HomeMy WebLinkAboutStaff Report CCSTAFF REPORT
MEETING DATE:
TO:
FROM:
June 24, 2014
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP -14-025 — Oaks South
I. APPLICATION SUMMARY
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The applicant has applied for final plat (FP) approval for forty-two (42) single-family residential
building lots and nine (9) common lots on approximately 16.83 acres of land in the R-8 zoning
district.
II. STAFF RECOMMENDATION/DECISION
Staff recommends approval of the Oaks South 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.
III. PROPOSED MOTION
Approval
I move to approve File Number FP -14-025 as presented in the staff report for the hearing date of June
24, 2014, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP -14-025, as presented during the hearing on June 24, 2014, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP -14-025 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 #'s: SO433120750 and SO433212400)
The site is located on the south side of W. McMillan Road between N. McDermott Road and N.
Black Cat Road in the N''/z of Section 33, Township 4N, Range 1 W.
B. Applicant/Owner:
Coleman Homes, LLC
1859 S. Topaz Way, Ste. 200
Meridian, Idaho 83642
Oaks South Subdivision FP -14-025 PAGE 1
C. Representative:
Becky McKay, Engineering Solutions, LLP
1029 N. Rosario Street, Ste. 100
Meridian, Idaho 83642
V. STAFF ANALYSIS
The proposed final plat depicts forty-two (42) single-family residential building lots and nine (9)
common lots on 16.83 acres of land in the R-8 zoning district. The average lot size for the residential
portion of the development is 7,560 square feet. The gross density of the development is 2.5 dwelling
units per acre with a net density of 4.49 dwelling units per acre.
The proposed open space consists of the McMillan Road street buffer, N. Rustic Oak Way street
buffer, 8 -foot wide parkways, passive open space and a micropath. The common open space proposed
for the development is 4.49 acres which totals approximately 26.7% with the first phase of
development. The open space complies with the overall open space approved with the Oaks South
development.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (PP -13-013). Because the number of building lots shown on the final plat is the same as the
approved preliminary plat and the amount of qualified open space number is consistent with the
approved landscape plan, 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 comply with all terms of the approved Oaks South annexation (AZ -13-008);
preliminary plat (PP -13-013) and recorded development agreement (DA #114030972).
2. The applicant has until December 10, 2015 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 Engineer's signature on the final plat, the any existing structures within the
boundary of the proposed final plat shall be removed and all existing wells and septic systems
abandoned.
5. The final plat prepared by Engineering Solutions, LLP, stamped on May 14, 2014, 2014 by
Clinton W. Hansen, shall be revised as follows:
a. Note #8: Insert Lot 1, Block 8.
b. Note #12: Insert recorded instrument number.
6. The landscape plan prepared by Jensen Belts Associates, dated 05/15/14, is approved as
submitted.
7. Prior to developing Lot 1, Block 7 with the pool facility, a certificate of zoning compliance and
design review application shall be submitted and approved by the Planning Division prior to
applying for a building permit.
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.
Oaks South Subdivision FP -14-025 PAGE 2
9. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
10. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
11. Prior to signature on the final plat, a public pedestrian easement for the multi -use pathway along
N. Rustic Oak Way shall be submitted to the Planning Division of the Community Development
Department, approved by the City Council and recorded.
12. The applicant shall comply with the submitted home elevations approved with the preliminary
plat.
13. The applicant shall submit a final approval letter from the Street Naming Committee approving
the street names for the proposed subdivision.
14. 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.
15. This proposed development is currently not serviceable by existing sewer mains intended to
provide service to the area; however the developer has proposed an acceptable alternative by
providing service by installing a temporary lift station. The site of the temporary lift station will
be large enough to accommodate a regional lift station in the future when the City decides to
budget for and construct the regional lift station. The temporary lift station is not intended to be a
throwaway cost as many of the components are reusable. The applicant shall be responsible for
all costs associated with designing and construction of the required interim lift station and
pressure sewer line. The stations design and capacity shall be coordinated with the Public Works
Department; the design shall include communication capabilities that are consistent with the City
of Meridian's SCADA system. At completion of construction, the station will be donated to the
City of Meridian who will own and maintain the lift station. The completion and acceptance of
the lift station will be at the sole discretion of the Meridian Public Works Director. The approval
to except discharge must be approved by the Meridian Public Works Director. The lift station
shall pump wastewater from the Oaks temporarily to the city's North Black Cat Lift Station
through an 8 -inch pressure main until such time that the North Black Cat Lift Station reaches the
capacity that is required to switch from the 8 -inch pressure sewer the North Black Cat Lift Station
currently utilizes to a larger pressure sewer from the North Black Cat Lift Station to the WWTP.
At this time the Oaks Lift Station will transition to utilizing the 8 -inch pressure main currently
used by the North Black Cat Lift Station and will pump all of the way from the Oaks to the
WWTP through an 8 -inch pressure sewer. The temporary lift station at the Oaks needs to be
designed to accommodate this transition (pumps should be sized for both scenarios or other
accommodations need to be made at the lift station.) Optionally, the Oaks could choose to build a
force main all the way to the plant instead of temporarily pumping to the North Black Cat Lift
Station. Any potential upgrades to the interim lift station from other surrounding parcels will be
reviewed by the Meridian Public Works Department. Approved upgrades to the purposed station
will be fully funded by the requestor, and will be subject as reimbursement fees to the applicant.
16. Also, the city is in the process of analyzing the need for a regional lift station at the temporary lift
station site. This analysis has not been completed and the regional lift station is not currently in
the 5 -year CIP.
17. Water service to this site is being proposed via extension of mains in N Black Cat Road,
McDermott Road, and McMillan Road. The applicant shall be responsible for the installation of
water mains to and through this development per the City of Meridian's water master plan. Due
to fire flow requirements the applicant will need to construct a 12 -inch diameter main from the
Oaks South Subdivision FP -14-025 PAGE 3
intersection of N Black Cat Road and McMillan Road heading east to the existing 12 -inch
diameter main near the Ten Mile & McMillan intersection. This connection will need to be
installed with phase one of the applicant's plan, and may be eligible for partial reimbursement. If
the 12 -inch water main from Ten Mile & McMillan is installed by another developer prior to
phase one construction, the applicant will not be responsible to participate in construction of the
required main extension.
18. The City of Meridian's water master plan calls for an additional municipal well in this area, and
the applicant is currently working with the Public Works Department to establish a site for a new
municipal well. The timing of the construction of the municipal well can take as much as three -
years. Because of the complex nature of water delivery in this area, each phase of the
development will require modeling analysis. Results of this modeling may necessitate additional
water main connections to ensure fire flow needs are met.
VII. GENERAL REQUIREMENTS
1. Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. 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. Per Meridian City Code, the applicant shall be responsible to install sewer and water mains to and
through this development.
3. 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 shall 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.
4. Any existing structures that are required to be removed shall be removed prior to signature on the
final plat by the City Engineer.
5. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non -approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
6. Any existing domestic wells 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.
7. 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.
8. Street signs are to be in place, water and sewer system shall be approved and activated, fencing
installed, drainage lots constructed, road base approved by the Ada County Highway District and
the Final Plat for this subdivision shall be recorded, prior to applying for building permits.
Oaks South Subdivision FP -14-025 PAGE 4
9. A letter of creditor cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
10. All development improvements, including but not limited to sewer, water, fencing, micro -paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
11. 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.
12. 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.
13. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
14. Developer shall coordinate mailbox locations with the Meridian Post Office.
15. 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.
16. 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.
17. 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.
18. 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.
19. 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.
20. 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.
21. 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.
Oaks South Subdivision FP -14-025 PAGE 5
22. 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 prepared by an Idaho
Licensed Professional Land Surveyor, 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.
23. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
1I/IIN*146,11I: y&i
A. Vicinity Map
B. Approved Preliminary Plat (PP -13-013)
C. Proposed Final Plat (stamped/dated: 05/14/14)
D. Proposed Landscape Plan (dated: 05/15/14)
Oaks South Subdivision FP -14-025 PAGE 6
Exhibit A — Vicinity Map
THE OAKS SOUTH SUBDIVISION NO. 1
VICINITY MAP - 1"-600'
LOCATED IN SECTION 33, TO'NNSHIP 4 NORTH, RANGE 1 Wl EST, B.M.
MERIDIAN, ADA COUNTY, IDAHO
Oaks South Subdivision FP -14-025 PAGE 7
Exhibit B —
Preliminary Plat
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Exhibit C — Proposed Final Plat (dated: 05/14/14)
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Oaks South Subdivision FP -14-025 PAGE 11