Staff ReportSTAFF REPORT
MEETING DATE: May 7, 2013 E IDIAN~--
TO: Mayor and City Council I D A H O
FROM: Sonya Wafters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-13-017 -Red Wing Subdivision
I. APPLICATION SUMMARY
The applicant, W. H. Moore Company, has applied for final plat (FP) approval of 48 single-family
residential building lots, one multi-family building lot and 9 common/other lots on 31.11 acres of
land in the R-4 (medium low-density residential) and R-15 (medium high-density residential) zoning
districts.
II. STAFF RECOMMENDATION
Staff recommends approval of the Red Wing 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-13-017 as presented in the staff report for the hearing date of May
7, 2013, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-13-017, as presented during the hearing on May 7, 2013, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-13-017 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 subject property is located at the southeast corner of S. Meridian Road (SH 69) and E.
Victory Road, in the NW'/4 of Section 30, T. 3N., R. lE. (Parcel #51130223000)
B. Applicant:
W. H. Moore Company
1940 S. Bonito Way, Ste. 160
Meridian, Idaho 83642
Red Wing Subdivision FP-13-017.doc PAGE 1
C. Owner:
Red Tail Communities, LLC
1940 S. Bonito Way, Ste. 160
Meridian, Idaho 83642
D. Representative:
Jonathan Seel, W. H. Moore Company
1940 S. Bonito Way, Ste. 160
Meridian, Idaho 83642
V. STAFF ANALYSIS
The proposed final plat depicts 48 single-family residential building lots, one multi-family building
lot which will contain 228 dwelling units, and 9 common/other lots on 31.11 acres of land. The
property is zoned R-4 and R-15. The gross density of the single-family portion of the development is
3 dwelling units per acre and 15 dwelling units per acre in the multi-family portion. The average lot
size for the single-family portion is 11,000 square feet (s.£).
Amenities proposed within the subdivision to be shared between the single-family and multi-family
developments consist of a clubhouse, fitness facility, picnic tables, swimming pool, and bbq grills.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (PP-13-003). Because the number of buildable lots and common open space is 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 rezone (RZ-13-002), preliminary plat (PP-13-003),
and development agreement (MDA-13-002, Instrument No. 113041512).
2. The applicant shall obtain the City Engineer's signature on the final plat within two years of City
Council approval of the preliminary plat (by April 16, 2015), 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 subject site is obligated to pay $1,465.56 per acre to proportionally offset costs incurred by
the City of Meridian for the Victory Road Gap Sewer Project. Said payment must be received
prior to obtaining the City Engineer's signature on any final plat.
5. The final plat prepared by The Land Group, stamped on Apri18, 2013 by Michael H. Celt shall be
revised as follows:
a. Include a note stating that this subdivision is subject to the provisions in Development
Agreement Instrument #113041512.
b. Include the recorded instrument number of the Kennedy Lateral easement on the face of the
plat.
c. Note #3: "A~ eight ten (S10) foot wide permanent public utilities..."
d. Note #11: Fill in the blanks
e. The 20-foot wide City of Meridian Sewer and Pedestrian Pathway Easement shall be created
by separate documents on template provided by the city, and recorded separately. Recording
information shall be required on the face of the plat prior to City Engineer signature.
Red Wing Subdivision FP-13-017.doc PAGE 2
6. The landscape plan prepared by The Land Group, dated Apri19, 2013, shall be revised prior to
signature on the final plat by the City Engineer as follows:
a. Revise the cross section of the landscape buffer shown on sheet #L150 to include the
centerline of the state highway to demonstrate compliance with UDC 11-3H-4D.2.
b. Include a detail of the fence/wall shown within the buffer along Meridian Road (SH 69) on
Sheet #L150. Wall material shall be impervious concrete or stucco or other appropriate sound
attenuating material and shall be designed in accord with the standards listed in UDC 11-3H-
4D.3.
c. Depict the picnic tables proposed in the common areas.
7. A public pedestrian easement for the multi-use pathway along S. Meridian Road (SH 69) is
required to be submitted to the City, approved by City Council, and recorded prior to signature on
the final plat by the City Engineer and/or development of the multi-family portion of the site. The
pathway shall be constructed in its entirety with the first phase of development.
8. A minimum 10-foot tall berm or berm and wall in combination a minimum of 10 feet higher than
the elevation at the centerline of the state highway is required in accord with UDC 11-3H-4D.
9. All fencing installed on the site must be consistent with the fencing plan included in Exhibit E
and be in compliance with UDC 11-3A-6, 11-3A-7, and 11-3H-4D. 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.
10. Future homes/structures constructed in this subdivision shall substantially comply with the
sample elevations included in the development agreement recorded as Instrument No.
113041512.
11. A conditional use permit is required for amulti-family development in the R-15 zoning district,
per UDC Table 11-2A-2.
12. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
13. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
VII. GENERAL REQUIREMENTS
1. Sanitary sewer service to this development is available via extension from the existing mains in
W. Victory Road. 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 from the existing mains in W. Victory Road.
The applicant shall be responsible to install two water connections due to fire flow requirements.
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 (ACRD) and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
Red Wing Subdivision FP-13-017.doc PAGE 3
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, prior to signature on the fmal 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. 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, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates of
occupancy, or as otherwise allowed by UDC I 1-SC-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.
1 1. 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
Red Wing Subdivision FP-13-017.doc PAGE 4
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.
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, 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, 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.
V. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 2/20/13)
C. Proposed Final Plat (dated: 4/8/13)
D. Proposed Landscape Plan (dated: 4/9/13)
E. Proposed Fencing Plan
Red Wing Subdivision FP-13-017.doc PAGE 5
Exhibit A -Vicinity Map
Red Wind Subdivision FP-13-017.doc PAGE 6
Exhibit B -Approved Preliminary Plat (dated: 2/20/13)
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E. Proposed Fencing Plan
Red Wing Subdivision FP-13-017.doc PAGE 13
Red Wing Subdivision FP-13-017.doc PAGE 14