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Whiteacre Sub No. 6 FP H-2018-0124STAFF REPORT MEETING DATE: TO: FROM: CM EIDIS IAN, . November 27, 2018 Mayor and City Council Josh Beach, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Whiteacre Subdivision No. 6 — FP (H-2018-0124) I. APPLICATION SUMMARY The applicant, Kent Brown, has applied for final plat (FP) approval of 34 single-family residential building lots and 8 common lots on 5.45 acres of land in an R-8 (medium -density residential) zoning district, for Whiteacre Subdivision No. 6. II. STAFF RECOMMENDATION Staff recommends approval of the Whiteracre Subdivision No. 6 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 H-2018-0124 as presented in the staff report for the hearing date of November 27, 2018, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number H-2018-0124, as presented during the hearing on November 27, 2018, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number H-2018-0124 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. Meridian Road, between W. Ashton Drive and W. Lava Falls Drive, in the NW 1/4 of Section 36, Township 4N., Range 1W. B. Applicant/Representative: Whiteacre Development Corp 701 Allen Street, Ste. 104 Meridian, ID 83642 C. Owner: Whiteacre Development 701 S. Allen Street Suite 401 Whiteacre Subdivision No. 6— FP (H-2018-0124) PAGE 1 Meridian, ID 83642 V. STAFF ANALYSIS The proposed final plat depicts 34 single-family residential building lots and 8 common lots on 5.45 acres of land in an R-8 zoning district. The gross density of the proposed subdivision is 6.4 dwelling units (d.u.) per acre with a net density of 7.8 d.u. per acre. All of the lots are for single-family detached homes and must comply with the dimensional standards of the R-8 zoning district listed in UDC Table 11-2A-6. Staff has reviewed the proposed plat and found it in compliance with the aforementioned dimensional standards. The open space provided for this phase of development includes several street buffer common lots and a micropath lot. No amenities are proposed for this phase of the development; all were constructed with previous phases. Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat in accord with the requirements listed in UDC 11-613-3C.2. The number of buildable lots and common area is the same as shown on the approved preliminary plat; therefore, staff finds the proposed final plat in substantial compliance with the approved preliminary plat. VI. SITE SPECIFIC CONDITIONS 1. The applicant shall comply with all applicable conditions of approval associated with this site (H- 2016-0019, and recorded development agreement instrument #2016-051942). 2. The applicant has until October 26, 2020, to obtain City Engineer's signature on the final plat or apply for a time extension in accord with UDC 11-6B-7. 3. The final plat prepared by prepared by Idaho Survey Group, dated 9/14/2018, prepared by Gregory G. Carter, shall is approved as shown. 4. The submitted landscape plan prepared by Tomlinson Construction, Inc, dated 10/22/2018 is approved as shown. 7. 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, Sue Prescott, at 887-1620 for more information. 8. All fencing installed on the site must comply with the fencing plan depicted on the landscape plan, the conditions in this report, and with the standards listed in UDC 11-3A-6 and 11-3A-7. The applicant is responsible for constructing fencing along all internal common lots. 9. The fencing along common lots shall meet the requirements of UDC 11-3A-7, specifically the requirement that the "lattice" portion of the fencing not impede vision by more than 20%. 10. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the applicant of responsibility for compliance. 11. With the final plat application, the applicant shall provide an exhibit that shows the setbacks, building envelope, and orientation of the lots and structures on all common lots. 12. The applicant shall construct homes within the proposed development consistent with the elevations approved with the recorded development agreement. 13. The applicant shall receive approval of the street names prior to signature on the final plat. 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 Whiteacre Subdivision No. 6— FP (H-2018-0124) PAGE 2 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. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11 -5C -3B. 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, and 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 Community Development Department website. Please contact Land Development Service for more information at 887-2211. 8. In the event that an applicant and/or owner cannot complete non -life, non -safety and non -health improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a surety agreement may be approved as set forth in UDC 11 -5C -3C. 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 -I -4B. 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. Whiteacre Subdivision No. 6— FP (H-2018-0124) PAGE 3 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. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting (http://www.meridiancity.org/public_works.aspx?id=272). 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. 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 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. All easements must be submitted, reviewed, and approved prior to signature of the final plat by the City Engineer. 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 Water Department at (208)888-5242 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. 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 the Central District Health Department for abandonment procedures and inspections. 23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 9-1-28.C.1). 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 Whiteacre Subdivision No. 6— FP (H-2018-0124) PAGE 4 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. VIIL EXHIBITS A. Vicinity Map B. Approved Preliminary Plat (dated: 02/10/2016) C. Proposed Final Plat (dated: 09/14/2018) D. Proposed Landscape Plan (dated: 10/22/2018) Whiteacre Subdivision No. 6— FP (H-2018-0124) PAGE 5 Exhibit A — Vicinity Map Vicinity Map 0 0.15 Legend Project Loco ffor as ILL -j 0 9 Area of I M pol-i Meridian Cfty Jimis L Parcels- Mendion �-REX-ENP­-- ftirJ Df-. 11/21/2018 tk-- jb—h r1l L IT - 0.3 :Miles 0 7P —P,- b— C Z: Whiteacre Subdivision No. 6— FP (H-2018-0124) PAGE 6 Exhibit B — Approved Preliminary Plat (dated: 02/10/16) 5? 3 --------------- .m 2. �o u 3 SII � Ke„e 1 I 4 o bob o�000�00000 I' � io®0000' ®L00000poo©oo y I' e TOMLINSON CONSULTING, [NC. WHITEACRE xnnr vial _ SUBCIVISION se T�aROT eE Nep p. e` k.. �acn,�o in .xc I.a. 1 Whiteacre Subdivision No. 6— FP (H-2018-0124) PAGE 7 Fshihit f _ Pra"nePrl Final Plat (dated- (1Q/1,1/2(11 Rl PLAT SHOINNG if'HITEACRESUBDI VISION NO. 6 = LOCATED IN THE SE A OF THE NE 1/4 SECTION 36, T.4N., RAW., ELM, MERIDIAN, ACA COUNTY, IDAHO „> 2018 og s OETNL K O ML W smi n O za O'�s O x O a O A� © _sr ri xQ r0� Q Ok pisQa aT f r� l , ,r --- ----- P, i' �b w. .e . �i� �.no,. •�>.� assrss a. sr. �swx • .r u¢ rwE LME u�am mxa10 _ .°°ar ase a mor aw a IFfrENC O u w'Dm• a we it en, •w ns nn • + sn rwx rx �� • n Nr m« m s.en•.mr Po.e 7C SCALE: 1" W , x � L]I 16.SIt11' rs aua A " g ' T29 IFfrENC O u w'Dm• a we it en, •w ns nn • + sn rwx rx �� • n Nr m« m s.en•.mr Po.e 7C SCALE: 1" W SHEET 1-.r 3 Whiteacre Subdivision No. 6— FP (H-2018-0124) PAGE 8 Exhibit D — ProAosed Landscaue Plan (dated: 10/22/2018) Whiteacre Subdivision No. 6— FP (H-2018-0124) PAGE 9 wwre su+os aA I PLANT 5CNEDULE ` nock.., ' - —•-_ --__ -" LANDSCAPE NOTES A r � � -- .. o zLU �z iQi� MI__- — GENERAL LANDSCAPE NOTES �ucna un w�xurcxsra�.,�� .m..... "�. 3 rcmrnrrmum uH: raa�wc�uwnrrxau-nrau� LEGEND• LANDSCAPE PLAN : sHue n.amxo oETwrTrrr11 SONTFi A�Y BECK TBAIRD OMLINSON CONSULTING, INC. WHITEACRE SUBDIVISION FINAL :,LAT —PHASE 6 TME E F ,E n 7 T, L ' Whiteacre Subdivision No. 6— FP (H-2018-0124) PAGE 9