HomeMy WebLinkAboutStaff Report CCSTAFF REPORT
MEETING DATE: February 4, 2014 E IDIAN~--
TO: Mayor and City Council ~ ~ ~` H 0
FROM: Sonya Wafters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-14-001; ALT-14-001 -Zebulon Commons Subdivision
I. APPLICATION SUMMARY
The applicant, The Traditions by Amyx II, LLP, has applied for final plat (FP) approval of 38 single-
family residential building lots and 4 common other lots on 13.56 acres of land in the R-8 zoning
district.
The applicant also requests Director approval of a request for alternative compliance to UDC 11-3B-
7C.2a which requires landscape buffers along streets to be located at all subdivision boundaries. The
applicant requests that a street buffer is not required in front of the existing home that fronts on
Wainwright Drive and that the existing fencing along Wainwright is allowed to remain.
II. STAFF RECOMMENDATION/DECISION
Staff recommends approval of the Zebulon Commons 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. The Director approved the Applicant's request for
alternative compliance per the Findings in Exhibit E.
III. PROPOSED MOTION
Approval
I move to approve File Number FP-14-001 as presented in the staff report for the hearing date of
February 4, 2014, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-14-001, as presented during the hearing on February 4, 2014, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-14-001 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 south of E. McMillan Road and west of N. Eagle Road, in the NE
'/4 of Section 32, T. 4N., R. lE. (Parcel #50532142010; 50532142020; 50532142154;
50532142184)
Zebulon Commons Subdivision FP-14-001; ALT-I4-OOl.doc PAGE
B. Applicant:
The Traditions by Amyx II, LLP
13967 W. Wainwright Drive, Ste. 102
Boise, Idaho 83713
C. Owners:
The Traditions by Amyx II, LLP
13967 W. Wainwright Drive, Ste. 102
Boise, Idaho 83713
Mark Thompson
2980 E. Wainwright Drive
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 38 single-family residential building lots and 4 common other lots on
13.56 acres of land. The property is zoned R-8. The gross density of the single-family portion of the
development is 2.8 dwelling units per acre with a net density of 3.44 dwelling units per acre. The
average lot size is 10,846 square feet.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (PP-13-017). Because the number of buildable lots and common area is the same, staff deems the
final 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 annexation & zoning (AZ-OS-047) and preliminary
plat (PP-13-017).
2. The applicant shall obtain the City Engineer's signature on the final plat within two years of City
Council approval of the preliminary plat (by October 1, 2015), 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 final plat prepared by Engineering Solutions, LLP, stamped on November 27, 2013 by
Clinton W. Hansen, shall be revised as follows:
a. Notes #13 and 14: Include the recorded instrument numbers
b. Note #15: add...This lot will be allowed one driveway access to E. Wainwright Drive.
5. The landscape plan prepared by Jensen Belts Associates, dated November 26, 2013, is approved
as submitted.
6. The existing barn on Lot 5, Block 4 shall be removed prior to signature on the final plat by the
City Engineer.
Zebulon Commons Subdivision FP-14-001; ALT-I4-OOl.doc PAGF
7. 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.
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.
10. Domestic water and sewer service is contingent on the orderly completion of the utilities within
Zebulon Village Subdivision adjacent to the west. Due to fire flow concerns, the water main in E.
Milford Street must be completed and activated, and the sanitary sewer main must be completed
and tested prior to any building activity in this 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.
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, 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.
Zebulon Commons Subdivision FP-14-001; ALT-I4-OOl.doc PAGF
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.
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. Applicant shall also include the location of any existing street
lights in the development plan set. 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
Zebulon Commons Subdivision FP-14-001; ALT-I4-OOl.doc PAGF
(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
signature on the final plat by the City Engineer.
V. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 5/23/13)
C. Proposed Final Plat (stamped/dated: 11/27/13)
D. Proposed Landscape Plan (dated: 11/26/13)
E. Alternative Compliance Findings
Zebulon Commons Subdivision FP-14-001; ALT-I4-OOl.doc PAGF
Exhibit A -Vicinity Map
Zebulon Commons Subdivision FP-14-001; ALT-I4-OOl.doc PAGE
Exhibit B -Approved Preliminary Plat (dated: 5/23/13)
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F. Alternative Compliance Findings (UDC 11-SB-SE)
In order to grant approval for alternative compliance, the Director shall determine the following
findings:
1. Strict adherence or application of the requirements is not feasible; OR
The Director finds the requirement for a buffer along Wainwright Drive in front of Lot 4, Block 4
is not feasible due to the City Council approving the existing fence located at the back edge of the
sidewalk to remain.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
Because the City Council approved the applicant's request not to provide a street buffer along
Wainwright Drive, the applicant is not proposing an alternative means of complying with the
requirement. Therefore, this finding is not applicable.
3. The alternative means will not be materially detrimental to the public welfare or impair the
intended uses and character of the surrounding properties.
The Director finds that not providing the street buffer along Wainwright Drive will not be
detrimental to the public welfare or impair the intended uses and character of the surrounding
properties.
Zebulon Commons Subdivision FP-14-001; ALT-I4-OOl.doc PAGE