Staff Report CC Casa Bella FPSTAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
Apri122, 2014
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
E IDIAN
IDAHO
Bruce Freckleton, Development Services Manager
208-887-2211
FP-14-016 -Casa Bella
I. APPLICATION SUMMARY
The applicant, Providence Properties, LLC, has applied for approval of a final plat consisting of one (1)
church lot, twenty-one (21) single-family residential lots and four (4) common lots on approximately
14.69 acres in the L-O and R-8 zoning districts.
II. STAFF RECOMMENDATION
Staff recommends approval of final plat (FP) application 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-14-016 as presented in the staff report for the hearing date of
April 22, 2014, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-14-016 as presented during the hearing on April 22, 2014, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-14-016 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 site is located on the west side of N. Locust Grove Road, midway between E. Chinden
Boulevard and E. McMillan Road, in the SE'/4 of Section 30, Township 4 North, Range 1 East.
(Parcel #50530417300)
B. Applicant:
Providence Properties, LLC
701 S. Allen Street, Suite #108
Meridian, ID 83642
C. Owner(s):
Church of Jesus Christ of Latter-day Saints
50 E. North Temple Street
Salt Lake City, UT 84150
Providence Properties, LLC
701 S. Allen Street, Suite # 108
Meridian, ID 83642
Casa Bella - FP-14-016 PAGE 1
D. Representative:
Kevin McCarthy, KM Engineering, LLP
9233 W. State Street
Boise, Idaho 83714
V. STAFF ANALYSIS
The proposed final plat consists of one (1) church lot, twenty-one (21) single-family residential lots
and four (4) common lots on approximately 14.69 acres. The average lot size for the residential
portion of the development is 7,184 square feet. The gross density of the development is 4.07
dwelling units per acre with a net density of 4.81 dwelling units per acre.
The proposed open space consists of the Locust Grove street buffer, 8-foot wide parkways and
passive open space. Overall open space proposed for the development is 0.59 acres which totals
approximately 11.6%. The open space is consistent with the overall project open space.
Because the number of buildable lots is the same and the amount of common open space is the same,
staff finds the proposed 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 rezone (RZ-13-013), preliminary plat (PP-13-032)
and recorded development agreement (Instrument No. 108108426) for this subdivision.
2. The applicant has until January 7, 2016, 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. Revise the notes on the face of the plat prepared by km Engineering, dated 03/17/14, prepared by
Aaron L. Ballard, prior to signature on the final plat by the City Engineer, as follows:
• Note #5: Add Common Lot 14, Block 1.
• Add Note # 18 -The bottom elevation of structural footings shall be set a minimum of 12-
inches above the highest established normal ground water elevation.
The applicant shall comply with the submitted landscape plan prepared by Baer Design Group,
LLC, dated March 20, 2014, with the following changes:
• If the unimproved street right-of--way along N. Locust Grove Road is 10 feet or greater
from the edge of pavement to edge of sidewalk or property line, and street widening project
is not in the transportation authority's five year funded plan, the developer is required to
maintain a 10-foot wide compacted gravel shoulder meeting the construction standards of
the transportation authority and landscape the remainder with lawn or other vegetative
ground cover in accord with UDC 11-3B-7C.5.
The applicant shall include the existing landscape buffer developed on the church lot (Lot
13, Block 1) on the submitted landscape plan. The width of the landscape buffer shall be
measured from the ultimate curb location as anticipated by ACRD. The detached 10-foot
wide multi-use pathway shall have an average minimum separation of greater than four feet
(4') to back of curb. The revised landscape plan shall depict the ultimate right-of--way (curb
location) as anticipated by ACRD to ensure the required 25-foot landscape buffer is being
provided in accord with UDC 11-3B-7C.
Casa Bella - FP-14-016 PAGE 2
The 8-foot parkways along E. Strauss Drive and N. Midnight Haze Avenue may be
installed at the time of lot development as set forth in UDC 11-6C-3H. The parkways shall
be planted in accord with UDC 11-3A-17E and UDC 11-3B-7C. The applicant shall add a
note on the landscape plan stating the installation of the parkway will be done with lot
development. The applicant shall enter into a license agreement for the right-of--way
(ROW) landscaping and reference the recorded agreement on the face of the plat.
• Provide a detailed fence plan prior to signature on the final plat.
• Any landscaping near the construction zone must remain protected.
• All common open space and site amenities shall be maintained by a homeowner's
association as set forth in UDC 11-3G-3F1.
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. 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.
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 new building permits, the property shall be subdivided in accordance
with the UDC.
9. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.
Temporary construction fencing to contain debris shall be installed at the subdivision boundary
prior to release of building permits for this subdivision.
10. The applicant shall comply with the submitted home elevations approved with the preliminary
plat.
11. Applicant shall be required to install a fire hydrant adjacent to the east edge of the right-of--way in
lieu of a blow-off at the north end of N. Midnight Haze Avenue.
12. Prior to signature on the final plat, a public pedestrian easement for the multi-use pathway along
Locust Grove Road shall be submitted to the Planning Division of the Community Development
Department and approved by the City Council and recorded if located outside of the public right-
of-way.
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 Deparhnents 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
Casa Bella - FP-14-016 PAGE 3
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, 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 11-5C-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.
Casa Bella - FP-14-016 PAGE 4
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. Contact the City of
Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of
existing street lighting.
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.
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. EXHIBITS
A. Vicinity Map
B. Approved Casa Bella Subdivision (PP-13-032)
C. Proposed Final Plat
D. Proposed Landscape Plan
Casa Bella - FP-14-016 PAGE 5
Exhibit A -Vicinity Map
Casa Bella- FP-14-016 PAGE 6
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Exhibit B -Approved Casa Bella Subdivision (PP-13-032)
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Casa Bella - FP-14-016 PAGE 9
Exhibit D. -Proposed Landscape Plan
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