak Leaf PP-13-036.doc PAGE 2
• Add general note: Lt compliance with Idaho Code Section 31-3805, the developer of this
subdivision has provided an undergrotmd irrigation system to serve each lot. Each lot will be
obligated for assessments from the Settler's h~rigation Disd'ict for said irrigation water.
• Add general note: The bottom elevation of house footings shall be set a minimum of twelve
(12") inches above the highest known normal ground water elevation.
5. The landscape plan prepared by Jensen Belts, dated July 19, 2013, shall be revised prior to
signature on the ffiral plat by the City Engineer as follows:
• The 8-foot parkways along N. Treehaven Place 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-17>; and UDC 11-3B-7C.
• hrstall the proposed landscape improvements within Lots 1 and 6, Bloclc 1, and Lot 1, Black
2 as proposed. All landscape improvements proposed for said lots must be installed prior to
releasing occupancy for airy homes constructed within the subdivision.
• Provide the two (2) picnic areas to Lots 1 and 6, Block 1(one per lot) as approved with the
preliminary plat findings. Submit the details of the picnic areas prior to City Engineer's
signature on the final plat.
Provide Three (3) fzdl size copies of landscape pTmr n~itTz tlae nforementloned changes prior to
obtaining Cir)~ Engineer's sigraadure ora Xlae frnal 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 I 1-3A-7.
7. Furore homes constructed in this subdivision shall substantially comply with the sample
elevations approved with the preliminary plat.
8. Staffls failw•e to cite specific ordinance provisions or conditions from the prelhinary plat does
not relieve the Applicant of responsibility for compliance.
9. Prior to the issuance of airy new building permit, the property shall be subdivided in accordance
with the UDC.
10. Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from
the Uuiled 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.
VII. GENERAL REQUIREMENTS
1. The applicant shall install sanitary sewer mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Worlcs 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 (ACRD) and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
Oak Leaf FP-13-036.doc PAGE 3
4. Upon installation of the landscaping and prior to inspection by Plamring Deparhnent 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 hr 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 sut•ety in the
amount of 125% of the total construction cost for all incomplete sewer, water infrastt•ucture prior
to final plat signattu'e. This surety will be verified by a lute 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 fo~7n of an irrevocable letter of credit,
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 infi•astructure for a dm'ation
of two years. This surety amount will be verified by a line item foal 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 mote information at 887-2211.
8. All development improvements, including bat not limited to sewer, water, fencing, pressw~ized
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 daring the plan review process, prior to the issuance of a plan
approval letter.
10. It shall he the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
I1. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Artny 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 I 1-12-31i.
14. Compaction test results shall be submitted to the Meridian Building Department for all building
pads t•eceiving engineered baclcfill, 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 ensm'e 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 inrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACRD. The design enghreer 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 stt•uchn•es 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 sh'uchu'es within the
project.
18. 100 Watt and 250 Watt, high-pressure sodium street lights shall be requh•ed on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All sheet lights
Oak Leaf FP-13-036.doc PAGE 4
shall be installed at developer's expense. Final design shall be submitted as past 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 contractot•'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 lrydrants). 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, which must include the
area oftlte 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 Suweyor. 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 Deparhnent 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 pt•oject 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 pressut•ized 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 convnon areas prior to
signature on the final plat by the City Engineer.
VIII. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat
C. Proposed Pinal Plat
D. Proposed Landscape Plan
Oak Leaf FP-13-036.doc PAGE 5
Exhibit A -Vicinity Map
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Exhibit D -Proposed Landscape flan
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Oak Leaf FP-13-036.doc PAGE 9