HomeMy WebLinkAboutStaff Report CC McLinder FPSTAFF REPORT
MEETING DATE: April 15, 2014 E IDIAN~--
TO: Mayor and City Council I R A H O
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-14-010 -McLinder Subdivision No. 1
I. APPLICATION SUMMARY
The applicant, TS Development, has applied for final plat (FP) approval of 21 building lots and 2
common/other on 11.8 acres of land in the R-15 zoning district for the first phase of McLinder
Subdivision.
II. STAFF RECOMMENDATION/DECISION
Staff recommends approval of the McLinder Subdivision No. 1 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-14-010 as presented in the staff report for the hearing date of
April 15, 2014, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-14-010, as presented during the hearing on April 15, 2014, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-14-010 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 site is located at 4650 N. Linder Road on the southeast corner of N. Linder Road and W.
McMillan Road, in the NW '/4 of Section 32, Township 4 North, Range 1 West. (Parcel No.'s
50436223401 & 50436223441).
B. Applicant:
Tom Bevan, TS Development
4202 N. Marcliff Avenue
Boise, ID 83704
McLinder Sub FP-14-010 PAGE 1
C. Owners:
Same as applicant
D. Representative(s):
Lance Warnick, Aspen Engineers
485 N. Main Street
Kuna, Idaho 83634
Penelope Riley, Riley Planning Services, LLC
P.O. Box 405
Boise, ID 83701
V. STAFF ANALYSIS
The proposed final plat depicts 21 building lots and 2 common lots on 11.8 acres of land in an R-15
zoning district. A total of 21 four-plea structures containing a total of 84 dwelling units are proposed
to be constructed on the site.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (PP-13-022). 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.
Because there are no street buffers being platted with this phase of development, a landscape plan is
not required with this phase. Internal landscaping will be reviewed with the Certificate of Zoning
Compliance and Design Review applications.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation and zoning (AZ-13-010), preliminary
plat (PP-13-022), and conditional use permit (CUP-13-010) for this site.
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 November 26, 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 Sawtooth Land Surveying, LLC, stamped on February 24, 2014 by
Carl Porter, shall be revised as follows:
a. Include the recorded instrument numbers for the CC&R's.
b. Include a note stating ownership and maintenance responsibilities for the common area on
Lot 14, Block 1 and Lot 1, Block 2.
c. Include a note for across-access/ingress-egress easement benefitting all lots in the
subdivision and the recorded instrument number of such easement noted on the plat.
d. Include the recorded instrument number for the City of Meridian water and sewer easement
noted on the plat. The easement itself shall be dedicated per General Note # 19.
e. Revise the subdivision name as follows: "McLinder Subdivision No. 1"
McLinder Sub FP-14-010 PAGE 2
f. The line type depicting the boundaries of the sewer and water easement appears to be the
same as the line type depicting the building envelopes. Please revise the plat to separately
distinguishing line types.
5. 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.
6. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
7. The existing structures on the site and the access serving the home on McMillan Road shall be
removed prior to signature on the final plat by the City Engineer.
8. A minimum 5-foot wide detached sidewalk is required to be constructed along W. McMillan
Road in accord with UDC 11-3A-17. This sidewalk shall be installed with the first phase of this
development.
9. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
10. Prior to submittal for building permits, Certificate of Zoning Compliance and Design Review
approval is required to be obtained for each of the multi-family structures and the clubhouse.
Development of the site shall substantially comply with the previously approved site plan and
building elevations, the design standards listed in UDC 11-3A-19, the guidelines contained in the
City of Meridian Design Manual, and the specific use standards for multi-family developments
listed in UDC 11-4-3-27.
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 (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
McLinder Sub FP-14-010 PAGE 3
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-SC-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 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
McLinder Sub FP-14-010 PAGE 4
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, 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.
V. EXIIIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 11/1/13)
C. Proposed Final Plat (stamped/dated: 2/5/14)
McLinder Sub FP-14-010 PAGE 5
Exhibit A -Vicinity Map
McLinder Sub FP-14-O10 PAGE 6
Exhibit B -Approved Preliminary Plat (dated: 11/1/13)
_ = _ -= =-= McLINDER SUBDIVISION `~ - _
_•._":,,,"« LOCATED IN A PORTION OF THE NW 1K OF THE NW 714 OF • ~ffi>~~i~.~S'r~
SECTION 38, T.4N, R.tVf, BOISE MERIDIAN. , ~,5~~~~,j~~„•
« CITY OF MERIDIAN, ADA COUNTY, ~AF10 • ~l1L'>1SMLL`r~'1'~lfJIOl~
- - -~« - NOVEMBER t, 2013
~_- '~ r!1 ~ i#
_~ a ~~ x eg
-tsrFSmlrr,TSr~r~ote- .j
~. 44• ~ p~
"t ~ ~j
: _ ,tom"'
..
~" ~~+:rs+.•tetru~.~oa.+n+atr- rl ~
-- '~ ~« :
® tans ".°:r'~" ~ ~ Y
fF rarrax ~
_- ~ ~~
...... ~aew--- ~ ~
~ «:=~ rseaai ..~. a.
_ _~«re nswcv
«w• tl 11riiRA' uen
7
e ® .wa~tapn
~R
IICtMIMY
f L__! RAT
McLinder Sub FP-14-010 PAGE 7
Exhibit C -Proposed Final Plat (dated: 2/5/14)
• ®D01C ~. PACE~_
MCUNDER SUBDIVISION ~~
x"61 A OF A PORTION OF THE NW}/4 OF SECPON 36,
r i w '` 7. 4 N., R. } W., B.M., CITY OF MERf01AN, AOA COUNTY, lOANO ' ~ueawiaw'~°"Nmetirar~ nisr R°'~Odfllowrowc°1a'~""a"t`1d11"!
t r¢r o 20} 4 :. ra La r-a!m !+a rut rs Ana ni~A~~w wllanw oew~er, Au wa
r arc. - . rt NON R!S fill011rlON AK >I4llCr ro 1llraaAaw lE7fOtr
A9~tllalriS Arm lltl ACt2f1f MII1Q PaOY NW aIfINOL
1 ALL M497 AIO IRAR wT {N6 Alla OWM~ Af IIANII! A 7400 !K
/'611YA/.4NT mAILC Y1W71ai MpNfRrr MdfMOE ND •a M4~A MOIgV/N Ntla~aAON
ZB 125 aas v xuunrr; ~ lot7ler-I!lufeN FJa7tnexr. molt s A %eC wor !ma pllta` unm Aro
s Nzr•aY r W. Ynil11LAN RD. ~m~ro7 OR.1ldO1 GOaEN7 AlMOlNT ro ALL 7tlRK RlavT i 7rAK Wltlf OT~Il1![
a,y ____ _.. __.____~®,._.~___..,_..,.__. Oa901M/E4. AU N7lAgR AERtl9J41L lralLarO IOT UEf NA A FAa FOOT !mf
~$ ~ Ja r" _ _ N] aJ' [ ru wii- P60W11/i iAIOIN/r FOt NeR ORAR3 MO/OIi1' AM 110W.
,~.. _.___ 3__<,~.__ _....____-__,.,______.__..„.D2 ______. _~________.___ R Ot OM/CRa[:WrLOr A410al Olp lAflrJ AN MIIrytOO MOI6r Nrd10R IVY
~P~ ~ LINE TABtE -CURVE TABIf_~_____a„_.___. ~____ -. tlIr1IF0717lt1 /4R a0w/~ 4NlN lIIM 1T 7N!!!ar
Af9Arf0 !Y AN a.iGA
~, ~~ !. fAa4aN ><144r! Af0 OarHl90MLL fTA10A10! N M YliM9g7 MALL OC N
a7! aGriC1WC[ Nm aM t4 rJtr a a~Ep'Ar/ fltlaD OaKtO1M(IrI OCOE.
LL~~ a A roe7va aF ar lRlEl+r ro as cLMAw Hi Aan emr wmr 4aAN.0[ lHroL
j #~I ~ !'~OMa M~ N4wxa ~n ""11¢O l0 Orr1 ~ ~ra,FO~MaE R Ns~t Mp.
I ~i • ~ O~RfIM~I.~O~d~t~A[4sar ~~ tA~NLwdpMnd4M rall7pwr If~r
j 5 ~ .o-~ ~ 1ztmo'1'IC scirACme ~Als e~to76~t~/~6~~w ~ ~m~
O M !roM l41A ORMMOE 61'llaN
ao•
r- -, F. 00 ill7lAN/a WrNAON! Arm fa7a7fllOrr! FOR IhR aA01ww Aa! 7rtaollm A4 NIT.
t I
..ta I LwFUrno 7ru
~~B I u. I _ s el7c'r aea~s' ! -- I C a nu otw.a+rwr At004111<! rxcnor tt-.mlr aF ar oAwa aox Narr w rAN7 ,rcr
- c
! I ~ ~ ~~~,~ €.~Nt. - ~-~ - .~.. ~. 7rAR! 11O AOIMAl71I611~M~tA01i F 1 ~OIWaOm
- vao' i P.lO' • i'~" 71aIKaF ruu ac a aEOO[ A N!i[ a r Nrr
f t~a_P_3!?rt vr.Yp• Q ~r.e__--~ r-^-. ••~ r_____i r____..r __'._l I- Ir-""'-~ _____ ~ KWO1710M6N OR A7mar 71E 7MlPOIAYQ1A 7rOM1lIlpa~lrl AF7FARIM!
r° ._"~ ''77~~rf I 1 18 " 1 aEflVV N 71011 RM //MN aL NOr DOM M1 NDr A
!' LFlIa IA:.F_..,,,.tla?:'.___!_ 8 I dl I$ " ~ g. I I I,~ I I yy,,i~ 1 1'e MASMKY A> INF IYE II aC6W d1 QaYa11111C~t ~/Iap7~p~rN~pr~ 4r 1!![ fECaO~r
w AOn / Mr wr 10R N J ' I m 6 ~~ 7 B ~ I~ 9 1 I - I i~ +i t t I7NLL Ipf MlLr /p A N.QAK'f l1~,~,a /Ly 11![ MI.OFq OR r
'~`---'.. r . -- .q ~ - i~, c S o ~ K o y~yyy ~ o •1 In o I I Flo '~I ~ a ~ ~ ~ MQATPr OF AXr AOtlgIa7WL 01pG,11p. AMKLt11Arl FAtll,r Ol Ol,W1g11
1 aNVSX.,,______i 3,rd___ I 11 I' ar dp(,gry,( to
~'! r l 'I z bl i ar ~ I" I I W I it i I i ~~ IMIFOr'.
j I -a1~'~e~C~ L-_r.r_j L__.- I rti----' I~ ~i_ I I I yy~
I ~-.. ...alcanr ~,J a LEGEND
"TM2O"~ I I I ««~_i I I~ ~ ---
I r,~ i i - ~ L - _ _ _J _ _ ... _ J _ d. L _ ~ r ~ - io7a7 - i R ~..~..~ luspes7trr 7rb1lrowler
I ~;f ~r € i I ~ ~ ~ --, 1 ,~ >Etn4wAt uerr
l+ ~j ' tt!!g'YL I i $ s YO n.. I I+x. 1 ac ~y ae• ~ t_._a3lrH'tY1J AEr FAlO71N75
r ,
~I ~~ i r' ~.u.m,-, I r-}__-__~ _L! -_ i i --a- ~.~~-ti:r r,sJr) -------- 79~Rn1at
E , I ~I 1 I 1
6 I # ~_J o I I ~.~i I ~ ~ C 75 ~ ~ ~... ~ i iii ^~ s-~~ ~MNN --_-______ earawr
$ a J 3 I 1 ~ I I I I 1 I~ j i I I I 1~ y t ~ FOIN4 MAtf W YOVINIXr
r'- LJrbaJ[__J L__L ~_J i
1~ ' I I I I L_____J4 ~' ~
rS LLhV'&
k;- I ~ I I r{~,d l"~ r_____.Im. I I I x t . rN.n ^~ ~ FOfe/O AUAwaw CAV WIAIl717
~I$ , unwtA; tt.O~ F ifr&"-r , I I I I , I t : 7
sly i i ~ ~ ~ i ~~1 ~ ~ U I 1 - -_-J ' ~R`~ ® FouioMTatunrASra>Fo
I I ~
I a ~ I - t t BLOCK t I _~ ---~.. ' ~tl! o Faso I/t'!rlA17 As 7ro77b
i. ~ G I Z t tCJ L---~.
jL~~I, nn>rr---, r -;t,
i :, ~ ""~-_`_~~1 _ ~ I I/-~ I I I -l ~w (~OBBLEFrE1D • !'CT !/a'I~lM/YAV
I rr.>o• 1 I BLVOQK 1 I~ `-' ~ I ~ c~ t • a[r 7p'
I 7r___.,.._____ l i iPJPIY~r~.C.J L_____J 1
I (ti
1 I ~ ,____ # .1___y inAS--y i "-tfalb _. ; ` ~ `~ f~~ ! E:f10LlATm FgN1
r ~ '~ ~ 0 1 ~ j t9 ~ ~ 78 i - ~~ ~~ ~ q: ( ) wsmrolraw.la
G - /
!J., ~r~3csv^'fe''_""w~. ! ---°I z `-----~ ~-----; ~ ~ • Bt.Od[ 7 t7~ ~ torw~rt*
p9~.._....«.. '~_.-~yn ~ Ks.~ .~..HLIa..~.. .._ll,4C.~~ JS' :_ ._..YCY___./~llN!!-------- -
I W. ANM 7'AttOR 5ST v CrosN[FlEtp prosyrn~O y~emuSrwl
11 t1 e! ANCH AYJCK 7rARACC suewmsrav S~ ~ coal sa FAO> raw! A71CN~Irr.4 ~f
ili ~I a0or ros vASr ra3aB !~ ` lR `~!
C7lX3J.99B-B.rCX
scr sum 1 tae CAiT:Ir/:N75 ,~ r'itT'f?G~J~-BrYY3
4d~gwy KC
M/< !El" J! 2I Y ~ '+r:: i1"rYH.5hYT'~.>/7[SC.Oh
1 M I {I!/W/ R O /!!1! !!1l.R
McLinder Sub FP-14-010 PAGE 8