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Staff Report
STAFF REPORT Hearing Date: TO: FROM: June 25, 2013 Mayor and City Council Bill Parsons, Associate City Planner 208-884-5533 E IDIAN~-- 1pAN0 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: FP-13-021 -Bridgetower Heights Final Plat I. APPLICATION SUMMARY The applicant, Cottonwood Investments, LLC, has applied for approval of a final plat consisting of fifty- seven (57) residential lots and nine (9) common other lots on approximately 17.89 acres of land. The zoning district for the proposed subdivision is R-8 (Medium-Density Residential). This is the first phase of development of Volterra South Subdivision. The Volterra South Subdivision (PP-10-005) was approved by City Council on December 21, 2010. The subject final plat is consistent with the approved preliminary plat for this site. II. STAFF RECOMMENDATION Staff recommends approval of Bridgetower Heights Subdivision final plat (FP) application 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 Numbers FP-13-021 as presented in the staff report for the hearing date of June 25, 2013, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Numbers FP-13-021 as presented during the hearing on June 25, 2013, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Numbers FP-13-021 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 near the southwest corner of W. McMillan Road and N. Ten Mile Road in the NE '/a of Section 34, Township 4 North, Range 1 West. B. Applicant/Owner: Cottonwood Investments, LLC 2228 Piazza Drive, Suite #150 Meridian, Idaho 83646 Bridgetower Heights Subdivision - FP-13-021 PAGE 1 C. Representative: Matt Munger, Munger Engineering Inc. 4090 W. State Street, Suite #29 Boise, Idaho 83703 V. STAFF ANALYSIS The proposed final plat consists of fifty-seven (57) residential lots and nine (9) common lots on approximately 17.89 acres of land. The average lot size is 8,570 square feet. 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. Open space planned for this phase consists of numerous street buffers (arterial, collector and local) and a micropath lot. Both the street buffer adjacent to McMillan Road (Lotl, Block 4) and the micropath lot (Lot 23, Block 1) will be developed with 10-foot multi-use pathways. Overall open space with this phase totals 1.43 acres which totals approximately 7.99%. Although the open space proposed with this phase is less than the UDC required minimum, it is consistent with the overall project open space which does comply with the UDC requirements. A unique aspect of the proposed subdivision is ACHD's approval to allow the applicant to construct the proposed local streets with a permeable interlocking brick paving system (PICP) in lieu of the standard paved street section. The benefit of this system allows the entire road system to perform as the required drainage without the need for seepage beds. Other City Departments (Public works and Land Development) support the use of permeable paver system. Because the number of buildable lots is the same, the roadway network is the same and the amount of common open space is the same, staff finds the proposed plat to be in 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 rezone (RZ-10-005), preliminary plat (PP-10-005), time extension (TED-12-002) and amended development agreement (MDA-10-009) (instrument #111010393). 2. Applicant shall be required to extend an 8-inch diameter water main through common Lot 23, Block 1 for future continuation into the future -phase to the west. A 20-foot wide easement for the operation and maintenance of the main shall be centered on the main. 3. The applicant has until December 21, 2014 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 signed and notarized. 5. The final plat prepared by Tealey's Land Surveying stamped on May 30, 2013, by Patrick A. Tealey, shall be revised prior to signature of the final plat by the City Engineer as follows: • Note # 1: revise ... irrigation, and lot drainage over the *«~~ ten 10 feet adjacent to any public street or rear lot line, unless otherwise noted... • Note # 10 and # 12: insert Lots 1 and 23, Block 1. • Note # 11: insert the instrument number. Bridgetower Heights Subdivision - FP-13-021 PAGE 2 • Add a note on the face of the plat that identifies the recorded license agreement with ACHD for the landscape improvements within the right-of--way. The note shall also address who is to maintain those improvements. 6. The landscape plan prepared by Power Enterprises dated May 15, 2013 shall be revised as follows: • If the proposed local streets are constructed with the proposed PICP system, remove the seepage beds from the common lots and plant the required trees in accord with UDC 11- 3B-7C. • Prior to signature on the final plat, a public pedestrian easement for the multi-use pathway along McMillan Road shall be submitted to the Planning Division of the Community Development Department, approved by the City Council and recorded. • Provide a 10-foot wide pathway within Lot 23, Block 1 as proposed. • Fencing adjacent to Lot 23, Block 1 shall be constructed as six foot open vision or four foot solid fencing. 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. • All landscape improvements approved with the proposed subdivision must be installed prior to releasing occupancy for any homes constructed within the subdivision. 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. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the applicant of responsibility for compliance. 9. Prior to the issuance of any new building permits, the properly shall be subdivided in accordance with the UDC. 10. Comply with all ACHD conditions of approval associated with the design, installation, maintenance and warranty period for the construction of the permeable interlocking concrete pavement (PICP) system proposed for the local streets set forth in the ACHD memorandum dated May 14, 2013. VII. GENERAL REQUIREMENTS 1. Sanitary sewer service to this development is available via extensions of existing mains in W McMillan 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 of mains in W McMillan Road and N. Ten Mile Road. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. Bridgetower Heights Subdivision - FP-13-021 PAGE 3 Street signs are to be in place, sanitary sewer and water systems 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. 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. 5. 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. 6. 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. 7. 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. 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 ACRD. 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. 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 Bridgetower Heights Subdivision - FP-13-021 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. 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 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. 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 Volterra South Subdivision (PP-10-005) C. Proposed Final Plat D. Proposed Landscape Plan Bridgetower Heights Subdivision - FP-13-021 PAGE 5 Bridgetower Heights Subdivision - FP-13-021 PAGE 6 Exhibit B -Approved Volterra South Subdivision (PP-10-005) M .-.... Sa.L ~.1 ~ -....... i-~ L.....- ... ~~ Twiru.vawcwAV~aT~eT xcnor+ y .v...~+-.~ ~ . ~ u. - .._ -- -' ~ 11 TYPICAL BTNEET SECigN-LOCK SfPEET Bridgetower Heights Subdivision - FP-13-021 PAGE 7 ~.Ia. .ACCU RUT R 3 +R,w..,,....„~.,. 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