Staff Report CCSTAFF REPORT
MEETING DATE: June 3, 2014(L.,Z
ERIDIAN.,
-
TO: Mayor and City Council IDAHO
FROM: Bill Parsons, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP -14-023 — Sagewood Subdivision
I. APPLICATION SUMMARY
The applicant has applied for final plat (FP) approval for two (2) office lots, forty-five (45) single-
family residential building lots and eight (8) common lots on approximately 15.62 acres of land in the
L -O and R-8 zoning districts.
II. STAFF RECOMMENDATION/DECISION
Staff recommends approval of the Sagewood 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 -14-023 as presented in the staff report for the hearing date of June
3, 2014, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP -14-023, as presented during the hearing on June 3, 2014, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP -14-023 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 #'s: S1224212601, S1224212720 and S1224212805)
The site is located on the south side of W. Overland Road; approximately 650 feet west of S.
Stoddard Road in the northwest 1/4 of Section 24, Township 3 North, Range 1 West.
B. Applicant:
Sagewood Overland, LLC
1735 S. Millennium Way
Meridian, ID 83642
C. Owners:
Sagewood Overland, LLC
1735 S. Millennium Way
Sagewood Subdivision FP -14-023 PAGE 1
Meridian, ID 83642
Dexter King
1195 W. Overland Road
Meridian, ID 83642
D. Representative:
Becky McKay, Engineering Solutions, LLP
1029 N. Rosario Street, Ste. 100
Meridian, Idaho 83642
V. STAFF ANALYSIS
The proposed final plat depicts two (2) office lots, forty-five (45) single-family residential building
lots and eight (8) common lots on 15.62 acres of land in the L -O and R-8 zoning districts. The
average lot size for the residential portion of the development is 7,289 square feet. The gross density
of the development is 3.98 dwelling units per acre with a net density of 5.98 dwelling units per acre.
The proposed open space for the residential portion of the development consists of a 1.12 acre pocket
park, 8 -foot wide parkways, and a micropath. Qualifying open space proposed for the development is
1.61 acres which totals approximately 14.2%. The open space complies with the overall project open
space approved with the Sagewood development.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and
found it to be in substantial conformance per UDC 11 -6B -3C as the number of buildable lots and the
amount of open space are the same.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall comply with all terms of the approved Sagewood annexation (AZ -13-012),
preliminary plat (PP -13-026) and recorded development agreement (DA #114034783).
2. The applicant has until December 3, 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. Per the recorded development agreement, a cross-access/ingress-egress easement shall be granted
to the properties to the west and the east (parcels S1224223106 and R2928160100) as shown on
the submitted concept plan. A recorded copy of the easement shall be submitted with the first
Certificate of Zoning Compliance application for the site OR a note added to the face of the plat
that references the recorded cross access agreement.
5. Prior to the City Engineer's signature on the final plat, the existing structures on Lot 1, Block 2
shall be removed and all existing wells and septic systems abandoned.
6. The final plat prepared by Engineering Solutions, LLP, stamped on May 8, 2014, 2014 by Clinton
W. Hansen, shall be revised as follows:
a. Notes #10 and 14: Insert the recorded instrument numbers.
b. Note #15: Insert recorded instrument number 114034783.
c. Graphically depict a 10 -foot wide landscape buffer easement on the east boundary of Lott,
Block 1 and the west boundary of Lot 1, Block 2.
Sagewood Subdivision FP -14-023 PAGE 2
7. The landscape plan prepared by South Landscape Architecture, dated 05/07/14, is approved as
submitted.
8. Details of the covered picnic area proposed for Lot 9, Block 3 shall be submitted and approved by
the Planning Division prior to signature on the final plat.
9. All fencing installed on the site shall comply with UDC 11-3A-6 and 11-3A-7. If permanent
fencing does not exist at the subdivision boundary, temporary construction fencing to contain
debris shall be installed around this phase prior to release of building permits for this subdivision.
10. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
11. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
12. The applicant shall comply with the submitted home elevations approved with the preliminary
plat.
13. The applicant shall submit a final approval letter from the Street Naming Committee approving
the street names for the proposed subdivision.
14. Prior to developing the office lots (Lot 1, Block 1 and Lot 1, Block 2), 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.
15. 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.
16. A condition was placed on the approved Preliminary Plat, which restricted the development of
lots to no more than 25 until such time as another water main connection can be made or a second
connection is made to the Overland Road main. This restriction has since been modified by the
Meridian City Council to eliminate the restriction.
17. Due to the elevation differentials in this development, the applicant shall be required to submit an
engineered master grading and drainage plan for approval by the Community Development
Department. This plan shall establish, at a minimum; the finish floor elevation of each building
lot, the finish grade elevations of the rear lot corners, the drainage patterns away from each
building pad, the drainage patterns of the overall blocks, and any special swales or subsurface
The engineer will evaluate if rear yard drains are necessary and provide the drainage features
necessary to control and maintain storm water drainage. Applicant's engineer shall consult the
2009 International Residential Code when establishing the finish floor elevations and drainage
patterns away from the building pads.
18. With the application for a building permit, the home builder shall submit plans consistent with the
approved master grading and drainage plan for the subdivision. If deviations from the approved
master grading and drainage plan are proposed, they must be submitted and approved by the
Community Development Department prior to the issuance of a building permit. Any such
revision proposal shall be accompanied by a written authorization from the Developer to allow a
revision to the master lot grading plan.
VII. GENERAL REQUIREMENTS
1. Sanitary sewer service for this development shall be from an extension of the existing main stub
in W. Overland Road adjacent to the Hardin Drain. The master planned routing traverses along
the Harden Drain, across a neighboring property. The applicant will be responsible for the
Sagewood Subdivision FP -14-023 PAGE 3
acquisition of the necessary temporary construction easement and permanent easements, as well
as the construction of this off-site main. Failure to obtain the necessary easements for the
construction of the sanitary sewer essentially renders this development unviable.
2. This development shall connect to the existing domestic water main in W. Overland Road at the
intersection of S. Sagewood Avenue. The preliminary plat also shows a future connection to the
south into the future Meridian School District Middle School parcel, and two other future
connections to the parcel adjacent to the west.
3. Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. 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.
4. Per Meridian City Code, the applicant shall be responsible to install sewer and water mains to and
through this development.
5. 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 shall be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single -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.
6. Any existing structures that are required to be removed shall be removed prior to signature on the
final plat by the City Engineer.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non -approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
8. 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.
9. 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.
10. Street signs are to be in place, water and sewer system shall be approved and activated, fencing
installed, drainage lots constructed, road base approved by the Ada County Highway District and
the Final Plat for this subdivision shall be recorded, prior to applying for building permits.
11. A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
12. All development improvements, including but not limited to sewer, water, fencing, micro -paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
Sagewood Subdivision FP -14-023 PAGE 4
13. 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.
14. 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.
15. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
16. Developer shall coordinate mailbox locations with the Meridian Post Office.
17. 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.
18. 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.
19. 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.
20. 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.
21. 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.
22. 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.
23. 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.
24. 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 prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
Sagewood Subdivision FP -14-023 PAGE 5
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.
25. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
V. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat
C. Proposed Final Plat (stamped/dated: 05/08/14)
D. Proposed Landscape Plan (dated: 05/07/14)
Sagewood Subdivision FP -14-023 PAGE 6
Exhibit A — Vicinity Map
Vicinity Map 0 0.175 0.35 Res
Print Data: 5/22/2014
Sagewood Subdivision FP -14-023 PAGE 7
Exhibit B — Approved Preliminary Plat
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Exhibit C — Proposed Final Plat (dated: 05/08/14)
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