Staff ReportSTAFF REPORT
MEETING DATE: November 6, 2013 E IDIAN~
TO: Mayor and City Council I D A H O
FROM: Bill Parsons, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-13-040 -Touchstone Place Subdivision
I. APPLICATION SUMMARY
The applicant has applied for final plat (FP) approval consisting of sixteen (16) multi-family
residential lots and seven (7) common/other lots on approximately 4.49 acres of land in the R-15
zoning district.
II. STAFF RECOMMENDATION
Staff recommends approval of the Touchstone Place Subdivision final plat 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-13-040 as presented in the staff report for the hearing date of
November 6, 2013, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-13-040, as presented during the hearing on November 6, 2013, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-13-040 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: (Parcel Nos. S 1107120605 and S 1107120615)
The site is located on the south side of E. Fairview Avenue; west of N. Stonehenge Way in the
northeast'/4 of Section 07, Township 3 North, Range 1 East.
B. Applicant/Owner:
Iron Mountain Real Estate
3681 N. Locust Grove Road
Meridian, ID 83646
C. Representative:
Kent Brown
Touchstone Place Subdivision FP-13-040
3161 E. Springwood Drive
Meridian, Idaho 83642
V. STAFF ANALYSIS
The proposed final plat consists of sixteen (16) multi-family residential lots and seven (7)
common/other lots on approximately 4.49 acres of land in the R-15 zoning district. The proposed
gross density of the subdivision is 14.25 dwelling units per acre. All of the buildable lots proposed in
the development comply with the dimensional standards of the R-15 zoning district.
The proposed open space totals 38,332 square feet (0.88 acres) which is approximately 19.2% of the
site which is consistent with the overall project open space requirements approved with the
preliminary plat and the recorded development agreement. The landscaping proposed for Lots 9 and
18, Block 1 and the site amenities for the development are tied to the approval of the conditional use
permit and will be reviewed for conformance with a future certificate of zoning compliance and
administrative design review application.
Staff has reviewed the proposed final plat for substantial compliance with the proposed preliminary
plat (PP-13-009). Since the number of buildable lots and common open space is the same, staff finds
the final plat to be in substantial compliance with the preliminary plat as required by UDC11-6B-
3 C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved preliminary plat (PP-13-009), conditional use
permit (CUP-13-003) and recorded development agreements (instrument #106087189 and
#113103824) approved for this site.
2. The applicant has until August 13, 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, as well as the endorsement of the Ada
County Highway District.
4. The final plat prepared by prepared by Bailey Engineering, Inc. shall be revised as follows:
a. Note #6 shall be revised to indicate the easement width as 30-feet, due to both sewer and
water utilities sharing the easement.
b. Add a note that states this subdivision is subject to a development agreements recorded as
Instrument #106087189 and #113103824.
c. The plat shall be stamped, signed and dated by the Professional Land Surveyor.
d. Add a note to the plat that identifies the hatch marks across Lots 1, 8 and 22, Block 1 is cross
access for the benefit of the adjacent properties.
5. The landscape plan attached as Exhibit D shall be revised as follows:
a. Lot 12, Block 1 and Lot 1, Block 2 shall be landscaped in accord with UDC 11-3B-7C. The
landscaping proposed for these lots may be installed in conjunction with the multi-family
development in accord with UDC 11-3B-14B3.
b. Lots 1 and 22, Block 1 shall be landscaped in accord with UDC 11-3B-7C.
c. Per UDC 11-3B-10, the applicant shall work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the existing trees
on site. Include the mitigation plan on the revised landscape plan.
Touchstone Place Subdivision FP-13-040
d. Construct an attached 10-foot wide multi-use pathway on the south side of E. Wilson Street.
The pathway shall be constructed in accord with UDC 11-3A-8 and UDC 11-3B-12.
Coordinate with ACHD regarding incorporating the 10-foot pathway as part of the right-of-
way (ROW). If the 10-foot multi-use pathway is not part of the ROW, a public pedestrian
easement for the multi-use pathway along E. Wilson Street shall be submitted to the Planning
Division of the Community Development Department, approved by the City Council and
recorded.
e. All landscape improvements approved with the proposed subdivision must be installed prior
to releasing occupancy for any four-plea structure constructed within the subdivision.
£ The applicant shall provide a landscape plan that is designed by a landscape architect,
landscape designer or qualified nurseryman in accord with UDC 11-3B-3.
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. All fencing installed on the site must be consistent with the standards listed in UDC 11-3A-7. If
permanent fencing does not exist at the subdivision boundary, temporary construction fencing to
contain debris shall be installed prior to release of building permits for this subdivision.
7. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
8. Prior to the issuance of any building permits, the final plat must be recorded.
9. 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.
10. Prior to developing any of the multi-family lots, a certificate of zoning compliance and design
review application shall be submitted to the Planning Division for review and approval prior to
issuance of building permits.
11. The applicant shall submit a final approval letter from the Street Naming Committee approving
the street names for the proposed subdivision.
VII. GENERAL REQUIREMENTS
1. Sanitary sewer service to this development is available via extension from the existing mains in
N. Sandlin Avenue. 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 from the existing main in N. Sandlin Avenue
and E. Fairview Avenue. The applicant shall be responsible to install water mains to and through
this development, coordinate main size and routing with Public Works.
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.
Touchstone Place Subdivision FP-13-040
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. 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. Prior to the approval of the development plans, the design 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. 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.
Touchstone Place Subdivision FP-13-040
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
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 wells 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
development plan approval by the Community Development Department.
VIII. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat
C. Proposed Final Plat
D. Proposed Landscape Plan
Touchstone Place Subdivision FP-13-040
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Touchstone Place Subdivision FP-13-040 6
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Touchstone Place Subdivision FP-13-040 '7
Exhibit C -Proposed Final Plat
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Touchstone Place Subdivision FP-13-040 8
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