HomeMy WebLinkAboutStaff Report CCSTAFF REPORT
MEETING DATE: July 22, 2014 E IDIAN---
TO: Mayor and City Council
IDAHO
FROM: Bill Parsons, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP -14-031 —Heritage Grove
I. APPLICATION SUMMARY
The applicant has applied for final plat (FP) approval for thirty-three (33) single-family residential
building lots and ten (10) common lots on approximately 6.81 acres of land in the R-15 zoning
district.
II. STAFF RECOMMENDATION/DECISION
Staff recommends approval of the Heritage Grove 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 -14-031 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 -14-031, 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 -14-031 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 #S0531449315)
The site is located near the northwest corner of N. Locust Grove Road and E. Ustick Road in the
SE 1/4 of Section 28, Township 4N, Range 1 W.
B. Owner:
Steve and Bette Charitable Remainder Unitrust
1095 Mountain Ridge Road
Provo, Utah 84604
Heritage Grove Subdivision FP -14-031 PAGE I
C. Applicant:
Green Village Development
372 S. Eagle Road, Suite #328
Eagle, Idaho 83616
V. STAFF ANALYSIS
The proposed final plat depicts thirty-three (33) single-family residential building lots and ten (10)
common lots on 6.81 acres of land in the R-15 zoning district. This is the first phase of development
proposed for the Heritage Grove Subdivision. The average lot size for the residential portion of the
development is 4,251 square feet. The gross density for this phase of development is 4.84 dwelling
units per acre with a net density of 6.82 dwelling units per acre.
The proposed open space for the first phase consists of the street buffers adjacent to N. Locust Grove
Road and E. Ustick Road, 8 -foot wide parkways along the local streets, and passive open space. The
common open space proposed for the development is 1.64 acres which totals approximately 24% with
this phase of development. The common open space complies with the overall open space approved
with the Heritage Grove development.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (PP -14-001). 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 annexation (AZ -14-003); preliminary plat
(PP -14-001); planned unit development (PUD -14-001) and recorded development agreement (DA
#114041277).
2. The applicant shall obtain the City Engineer's signature on the final plat by May 6, 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 Civil Survey Consultants, Inc., stamped on June 9, 2014, by Glenn K.
Bennett, shall be revised as follows:
a. Add a note to the plat that states, "This development is subject to the terms of a development
agreement with the City of Meridian recorded as instrument number 114041277, records of
Ada County, Idaho.
b. Note # 1: Insert "and the approved planned unit development (PUD -14-001)."
c. Add a note on the plat that states Lots 2-6, Block 7 are restricted to single story homes.
d. Note #14: Insert instrument number.
5. The landscape plan prepared by The Land Group Inc., dated 06/13/14, shall be revised as follows:
a. Prior to signature on the final plat, the landscape buffers adjacent to E. Ustick Road and N.
Locust Grove Road shall be constructed with the first phase of development per the recorded
development agreement. The 10 -foot wide parkways and the buffers shall be landscaped in
accord with UDC 11-313-7C.
b. Provide a detail fencing plan. All fencing shall be installed in accord with UDC 11-3A-7.
Heritage Grove Subdivision FP -14-031 PAGE 2
c. Provide four (4) additional trees to the 10 -foot parkway adjacent to N. Locust Grove Road in
accord with UDC 11-313-7C.
d. All common open space and site amenities shall be maintained by a homeowner's association
as set forth in UDC 11-3 G-3 F 1.
e. The 8 -foot wide parkways adjacent to the local streets may be installed at the time of lot
development as set forth in UDC 11 -6C -3H. The parkways shall be planted in accord with
UDC 11 -3A -17E and UDC 11 -3B -7C.
Provide two (2) full size copies of landscape plan with the aforementioned changes prior to
obtaining City Engineer's signature on the final plat.
6. 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 the subdivision.
7. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
8. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
9. The applicant shall submit a final approval letter from the Street Naming Committee approving
the street names for the proposed subdivision.
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.
11. Future homes constructed in this subdivision shall substantially comply with the sample
elevations and design features included in the development agreement recorded as Instrument No.
114021277.
12. Prior to developing Lot 7, Block 7 with the clubhouse and applying for a building permit, a
certificate of zoning compliance and design review application shall be submitted and approved
by the Planning Division.
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.
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.
Heritage Grove Subdivision FP -14-031 PAGE 3
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.
9. A letter of credit or 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.
Heritage Grove Subdivision FP -14-031 PAGE 4
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.
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.
VIII. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (PP -14-001)
C. Proposed Final Plat (stamped/dated: 06/09/14)
D. Proposed Landscape Plan (dated: 06/13/14)
Heritage Grove Subdivision FP -14-031 PAGE 5
Exhibit A — Vicinity Map
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Exhibit B — Approved Preliminary Plat (PP -14-001)
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Heritage Grove Subdivision FP -14-031 PAGE 7
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Exhibit C — Proposed Final Plat (dated: 06/09/14)
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