HomeMy WebLinkAboutStaff Report CC - Biltmore Estates FPSTAFF REPORT
MEETING DATE: July 22, 2014
TO: Mayor and City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP -14-033 — Biltmore Estates Subdivision No. 1
I. APPLICATION SUMMARY
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The applicant, L.C. Development, Inc., has applied for final plat (FP) approval of 29 building lots and
6 common lots on 10.92 acres of land in an R-4 (medium low-density residential) zoning district. This
is the first phase of development of Biltmore Estates Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Biltmore Estates 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 -14-033 as presented in the staff report for the hearing date of July
22, 2014, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP -14-033, as presented during the hearing on July 22, 2014, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP -14-033 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 W. Victory Road and west of S. Meridian Road, in the
north ''/z of Section 25, T. 3N., R. 1 W.
B. Applicant:
L.C. Development, Inc.
P.O. Box 518
Meridian, ID 83642
C. Owner:
Lee Centers
P.O. Box 518
Meridian, ID 83642
Biltmore Estates Subdivision No. 1 FP -14-033 PAGE 1
D. Representative:
Becky McKay, Engineering Solutions, LLP
1029 N. Rosario Street, Ste. 100
Meridian, ID 83642
V. STAFF ANALYSIS
The proposed final plat depicts 29 single-family residential building lots and 6 common lots on 10.92
acres of land in an R-4 zoning district. The gross density of the proposed subdivision is 2.66 dwelling
units (d.u.) per acre with a net density of 3.76 d.u. per acre. The minimum property size is
8,051square feet (s.f.) with an average size of 10,139 s.f. All of the lots proposed in this phase are for
single-family homes and must comply with the dimensional standards of the R-4 zoning district listed
in UDC Table 11-2A-5. Staff has reviewed the proposed plat and found it in compliance with the
aforementioned dimensional standards.
When parkways along collector streets (i.e. S. Kentucky Way) are counted toward the qualified open
space requirement, they are required to be a minimum of 10 feet in width and planted with one tree
per 35 linear feet, per UDC 11-313-7C.3 — this is in addition to the street buffer landscaping required
by UDC 11-313-7C.3 along collector streets. The landscape plan should be revised to comply with
these requirements.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat in accord with the requirements listed in UDC 11 -6B -3C.2. The number of buildable lots is the
same and the common area has increased slightly (approximately 2,400 s.f.). Therefore, staff deems
the proposed final plat in substantial compliance with the approved preliminary plat.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ -13-014, Development Agreement
Instrument 4114052420) and preliminary plat (PP -14-004).
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 (by May 20, 2016); 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. The final plat prepared by Engineering Solutions, LLP, stamped on June 19, 2014 by Clinton W.
Hansen shall be revised as follows:
a. Revise plat note #10 to include the recorded instrument number of the development
agreement.
b. Revise plat note #13 to include the record of survey number.
5. The landscape plan prepared by South Landscape Architecture, P.C., dated June 24, 2014, shall
be revised prior to signature on the final plat by the City Engineer as follows:
a. Include mitigation calculations for existing healthy trees proposed to be removed; contact
Elroy Huff, City Arborist to schedule an inspection prior to removal of any trees on the site.
b. Revise calculations table to only include information applicable to Phase 1.
c. The street buffers along S. Kentucky Way are required to be planted with a minimum of one
tree every 35 linear feet in accord with UDC 11 -3B -7C.3; revise plan accordingly.
Biltmore Estates Subdivision No. 1 FP -14-033 PAGE 2
d. The parkways along the collector street, S. Kentucky Way, are required to be a minimum of
10 -feet in width measured from curb to sidewalk and a minimum of one tree is required per
35 linear feet in order to count toward the open space requirement, per UDC 11 -3G -3B.6;
revise plan accordingly.
6. All fencing installed on the site must comply with the fencing shown on the landscape plan in
Exhibit D, the conditions in this report, and with the standards listed in UDC 11-3A-6 and 11 -3A -
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.
7. Future homes constructed in this subdivision shall be generally compatible in appearance and
bulk with the pictures/elevations included in the development agreement recorded as Instrument
No. 114052420.
The rear and/or sides of homes on lots that face or back up to S. Kentucky Way shall incorporate
articulation through changes in materials, color, modulation, and architectural elements
(horizontal and vertical) to break up monotonous wall planes and roof lines.
8. Prior to signature on the final plat by the City Engineer, the applicant shall obtain final approval
of the Property Boundary Adjustment (PBA -14-001) application approved for this property.
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.
VII. GENERAL REQUIREMENTS
Sanitary sewer service to this development is available via extension of new and 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 new and 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 creditor 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
Biltmore Estates Subdivision No. 1 FP -14-033 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 11-5C-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
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
Biltmore Estates Subdivision No. 1 FP -14-033 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, 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: 1/21/14)
C. Proposed Final Plat (dated: 6/19/14)
D. Proposed Landscape Plan (dated: 6/24/14)
Biltmore Estates Subdivision No. 1 FP -14-033 PAGE 5
Exhibit A — Vicinity Map
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BILTMORE ESTATES SUBDIVISION NO. 1
VICINITY MAP
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Biltmore Estates Subdivision No. 1 FP -14-033 PAGE 6
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BILTMORE ESTATES SUBDIVISION NO. 1
VICINITY MAP
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Biltmore Estates Subdivision No. 1 FP -14-033 PAGE 6
Exhibit B — Approved Preliminary Plat (dated: 1/21/14)
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Biltmore Estates Subdivision No. 1 FP -14-033 PAGE 7
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Exhibit C — Proposed Final Plat (dated: 6/19/14)
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Biltmore Estates Subdivision No. 1 FP -14-033 PAGE 8
Exhibit D —Proposed Landscape Plan (dated: 6/24/14)
Biltmore Estates Subdivision No. 1 FP -14-033 PAGE 9
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Biltmore Estates Subdivision No. 1 FP -14-033 PAGE 10