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Staff ReportSTAFF REPORT Hearing Date: TO: FROM: SUBJECT: May 28, 2013 Mayor and City Council Bill Parsons, Associate City Planner 208-884-5533 E IDIAN~--- 1DAH0 Bruce Freckleton, Development Services Manager 208-887-2211 FP-13-023 -Irvine Final Plat I. APPLICATION SUMMARY The applicant, Northside Management, has applied for approval of a final plat consisting of forty (40) residential lots on approximately 8.84 acres of land. This is the first final plat proposed for the Irvine Subdivision (PP-12-018) approved by City Council on Apri19, 2013. The land for the proposed subdivision is zoned R-8. The gross density proposed with this phase is 4.52 dwelling units to the acre. All of the homes proposed for this phase are single-family detached. With the first phase of development, there are no common lots being final platted. A majority of the open space will be developed with phase two. Although the open space is not being provided with this phase of development, the proposed final plat is consistent with the approved preliminary plat per UDC11-6B-3C as the number of buildable lots is the same. The site is located near the south west corner of W. Chinden Boulevard and N. Ten Mile Road in the NW '/4 of Section 26, Township 4 North, Range 1 West. IL STAFF RECOMMENDATION Staff recommends approval of the Irvine 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 of the approved preliminary plat (PP-12-018) for this subdivision. 2. The applicant shall install conifer trees within the rear yard of Lot 1, Block 1. The number and size of the conifer trees shall be determined by Mr. Stevenson (parcel #50426223400) and the developer. Prior to signature on the final plat, the applicant shall provide written verification that both parties have come to terms on the number and size of the conifer trees. 3. The applicant has until Apri19, 2015 to obtain City Engineer's signature on the final plat or apply for a time extension in accord with UDC 11-6B-7. 4. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the accompanying acknowledgement, and the certification of the Ada County Highway District signed and notarized. 5. Revise the notes on the face of the plat prepared by Bailey Engineering, Inc., prepared by Gregory G. Carter, prior to signature on the final plat by the City Engineer, as follows: 1. Add: Unless otherwise dimensioned, a ten (10) foot wide Permanent Public Utilities... 2. Correct the Lot and Block references to reflect the actual lots affected by the easement. Irvine Subdivision - FP-13-023 PAGE 1 6. Delete 8. Add: Lot owners are responsible for maintenance of any irrigation/drainage ditch or pipe crossing their lot, unless such responsibility has been assumed by an irrigation/drainage jurisdiction. 6. 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. 7. The Professional Land Surveyor shall sign and date stamp the face of the plat. 8. Reverse the Lot numbering of Lots 1 and 2, Block 5 so that the lot numbering can continue sequentially north when the next phase is platted. 9. Graphically depict the width of any easement that does not conform to the standard widths called out in plat Note 1. Including, but not limited to a 10-foot wide easements shall be dimensioned along the west side of Lot 1Block 7, north side of Lot 1Block 1, Lot SBlock 2, LotlBlock 2, Lot 8/Block3, Lot4/Block 3, Lot 5/Block 4, Lot 1Block 4, and the east side of Lot 7/Block 6. 10. Remove the reference to Note 3 in the ACHD storm drain easement in the plat Legend. 11. Add "Meridian" to the situate statement under the plat name. 12. This development lies within the North Black Cat sanitary sewer service area. However mains do not currently exist between the North Black Cat Trunk in Black Cat Road and N. Ten Mile Road. Temporary sewer service may be possible to the Silverleaf Lift Station. Applicant shall be required to verify the lift station capacity, and make any necessary upgrades to accommodate this new development. 13. 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. During the public hearing the applicant agreed to provide vinyl fencing along the perimeter of the development. Where wood fencing exist along the boundary of the Silverleaf Subdivision; vinyl fencing is not required. 14. The groundwater study data supplied by the applicant with their Preliminary Plat was from 2005. Applicant is required to provide up to date information prior to development construction plan approval. 15. Prior to development construction plan approval, applicant shall provide evidence of the approval from the North Slough Irrigation Association for the facilities under their jurisdiction. 16. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. 17. Prior to the issuance of any new building permit, the property shall be subdivided in accordance with the UDC. IV. GENERAL REQUIREMENTS 1. 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 Irvine Subdivision - FP-13-023 PAGE 2 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. 3. Street signs are to be in place, water system shall be approved and activated, fencing installed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 4. The applicant shall install sanitary sewer 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 outside of a public right-of--way. 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. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing (if applicable), pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 7. All development improvements, including but not limited to sanitary sewer and water, fencing and pressurized irrigation shall be installed and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11-SC-1. 8. 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. 9. 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. 10. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 11. Developer shall coordinate mailbox locations with the Meridian Post Office. 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. 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. Irvine Subdivision - FP-13-023 PAGE 3 17. 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. 18. 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. 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. V. EXHIBITS A. Vicinity Map B. Approved Irvine Subdivision (PP-12-018) C. Proposed Final Plat Irvine Subdivision - FP-13-023 PAGE 4 Exhibit A -Vicinity Map Irvine Subdivision FP-13-023 PAGE 5 Exhibit B -Approved Irvine Preliminary Plat (PP-12-018) -. ~-~- - ~ _ ~ :~ ~~~ __ 1- -.._. _.-..m..._. .~r_ tnf --+,m .err- -- ,.+ -~~. _ r 'c -~ - -- _ _ - -- ~ .~ .,, i -+~ i ~~ -1.~s. ~ ~. 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