Staff ReportSTAFF REPORT
MEETING DATE: May 7, 2013
TO: Mayor and City Council
FROM: Sonya Wafters, Associate City Planner
208-884-5533
E IDIAN~--
1DAH0
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-13-012 -Tradewinds Subdivision No. 1
I. APPLICATION SUMMARY
The applicant, Don Newell, SDN, LLC, has applied for final plat (FP) approval of 17 single-family
residential building lots and 2 common/other lots on 4.54 acres of land in an R-8 (medium-density
residential) zoning district. This is the first of two phases of Tradewinds Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Tradewinds Subdivision No. 1 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-13-012 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-13-012, 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-13-012 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 E. Victory Road and S. Locust Grove
Road, in the NW'/4 of Section 29, T. 3N., R. lE.
B. Applicant:
Don Newell, SDN, LLC
P. O. Box 1939
Eagle, Idaho 83616
C. Owner:
Same as applicant
Tradewinds Subdivision No. 1 FP-13-012.doc PAGE 1
D. Representative:
Kevin McCarthy, KM Engineering, LLP
9233 W. State Street
Boise, Idaho 83714
V. STAFF ANALYSIS
The proposed final plat depicts 17 single-family residential building lots and 2 common/other lots on
10.42 acres of land in an R-8 zoning district. The gross density of the proposed subdivision is 3.74
dwelling units (d.u.) per acre with a net density of 5.52 d.u. per acre. The average lot size is 6,877
square feet (s.f.). All of the lots proposed in this phase are for single-family detached homes and
comply with the dimensional standards of the R-8 zoning district.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat. Because the number of buildable lots is the same and the amount of common open space has
increased, staff deems the final plat to be is substantial compliance with the approved preliminary plat
as required by UDC11-6B-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-12-012); preliminary plat (PP-12-
O15); and development agreement (Instrument #113014058).
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 1/2/15), 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 KM Engineering, stamped on March 29, 2013 by Aaron Ballard shall
be revised as follows:
a. Correct all street names referenced on the plat to be in conformance with the approval of the
Ada County Street Name Committee.
b. Revise plat note#3:...has been provided ferom...
c. Revise plat note #8:...~AA 10.00 foot wide...
d. Add plat note: Maintenance of any irrigation or drainage pipe or ditch crossing a lot is the
responsibility of the lot owner, unless such responsibility is assumed by an irrigation
/drainage entity.
e. Add plat note: Bottom of building footings shall be set a minimum of 12-inches above the
established normal high ground water elevation.
f. Add plat note: This subdivision is subject to the provisions in Development Agreement
Instrument #113014058.
5. Provide an easement across Lot 1, Block 1 for future access for the out-parcel (Parcel
#5 1 1 29223 5 1 0, 1777 E. Victory Road) via Fathom Drive. All irrigation ditches, laterals canals,
and drains on the site are required to be piped in accord with UDC 11-3A-6A.
6. The landscape plan prepared by KM Engineering, dated March 21, 2013, shall be revised prior to
signature on the final plat by the City Engineer as follows:
Tradewinds Subdivision No. 1 FP-13-012.doc PAGE 2
a. Depict detached sidewalks along S. Locust Grove Road and E. Victory Road as required
above in condition #4d.
b. Depict a 5-foot wide pathway within Lot 1, Block 1 connecting the sidewalk along Fathom
Drive to the sidewalk along Victory Road.
7. A curb cut and a paved driveway to the adjoining property to the south owned by the City of
Meridian (Parcel #51129223550) is required in accord with UDC 11-3A-3A, Access to Streets.
Coordinate the width and location of the driveway with Clint Worthington, Public Works
Department (898-5500).
8. All fencing installed on the site must comply with the fencing plan shown in Exhibit D and with
the standards listed in 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 this subdivision.
9. Per requirement of the preliminary plat, detached sidewalks are required to be constructed along
S. Locust Grove Road and E. Victory Road with the first phase of development. The sidewalks
shall be constructed within the street buffer within a public pedestrian easement, a minimum of 2
feet outside of the right-of--way allowing for parkways to be constructed in accord with UDC 11-
3A-17E.
10. The half basketball court depicted on Lot 1, Block 3 shall be constructed with development of
this phase.
11. Off-site sanitary sewer and water mains are proposed to connect this phase of Tradewinds
Subdivision to the existing mains in Victory Road. Per preliminary plat condition number 2.3,
the applicant will be required to provide common lot(s) in the future phase, owned and
maintained by the Tradewinds Subdivision HOA, for all public water/sewer mains outside of
public right of way. Width of common lot shall be determined by the number of utilities within
said lot. Minimum widths shall be 20-feet wide for a single utility, or 30-feet wide for two. An
all-weather gravel access road will be required over said utilities per Standard Drawing Number
G2, City of Meridian Supplemental Specifications and Drawings to the ISPWC.
12. Per Meridian Public Works requirements, applicant shall be required to oversize water mains as
follows: Water main in Coastline Drive from Locust Grove shall be 16-inch diameter. Water
main connecting to Victory Road in Como Avenue and Fathom Drive shall be 12-inch diameter.
Applicant may enter into a reimbursement with Meridian Public Works for the cost of over-sizing
these mains from 8-inch diameter. Applicant shall also build a separate 16-inch water main from
Locust Grove (This shall be a dry line for future connection to a booster station). Applicant is
eligible to include the entire cost of this water main in any reimbursement agreement.
13. Per Meridian Public Works requirements, applicant shall be required to install a sanitary sewer
service line from the terminus manhole in Como Avenue to the south boundary of the
development for future connection to the city booster station site. Applicant is eligible to include
the entire cost of this service line in any reimbursement agreement.
14. This property lies within a FEMA designated special flood hazard area, zoned AE. Contact the
Meridian Floodplain Administrator, David Miles (dmiles~a,meridiancit ~~org) (208)-898-5500
x1383to verify flood zone location and development requirements.
15. Future homes constructed in this subdivision shall substantially comply with the sample
elevations included in the development agreement recorded as Instrument No. 113014058.
16. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
Tradewinds Subdivision No. 1 FP-13-012.doc PAGE 3
17. 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 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 (ACRD) 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 11-3B-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 final plat.
6. 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.
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, 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.
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-SC-l.
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.
Tradewinds Subdivision No. 1 FP-13-012.doc PAGE 4
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.
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,
Tradewinds Subdivision No. 1 FP-13-012.doc PAGE 5
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: 10/24/12)
C. Proposed Final Plat (dated: 5/1/13)
D. Proposed Landscape Plan (dated: 4/30/13)
Tradewinds Subdivision No. 1 FP-13-012.doc PAGE 6
Exhibit A -Vicinity Map
Tradewinds Subdivision No. 1 FP-13-012.doc PAGE 7
Exhibit B -Approved Preliminary Plat (dated: 10/24/12)
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