Staff ReportSTAFF REPORT E IDIAN~--
MEETING DATE: December 10, 2013 I D A H O
TO: Mayor and City Council
FROM: Sonya Wafters, Associate City Planner
208-884-SS33
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-13-044 -Golden Valley Subdivision
I. APPLICATION SUMMARY
The applicant, Providence Properties, LLC, has applied for a final plat (FP) consisting of 22 single-
family residential detached building lots and 4 common/other lots on 7.56 acres of land in an R-4
(medium low-density residential) zoning district.
II. STAFF RECOMMENDATION
Staff recommends approval of the Golden Valley Subdivision final plat 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 FP-13-044 as presented in the staff report for the hearing date of
December 10, 2013, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-13-044, as presented during the hearing on December 10, 2013, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-13-044 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 properly is located at 4515 S. Locust Grove Road, in the SE'/4 of Section 30, T. 3N.,
R. 1 E.
B. Applicant:
Providence Properties, LLC
P. O. Box 2648
Eagle, Idaho 83616
C. Owner:
James Vaughn
P.O. BOX 21 S
Cambridge, ID 83610
Golden Valley Subdivision FP-13-044.doc PAGE 1
D. Representative:
Kevin McCarthy, KM Engineering, LLP
9233 W. State Street
Boise, Idaho 83714
V. STAFF ANALYSIS
The proposed final plat depicts 22 single-family residential building lots and 4 common/other lots on
7.56 acres of land in an R-4 zoning district. The gross density of the proposed subdivision is 3.08
dwelling units (d.u.) per acre with a net density of 3.82 d.u. per acre. All of the proposed lots are for
single-family detached homes and comply with the dimensional standards of the R-4 zoning district
except for Lot 10, Block 1, which shall be revised to comply with the minimum street frontage of 30
feet.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat. Because the number of building lots and common area is the same, staff finds the proposed final
plat is in substantial compliance with the approved preliminary plat as required by UDC 11-6B-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-06-045; Development Agreement
Instrument No. 107056316) and preliminary plat (PP-13-020).
2. The applicant shall obtain the City Engineer's signature on the subject final plat within two years
of City Council's approval of the preliminary plat (by November 6, 2015) or apply for a time
extension in accord with UDC 11-6B-7.
3. Prior to submittal for the City Engineer's signature, the Certificate of Owners and the
accompanying acknowledgement shall be signed and notarized.
4. The final plat prepared by KM Engineering, stamped on October 18, 2013 by Aaron L. Ballard
shall be revised as follows:
a. Revise the street frontage for Lot 10, Block 1 to comply with the minimum street frontage of
30 feet on a cul-de-sac.
b. Revise plat note #8: "...~00 10.00 foot wide easement..."
c. Delete plat note #6 (does not need to be on the final plat)
d. Add plat note: "Bottom of building footings shall be set a minimum of 12-inches above the
established normal high ground water elevation."
5. The landscape plan prepared by KM Engineering, dated November 21, 2013, is approved as
submitted.
6. All fencing constructed on the site shall comply with the fencing plan shown on the landscape
plan in Exhibit D and with the standards listed in UDC 11-3A-7. Alternative compliance (ALT-
13-021) to UDC 11-3A-7A. 7 was approved for fencing on Lots 2, 4, and S, Block 2 abutting the
common area on Lot 1, Block 2.
If permanent fencing has not yet been constructed at the subdivision boundary at the time of
issuance of building permits, temporary construction fencing to contain debris during
construction shall be installed prior to release of building permits for this subdivision.
7. The rear of structures on Lots 16-19, Block 1 that back up to S. Locust Grove Road and the rear
of structures on Lots 2-5, Block 1 that back up to Wainwright Drive shall incorporate articulation
through changes in materials, color, modulation, and architectural elements (horizontal and
Golden Valley Subdivision FP-13-044.doc PAGE 2
vertical) to break up monotonous wall planes in accord with UDC 11-3A-19 and the Design
Manual.
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.
VII. GENERAL REQUIREMENTS
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. 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.
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, and prior to signature on the final plat.
6. 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 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, water and reuse infrastructure for
duration of two years. 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 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.
Golden Valley Subdivision FP-13-044.doc PAGE 3
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 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.
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 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.
Golden Valley Subdivision FP-13-044.doc PAGE 4
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.
V. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 7/31/13)
C. Proposed Final Plat (dated: 10/18/13)
D. Proposed Landscape Plan (dated: 11/21/13)
Golden Valley Subdivision FP-13-044.doc PAGE 5
Exhibit A -Vicinity Map
Golden Valley Subdivision FP-13-044.doc PAGE 6
Exhibit B -Approved Preliminary Plat (dated: 7/31/13)
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