HomeMy WebLinkAboutStaff Report CCSTAFF REPORT
Hearing Date:
TO:
FROM:
March 18, 2014
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
E IDIAN~--
IDAHO
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-14-008 - Solterra Subdivision
I. APPLICATION SUMMARY
The applicant has applied for approval of a final plat consisting of 3 commercial lots, 1 church lot, forty-
three (43) residential lots and eight (8) common/other lots on approximately 16.22 acres of land in the C-
G, L-O and R-15 zoning districts.
IL STAFF RECOMMENDATION
Staff recommends approval of the proposed 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-14-008 as presented in the staff report for the hearing date of
March 18, 2014, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-14-008 as presented during the hearing on March 18, 2014, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-14-008 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 on the northeast corner of E. Fairview Avenue and N. Hickory
Way, in the SE'/4 of Section O5, Township 3 North, Range 1 East. (Parcel #5110543815)
B. Owner:
Capital Christian Center
2760 E. Fairview Avenue
Meridian, ID 83642
C. Applicant:
Conger Management Group
1627 S. Orchard Street, Suite #24
Boise, Idaho 83705
Solterra - FP-14-008 PAGE 1
V. STAFF ANALYSIS
The proposed final plat depicts three (3) commercial lots, one (1) church lot and forty-three (43)
single-family residential building lots and eight (8) common/other lots on 16.22 acres of land. The
property is zoned C-G, L-O and R-15. The gross density of the single-family portion of the
development is 7.85 dwelling units per acre. The average lot size is 3,604 square feet.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (PP-13-037). 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 comprehensive plan map amendment, rezone,
preliminary plat (CPAM-13-002, RZ-13-015 and PP-13-037) and recorded development
agreements (Instrument No.114011562) for this subdivision.
2. The applicant has until February 11, 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. Prior to the City submittal, the Idaho Professional Land Surveyor preparing the plat shall stamp,
sign and date each page of the final plat map, including the Certificate of Surveyor.
5. Revise the notes on the face of the plat prepared by Timberline Surveying, by Russell E. Badgley,
prior to signature on the final plat by the City Engineer, as follows:
• Add a note that references the recorded development agreement (Instrument #114011562).
• Depict a 10-foot wide landscape easement on Lot 5, Block 1 adjacent to N. Solterra Way.
• Depict a 20-foot wide landscape easement on Lots 2 and 5, Block 1 adjacent to N. Hickory
Way.
• Add a note on the final plat that states the cross access drive across Lots 2-5, Block 1 is for
the benefit of these parcels and the property to the east for ingress/egress.
• Add a note on the plat that states Lot 12, Block 2 is for the benefit of Lots 13-17 for the
purpose of ingress/egress. All properties that abut the common driveway shall take access
from the driveway unless separated by a minimum 5-foot wide landscaped common lot. All
common driveways shall be constructed in accordance with UDC 11-6C-3D, and be paved
a minimum of 20-feet wide with a surface capable of supporting 75,000 lbs.
• Remove Lot 1, Block 1 from note #8 and include Lot 1, Block 2.
• Add a note to the plat that states Lot 1, Block 1 shall be owned and maintained by an
owner's association or in lieu of the common lot depict a 25-foot wide landscape easement
which is to be maintained by the lot owners. The landscape easements on Lot 5, Block
1(church lot) shall be maintained by the owner.
• Note #9: Insert instrument number.
6. The applicant shall comply with the submitted landscape plan prepared by Mychal Gorden
Design, dated November 6, 2013, with the following changes:
• All fencing shall be installed in accordance with UDC 11-3A-7. Per UDC 11-3A-7A7a, the
applicant is responsible for fencing micropaths and pathway lots to distinguish the common
Solterra - FP-14-008 PAGE 2
areas from the private areas. Where the buildable lots abut internal common lots fencing
must either be 4-foot solid or 6-foot open vision. Provide a detailed fence plan prior to
obtaining City Engineer's signature on the final plat.
Install the proposed landscape improvements and provide a10-foot wide pathway within
Lot 1, Block 1. The width of the buffer shall be measured from the ultimate curb location as
anticipated by ACRD. The detached pathway shall have an average minimum separation of
greater than four feet (4') to back of curb. The revised plan shall depict the ultimate right-
of-way as anticipated ACHD to ensure the required 25-foot landscape buffer is being
provided in accord with UDC 11-3B-7C.
If the unimproved street right-of--way along Fairview Avenue is 10 feet or greater from the
edge of pavement to edge of pathway or property line, and street widening project is not in
the transportation authority's five year funded plan, the unimproved area shall consist of 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. Coordinate with ACHD on the ROW landscape
improvements.
• Provide a detail of the swing set required on Lot 1, Block 2.
• All common open space and site amenities shall be maintained by a homeowner's
association as set forth in UDC 11-3G-3F1.
• Protect any existing trees on the subject property that are greater than four-inch caliper
and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. Include the tree
mitigation plan on the revised plan.
• Construct Lot 14, Block 1 as proposed. The micropath proposed to the church is a
secondary emergency access. The parking area south of the micropath must be striped and
"No Parking" signs installed to prohibit parking in this area. Coordinate with the Meridian
Fire Department on the signage requirements.
• Construct a 7-foot wide landscape buffer adjacent to the north boundary of Lot 5, Block 1
in accord with UDC 11-3B-9C.
• Any landscaping near the construction zone must remain protected.
Provide three (3) full size copies of landscape plan with the aforementioned changes prior to
obtaining City Engineer's signature on the final plat.
7. Graphically depict a 10-foot wide Permanent Public Utilities, Drainage, and Irrigation easement
along the west subdivision boundary of Lot 13, Block 2, and a minimum 3-foot wide Permanent
Public Utilities, Drainage, and Irrigation easement along the east subdivision boundary of Lot 28,
Block 2.
8. Graphically depict which lots in Block 1 will have 0-foot wide Permanent Public Utilities,
Drainage, and Irrigation easements, and then delineate a minimum 3-foot wide Permanent Public
Utilities, Drainage, and Irrigation easement on all others.
9. Graphically depict a minimum 3-foot wide Permanent Public Utilities, Drainage, and Irrigation
easement along the side lot lines of all lots in Block 2 and Block 3.
10. 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.
Solterra - FP-14-008 PAGE 3
11. Staffls failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
12. Prior to the issuance of any new building permits, the property shall be subdivided in accordance
with the UDC.
13. Temporary construction fencing to contain debris shall be installed at the subdivision boundary
prior to release of building permits for this subdivision.
14. The applicant shall submit a final approval letter from the Street Naming Committee approving
the street names for the proposed subdivision.
15. Prior to issuance of a building permit for the commercial lots and the single family attached
homes, the applicant shall obtain approval of a Certificate of Zoning Compliance and Design
Review application.
16. The applicant shall comply with the submitted home elevations approved with the preliminary
plat.
17. Prior to signature on the final plat, a public pedestrian easement for the multi-use pathway along
Fairview Avenue 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
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 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.
Solterra - FP-14-008 PAGE 4
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-SC-1.
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, 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
Solterra - FP-14-008 PAGE 5
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.
VIII. EXHIBITS
A. Vicinity Map
B. Approved Preliminary Plat (PP-13-037)
C. Proposed Final Plat
D. Proposed Landscape Plan (dated: 11/06/13)
Solterra - FP-14-008 PAGE 6
Exhibit A -Vicinity Map
Print Date: 3/4/2014
Solterra FP-14-008 PAGE 7
Vicinity Map °' ° nn~ies
Exhibit B -Approved Preliminary Plat (PP-13-037)
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Exhibit C -Proposed Final Plat
FINAL PLAT SHOWING FOR
SOLTERRA SUBDIVISION- - PH-ASE l
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Solterra - FP-14-008 PAGE 9
Exhibit D. -Proposed Landscape Plan (dated: 11/06/13)
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