Reardon Sub Staff ReportSTAFF REPORT
MEETING DATE: July 15, 2014 CfE R I D I A N
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 -14-030 — Reardon
I. APPLICATION SUMMARY
The applicant, CS2, LLC, has applied for a final plat (FP) consisting of ten (10) residential building
lots and two (2) common/other lots on 1.96 acres of land in the R-8 zoning district.
II. STAFF RECOMMENDATION/DECISION
Staff recommends approval of Reardon Subdivision 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 -14-030 as presented in the staff report for the hearing date of July
15, 2014, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP -14-030, as presented during the hearing on July 15, 2014, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP -14-030 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 #R3531730020)
The subject property is located near the southwest corner of W. Cherry Lane and N. Summertree
Way in the NW 1/4 of Section 10, T.3N., R. IW.
B. Applicant/Owner:
CS2, LLC
8921 W. Hackamore Drive
Boise, ID 83703
C. Representative(s):
Bob Unger, ULC Management, LLC
6104 N. Gary Lane
Boise, ID 83714
Reardon FP -14-030 PAGE 1
V. STAFF ANALYSIS
The proposed final plat depicts ten (10) residential building lots and two (2) common/other lots on
5.27 acres of land in the R-8 zoning district.
With the final plat submittal, the recorded development agreement requires the applicant to provide
recorded documentation as follows:
1) relinquishes the 30 -foot wide private road easement and;
2) identifies the responsible party for the maintenance and ownership of the private driveway on
Lot 7, Block 2.
The applicant has recorded the shared use and maintenance agreement (instrument #114036562) that
complies with the aforementioned requirements. As part of the recorded agreement, the applicant
must deed Lot 7, Block 2 to the property owner of parcel #S 1210212530 upon recordation of the plat
in exchange for relinquishing the private street easement. A condition of the preliminary plat requires
the applicant to provide a 5 -foot wide landscape buffer along the west boundary of Lot 6, Block 2 to
prohibit lot access to the private driveway. Because the private driveway is not a common driveway
and ownership of Lot 7, Block 2 will be conveyed to the southern property owner, staff finds this
condition is no longer warranted.
Further, the recorded agreement stipulates that the developer will seek the City's approval of N. Jones
Creek Court for the proposed street name. The applicant is seeking Council's approval to overturn
the Street Naming Committees recommended street name of W. Aspen Creek Court in favor of W.
Jones Creek Court.
Staff has discussed the requested street name change with the City's Addressing Specialist, Police and
Fire Departments. Both the City's Addressing Specialist and the Fire Department support the Street
Naming Committees recommended street name. The Police Department has expressed no concerns
with the street name proposed by the applicant.
Under the Unified Development Code, the City Council has the authority to approve the proposed
street names. Prior to City Engineer's signature on the final plat, the applicant is responsible for
obtaining the final approval letter from the Street Naming Committee approving the proposed street
name for the subdivision.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (PP -14-003). Because the number of building lots shown on the final plat is the same as the
approved preliminary plat and the amount of open space number has increased, staff deems the final
plat to be in substantial compliance as required by UDC 11 -6B -3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved rezone, preliminary plat (RZ- 14-002 and PP -14-003)
and development agreement (DA #114036596) for this site.
2. The applicant has until April 15, 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. The applicant shall maintain surface water delivery and or drainage to parcel #S1210212720 in
accord with Title 42 of the Idaho State Statutes.
5. The final plat prepared by Westbound Surveying Services, stamped on June 4, 2014 by Michael E.
Marks, shall be revised as follows:
Reardon FP -14-030 PAGE 2
a. Note #3: Insert instrument #114036596.
b. Note #5: Replace Nampa Meridian Irrigation District with Settlers Irrigation District.
c. Note #8: Insert the CCR's instrument number after recordation of the plat.
d. Note #12: Add "in accord with the shared maintenance and use agreement recorded as
instrument #114036562."
e. Add a note to the plat that states the homes on Lots 1 and 2, Block 2 shall front and access
from W. Aspen Creek Court.
I. A cross-access/ingress-egress easement shall be granted to the property to the north (parcel
#R3531730010) through Lot 1, Block 1per the approved preliminary plat. A note shall be
added to the face of the plat that references the recorded cross access agreement.
6. The landscape plan prepared by The Land Group, dated 06/02/14, shall be revised as follows:
a. Construct a 25 -foot wide landscape along the entire frontage of W. Cherry Lane in accord
with UDC -11 -3B -7C.
b. All fencing constructed with the development shall be designed in accord with UDC 11-3A-
7.
c. A written certificate of completion should be prepared by the landscape architect, designer, or
qualified nurseryman responsible for the landscape plan. All standards of installation should
apply as listed in UDC 11-311-14.
7. Future homes constructed within the subdivision must comply with the submitted elevations
attached in the recorded development agreement.
8. 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.
9. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
10. Temporary construction fencing shall be installed around the perimeter of the development prior to
release of building permits for this subdivision.
11. Staffs failure to cite specific ordinances, conditions from the preliminary plat or the recorded
development agreement does not relieve the applicant of responsibility for compliance.
12. Prior to City Engineer's signature on the final plat, the applicant is responsible for obtaining the
final approval letter from the Street Naming Committee approving the proposed street name for the
subdivision.
VII. GENERAL REQUIREMENTS
1. 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.
Reardon FP -14-030 PAGE 3
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 (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.
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, and
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 ACHD. The design engineer shall provide certification that the facilities have been installed in
Reardon FP -14-030 PAGE 4
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. 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, 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.
VIII. EXH BITS
A. Vicinity Map
B. Approved Preliminary Plat (PP -14-003)
C. Proposed Final Plat (stamped/dated: 06/04/14)
D. Proposed Landscape Plan (dated: 06/02/14)
Reardon FP -14-030 PAGE 5
Exhibit A — Vicinity Map
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Reardon FP -14-030 PAGE 6
Exhibit B — Approved Preliminary Plat
Reardon FP -14-030 PAGE 7
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Reardon FP -14-030 PAGE 7
Exhibit C — Proposed Final Plat (dated: 06/04/14)
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Reardon FP -14-030 PAGE 8
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Reardon FP -14-030 PAGE 8
Exhibit D: Landscape Plan (dated: 06/02/14)
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Reardon FP -14-030 PAGE 9