HomeMy WebLinkAboutStaff Report CC TM Creek Sub No. 1 FPSTAFF REPORT
MEETING DATE:
TO:
FROM:
SUBJECT:
November 5, 2014
Mayor and City Council
Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
FP -14-039 — TM Creek Subdivision No. 1
I. APPLICATION SUMMARY
E IDIAN*,----
IDAHO
The applicant, SCS Brighton, LLC, has applied for final plat (FP) approval of 8 commercial building
lots and 1 common area lot on 6.88 acres of land in a C -G zoning district for TM Creek Subdivision
No. 1.
II. STAFF RECOMMENDATION
Staff recommends approval of the TM Creek Subdivision No. 1 final plat based on the analysis
provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number FP -14-039 as presented in the staff report for the hearing date of
November 5, 2014, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP -14-039, as presented during the hearing on November 5, 2014, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP -14-039 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 property is located at the southeast corner of W. Franklin Road and S. Ten Mile
Road, in Section 14, T. 3N., R. 1 W.
B. Applicant:
SCS Brighton, LLC
12601 W. Explorer Dr. #200
Boise, ID 83713
C. Owner:
Same as applicant
TM Creek Subdivision No. 1 FP-14-039.doc PAGE 1
D. Representative:
Michael D. Wardle, Brighton Corporation
12601 W. Explorer Dr. #200
Boise, ID 83713
V. STAFF ANALYSIS
The proposed final plat depicts 8 building lots and 1 common area lot on 6.88 acres of land in a C -G
zoning district. Development of the lots proposed in this phase are required to comply with the
dimensional standards of the C -G zoning district listed in UDC Table 11-2B-3.
Staff has reviewed the proposed plat for compliance with the aforementioned dimensional standards
and found the plat to be in compliance with those standards.
In accord with the preliminary plat conditions of approval, the applicant submitted a phasing plan for
the development, included in Exhibit C. Staff has no objections to the phasing plan; development of
the site should substantially comply with the phasing plan.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and
although the lot configuration is a little different, it's still in substantial conformance per the standards
listed in UDC 11-613-3C.2, as the number of buildable lots and the amount of open space are the
same.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ -13-015, Development Agreement
Instrument #114045759); and preliminary plat (PP -13-030).
2. The applicant shall obtain the City Engineer's signature on the final plat within two (2) years of
City Council approval of the preliminary plat (on or before April 1, 2016); or, apply for a time
extension on the preliminary plat in accord with UDC 11-613-7.
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. The final plat prepared by Timberline Surveying, stamped on 9/30/14 by Lawrence H. Koerner,
shown in Exhibit C shall be revised as follows:
a. Include the recorded instrument numbers for the ACHD sidewalk easements and
access/utility easement on the face of the plat.
b. Depict the ACHD sidewalk easement along Ten Mile Road in the location required below in
condition #5c.
c. A 5 -foot wide dry -utilities corridor should be provided along both sides of the street curb
along Ten Mile Creek Drive and Franklin Crossing Avenue in accord with the TMISAP
unless utilities are located in the street, or as otherwise approved.
d. A 20 -foot wide landscaped street buffer is required along both sides of W. Ten Mile Crossing
Drive, a collector street, in accord with UDC Table 11-213-3 and shall be on common lots or
on permanent dedicated buffers to be maintained by the property owner or business owner's
association in accord with UDC 11-313-7C.2.
5. The landscape plan prepared by The Land Group, dated August 29, 2014, shown in Exhibit D,
shall be revised as follows:
a. The label "PB" is depicted on the plan but is not included in the plant schedule; revise
accordingly.
TM Creek Subdivision No. 1 FP-14-039.doc PAGE 2
b. A 20 -foot wide landscaped street buffer is required along both sides of W. Ten Mile Crossing
Drive, a collector street, in accord with UDC Table 11-213-3 and landscaped in accord with
the standards listed in UDC 11 -3B -7C.
c. A 10 -foot wide detached pathway is required along S. Ten Mile Road some distance from the
roadway in accord with the Development Agreement.
d. Street lights at a pedestrian scale are required within the tree/lawn area along S. Ten Mile
Road and W. Ten Mile Crossing Drive in accord with the TMISAP; depict on plan.
6. The applicant shall submit a minimum 14 -foot wide public pedestrian easement for the multi -use
pathway along S. Ten Mile Road to the Park's Department for approval by City Council and
recordation, prior to signature on the first final plat by the City Engineer.
7. The applicant shall coordinate with Elroy Huff, the City Arborist, (888-3579) prior to removal of
any trees on the site. Mitigation may be required for any trees removed from the site in accord
with the standards listed in UDC 11 -3B -IOC.
8. All fencing installed on the site shall comply with the standards listed in UDC 11-3A-6 and 1I -
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.
9. Development of this site should substantially comply with the phasing plan included in Exhibit C.
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 City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The City of Meridian owns and operates a reclaimed water
system along the South Ten Mile Road frontage of this parcel. Applicant shall coordinate with
the Public Works Department on the possible connection to this system for the provision of
landscape irrigation water.
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.
TM Creek Subdivision No. 1 FP- 14-03 9.doc PAGE 3
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
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
TM Creek Subdivision No. 1 FP- 14-039.doc PAGE 4
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. Easements must be submitted and approved prior receiving development plan
approval.
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.
V. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 5/8/14)
C. Proposed Final Plat (dated: 9/30/14) & Phasing Plan
D. Proposed Landscape Plan (dated: 8/29/14)
TM Creek Subdivision No. 1 FP-14-039.doc PAGE 5
Exhibit A — Vicinity Map
TM Creek Subdivision No. 1 FP-14-039.doc PAGE 6
Exhibit B — Approved Preliminary Plat
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TM Creek Subdivision No. 1 FP- 14-039.doc PAGE 7
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