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Staff ReportSTAFF REPORT Hearing Date: TO: FROM: SUBJECT: March 5, 2013 Mayor and City Council Bill Parsons, Associate City Planner 208-884-5533 E IDIAN 1DAH4 Bruce Freckleton, Development Services Manager 208-887-2211 FP-13-008 - Karmelle Final Plat I. APPLICATION SUMMARY The applicant, Providence Management, LLC has applied for approval of a final plat consisting of forty- three (43) residential lots and nine (9) common lots on approximately 16.18 acres of land. The Karmelle Subdivision (PP-12-014) was approved by City Council on January 15, 2013. The land for the proposed subdivision is zoned R-4. The gross density proposed is 2.66 dwelling units per acre. All of the lots proposed for this phase of development are for single-family detached homes and comply with the dimensional standards of the R-4 zoning district. Open space planned for the development consists of the Victory Road street buffer, various parkways and several passive open space lots. The planned amenities include a children's play structure and a sitting area (see Exhibit D). The qualifying open space totals 1.62 acres which is approximately 10% of the land area. The overall open space and amenities comply with the UDC requirements and the approved preliminary plat. Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and found it to be in substantial conformance per UDC-11-6B-3C as the number of buildable lots and open space lots are the same. The site is located on the south side of E. Victory Road; east of S. Eagle Road in the northwest '/4 of Section 28, Township 3 North, Range 1 East. II. STAFF RECOMMENDATION Staff recommends approval of the Karmelle 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. SITE SPECIFIC CONDITIONS 1. Applicant shall meet all terms and conditions of the approved preliminary plat (PP-12-014) for this subdivision. 2. The applicant has until January 15, 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, applicant shall have the Certificate of Owners and the accompanying acknowledgement, and the certification of the Ada County Highway District (ACRD) signed and notarized. 4. Prior City Engineer signature on the final plat, the applicant must submit an application and obtain approval for a property boundary adjustment and record a record of survey that removes the well easement from Lot 27, Block 3. The applicant shall submit a revised plat that Karmelle Subdivision- FP-13-008 PAGE 1 demonstrates the removal of the well easement and ensures Lot 27, Block 3 complies with the dimensional standards of the R-4 zoning district. 5. Revise the notes on the face of the plat prepared by JUB Engineers, dated January 29, 2013 stamped by Michael S. Byrns, prior to signature on the final plat by the City Engineer, as follows: • Add the recorded instrument numbers to notes # 8 and # 10. • The applicant shall enter into a license agreement with ACRD for the landscape improvements within the public right-of--way. A note shall be added to the plat the identities the responsibility party for the maintenance of the landscaping. 6. The applicant shall comply with the submitted landscape plan prepared by JUB Engineers, dated August 8, 2011, with the following changes: Install the proposed landscape improvements within Lots 1, Block 1, and Lot 1, Block 2 as proposed. The width of the buffer shall be measured from the ultimate curb location as anticipated by ACRD. Detached sidewalks shall have an average minimum separation of greater than four feet (4') to back of curb. The revised plan shall depict the ultimate right- of-way as anticipated ACRD to ensure the required 25-foot landscape buffer is being provided in accord with UDC 11-3B-7C. • Provide a 5-foot wide pathway along the south side of the pond proposed in Lot 1, Block 1. Said pathway shall stub to the commercial property to the west. • The pond proposed within Lot 1, Block 1 must comply with the standards set forth in UDC 11-3G-3G-3B.8. • Provide a planter island at the intersection of W. Cullen Drive and S. Cullen Way to separate the street knuckle from the through traffic as set forth in UDC 11-2A-3B.2. • Provide details of the planned amenities. • Provide a fence detail. The applicant shall construct beige/tan vinyl fencing within the development. • Provide a landscape detail for Lot 22, Block 3. • Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. Include the tree mitigation plan on the revised plan. Provide three (3) full size copies of landscape plan with the aforementioned changes prior to obtaining City Engineer's signature on the final plat. 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, Kimberly Cutler, at 887-1620 for more information. 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 the issuance of any new building permit, the property shall be subdivided in accordance with the UDC. Karmelle Subdivision- FP-13-008 PAGE 2 11. The applicant shall submit a final approval letter from the Street Naming Committee approving the street names for the proposed subdivision. 12. All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. 13. Prior to signature on the final plat, the applicant shall submit a vacation application to vacate a portion of the platted utility easements created with the Golden Estates Subdivision. IV. GENERAL REQUIItEMENTS 1. Street signs are to be in place, water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District (ACRD) and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2. A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat. 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. 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. 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-SC-1. 6. 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. 7. Applicant shall be required to extend sanitary sewer and water services to the out parcel from either S. Cullen Way, or E. Falcon Drive. 8. 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. 9. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 10. Developer shall coordinate mailbox locations with the Meridian Post Office. 11. The groundwater study data supplied by the applicant with the Preliminary Plat was from 2006. Applicant shall provide up to date information as part of the submittal of the development construction plans. 12. All grading of the site shall be performed in conformance with MCC 11-12-3H. 13. 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. Karmelle Subdivision- FP-13-008 PAGE 3 14. 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. 15. 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. 16. 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. 17. Applicant shall be required to install street lighting per the City of Meridian Department of Public Works, Improvement Standards for Street Lighting. All streetlights shall be installed at subdivider's expense. Final design shall be submitted to the Public Works Department for approval. The street light contractor shall obtain the approved design on file and an electrical permit from the Public Works Department prior to commencing installations. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 18. The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). 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, 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. 19. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 20. 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. 21. 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. 22. 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, asingle-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 signature on the final plat by the City Engineer. The applicant is responsible for coordinating with the adjacent homeowner (83193250014) to ensure adequate surface water is being provided in accord with State Statute. Karmelle Subdivision- FP-13-008 PAGE 4 V. EXHIBITS A. Vicinity Map B. Approved Karmelle Subdivision (PP-12-014) C. Proposed Final Plat D. Proposed Landscape Plan Karmelle Subdivision- FP-13-008 PAGE 5 Exhibit A -Vicinity Map _..._ ................ ~- ....- p w ~ 2910 ...................................__ ~ _( 00 °~ ~ N o ~ N m ° \ ~' J - m " '- 2960 "--..-.__ v w 2953 2925 .Dl 2990 2978 ~ v °~ ., ~ 2987 ' 302 ~ 3020 ~ ` ` ~ 3516 30~q 3015 ~- ~ ~ 3060 ~ ~ . / ~ \ ~ _ -~.~.. ~ qq av 3870 ~ ~ a 145 ~ `~` ~ , a 3792 ~ ~ M m 0 1 w - -- ~~ Rl ^'+ a 3250 3170 ~ 3965 RUT C-C 323p ~ 3815 j 1 r 3210. 3280 I - ,"'n 3745 3395 3085 M 3330 RUT 3300 3390 4025 a^, - ~ ~ , ~`~~ 3475 3500 m N ~ 3317 3467 3475 3415 • 3550 3515 • __-_._ . ~ -. • 3421 3620 0 ~ 1P " c w ~c ~ M 3677 '!b ~' ~ li ~ ~ _._~,` °`~ °q ~~ 0 36y Abe y R-2 ~ ar ~ ~ o ~ ~ , N w' ~ '^ ' • ~ ~ ~ 31 0 n j 3734 ,~ 37g0 ~ 3300 ~ n j 3758 '[ n a00o Q. • ^' 9 `~ ~ \ 37 ~,+~ ! A ~ ~ m m m m ~ 3772 _......__-- .._ • ~' ~~ ^ ~~ M 3647 3683 3501 1 ' ~ 3835 Karmelle Subdivision- FP-13-008 PAGE 6 Exhibit B -Approved Karmelle Preliminary Plat (PP-12-014) _. _ ;, __ ~r- s__ . _. . _ ._ _ - -~ ~ - _ . L _ :1,._.. _ ....:,,-., ~ - ~ mil' ..~ ~ ' I ~ ~, ~ s I N*T ~~ }~ ~Nawr. _ * t~ ..r..~ _~ _ 1 _ ai 't. „wX ~ I ~ea''T `: t ,~-•~ .. ,,.<s ~ .rte ~.. ».. ~ ., e ~ w ~,y.. .. w Yr..a+~ f I~ a s {\ ` I «R s - Al n1 wM . °' a _ ~, z. w n,~ - gib. n ~ . ., . ~ "~i:c ^314'Y~ _ ?Fl~.~. ~ ,I / ~ -: .- ,.tea ~,'. ~ _"~~ ~ .,,v ,- :..,.. .~ - ' ~,, e ,.r. i ~. .~. x~ ~~ , ., ~ /j ~" ~ .air.. ~ *' Y :." '~` .', , .a.~ ~.-~ ~ ~. „,.. . ._ ~ ,s ~ _ ~ y g ~ °~~ ,. _. ~ .. .~ "~:."'d'~.kJ'l ~u` •, - "'~ ». Karmelle Subdivision- FP-13-008 PAGE 7 Exhibit C -Proposed Final Plat SIO.M'..- _.. PEAT SHOWING Karmelle Subdivision ____ _ _ ~]~~stt ~»• r,- , ; J.B00fIC ~ -. -_---~^~ti~ ~~.. !d -u,w ...............___ . s.,s. r. ~ '~ :wy u„ 6- v..e ............... 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