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Staff Report - CCSTAFF REPORT MEETING DATE: May 26, 2015 TO: FROM: SUBJECT Mayor and City Council Bill Parsons, Planning Supervisor 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 FP-15-017 — Timbergrove I. APPLICATION SUMMARY E IDIAN � IDAHO The applicant, A Team Land Consultants, has applied for final plat approval consisting of twenty (20) multi -family building lots and one (1) common /other lot on approximately 4.94 acres of land in the C-G zoning district. II. STAFF RECOMMENDATION Staff recommends approval of the Timbergrove Subdivision final plat subject to the conditions noted 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-15-017, as presented in the staff report for the hearing date of May 26, 2015, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number FP-15-017, as presented during the hearing on May 26, 2015, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number FP-15-017, 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 on the west side of N. Centrepoint Way and north of E. Ustick Road in the SE 1/4 of Section 32, Township 4N., Range IE. (Parcel No's. R1343770020; R1343770030; R1343770040; R1343770050;R1343770060; R1343770070 & R1343770080) B. Owner: Blue Marlin Investments, LLC P.O. Box 8204 Boise, ID 83707 C. Representative: Steve Arnold, A Team Land Consultants 1785 S. Whisper Cove Avenue Timbergrove FP-15-017 PAGE 1 Boise, ID 83709 V. STAFF ANALYSIS The proposed final plat depicts twenty (20) multi -family building lots and one (1) common/other lot on 4.94 acres of land in the C-G zoning district. All of the lots comply with the dimensional standards of the C-G zoning district. The approved conditional use permit and the recorded development agreement allow the site to develop with 80 multi -family units for a gross density of 16.2 dwelling units to the acre. Open space for the subdivision consists of the existing 10-foot wide landscape buffer between the northern and central access and a 30-foot wide landscape buffer is required between the central access and the southern access was approved through alternative compliance. The internal landscaping and amenities will be reviewed for conformance with a future certificate of zoning compliance and administrative design review application. The proposed street buffers are consistent with the open space approved with the Timbergrove development. Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat (PP-14-007). The applicant has proposed two (2) less common lots than the approved preliminary plat due to consolidation of the lots; the overall open space remains the same as approved with the preliminary plat. Because the number of buildable lots is the same and the open space remains the same, staff deems the final plat to be in substantial compliance with the approved preliminary plat as required by UDC 11-6B-3C.2. VI. SITE SPECIFIC CONDITIONS 1. Applicant shall meet all terms of the approved development agreement (#2015-038368), preliminary plat (PP-14-007), conditional use permit (CUP-14-006) and alternative compliance (ALT-14-005) for this development. 2. The applicant has until August 5, 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. The final plat prepared by Idaho Survey Group, stamped on April 27, 2015, by Gregory G. Carter shall be revised as follows: a. Notes #2, 3, 4, 9 and 10: Insert recorded instrument numbers. b. Graphically depict a 10-foot wide landscape buffer along the east boundary of Lots 14-21, Block 1. 5. The landscape plan prepared by Stack Rock Group, dated April 21, 2015, 2014, is approved with the following comments: a. The applicant shall maintain the 10-foot landscape buffer on the west side of N. Centrepoint Way between the northern access and the central access and construct a 30-foot wide landscape buffer for the southern portion of the development (west side of N. Centrepoint Way ) between the central access and the southern access as proposed. This buffer must be bermed and densely landscaped with trees, shrubs and other vegetative groundcover to shield the multi -family development from the Kohl's loading area per the approved preliminary plat Findings. This requirement shall be reviewed and approved with the CZC and DES application currently in process. b. The internal landscaping and amenities will be reviewed for conformance with the certificate of zoning compliance and administrative design review application currently in process. Timbergrove FP-15-017 PAGE 2 6. The applicant shall obtain CZC and administrative design review approval prior to applying for a building permit for any and all structures within this development. NOTE: A CZC application may include one or more multi -family units on a lot/parcel. 7. The final plat shall be recorded prior to occupancy of the first structure. 8. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7. Temporary construction fencing to contain debris shall be installed at the subdivision boundary prior to release of building permits for this subdivision. 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 final plat signature, 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. VII. GENERAL REQUIREMENTS 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 11-313-14A. 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. Applicant must file an application for surety, which can be found on the Community Development Department website. 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. Applicant must file an application for surety, which can be found on the Timbergrove FP-15-017 PAGE 3 Community Development Department website. Please contact Land Development Service for more information at 887-2211. 8. All development improvements, including but not limited to sewer, water, fencing, 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 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 I I" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO Timbergrove FP-15-017 PAGE 4 NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted, reviewed, and approved prior to development plan approval. 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. 24. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. VIII. EXHIBITS A. Vicinity Map B. Approved Preliminary Plat (PP-14-007) C. Proposed Final Plat (dated: 04/27/14) D. Proposed Landscape Plan (dated: 04/21/15) Timbergrove FP-15-017 PAGE 5 Exhibit A — Vicinity Map Vicinity Map Legend Miffor Dr ■ _ an Milford St Area of Impact a (� y Parcels - Meridian t ght Dr i _ r E E Lei 0 FieldCi i -a /e y<� ,/nsmine k „ La SomrriP i:Q .c O -6 =a a 'a P ru o Z ' z- -_.._..__. Summer ✓ O Dr a F Nakano Dr } E co a s+ x 2 a_, 4 _ z z I EVanX -' �.� _. Oki St z —t.> 'herfal150 't c t.x`�, 2 ' L E Summcrplace Ct tr x r I�ILz - E Ustic k—R L 3 } E Picard F to o Ln d"'a �'kamay y Ct br' E K N z c J I � � J E Cougar Creek Dr e y m E'Chtme �z a e _ D ..�£- r r i m KJ,E Chemise C F Challis Dr Q` c F Leslie Dr 7 Print Date: 5/18/2015 0 0.175 0.35 Miles The information shown on this map is compiled from vanots sources and is subject to constant revision The City of Meridian makes no warranty or guarantee as to the content, accuracy, timeliness, or completeness of any of the data provided, and assumes no legal responsibility for the information contained on this map t t\ I E IDIAN I! Timbergrove FP-15-017 PAGE 6 Exhibit B — Approved Preliminary Plat (PP-14-007) r �• tw. f fR wvy' — J � W R22p! rnz z�zv'���ia,r Mz onetruarmaoaw+rrtanmrs c eaMENP a Timbergrove FP-15-017 PAGE 7 Exhibit C — Proposed Final Plat (dated: 04/27/15) PLAT SHOVANG TIMBERGRO VE SUBDI VISION A RE —SUBDIVISION OF LOTS 2 THROUGH B, BLOCK 1 OF CENTREPOINTE SUBDIVISION LOCATED IN THE SE X OF SECTION 32, T.4N., R.1E., B.M. MERIDIAN, ADA COUNTY, IDAHO 2015 mtmmanc K6WSICK _----------_�- _k Cem owT WAY .... ... - -. . 1O1.0I fats ' P. ILK ' 0 k Ft;Ov. M.alM. ! In rN g_ Q �'i O.:r Yf O Y L! 8l Pf CURW TAM Ct/IFYp KAOK5 CMO1� 1L11OM C/IOM 6K[. Ift 64TA ?a )? SBYaaa'M' 'Y W as �5 la Y p0m. O iu's'., a nls�"n.:To[ouTm er M arnaL ru. 6 mlerroaR aiamrvax As � InT a. anac 1 sM.aL K Lp2CT m w GreRa cm or IClsgw sawtuY Ksea [AS!1[MT Bd11M1Y[Xt MO Aa SMOW M iM Mt. 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