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Staff ReportSTAFF REPORT Hearing Date: TO: FROM: August 13, 2013 Mayor and City Council Bill Parsons, Associate City Planner 208-884-5533 ~~Vl E ID1~ IAN,,, ~J Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: FP-13-033 -Bridgetower Estates Final Plat I. APPLICATION SUMMARY The applicant, Cottonwood Investments, LLC, has applied for approval of a final plat consisting of sixty- four (64) residential lots and nine (9) conunon lots on approximately 27.10 acres of land. The zoning district for the proposed subdivision is R-4 (Medium-low Density Residential). This is the first phase of development for the Volterra North Subdivision. The Volterra North Subdivision (PP-10-004) 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 Estates 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 Number FP-13-033 as presented in the staff report for the hearing date of August 13, 2013, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number FP-13-033 as presented during the hearing on August 13, 2013, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number FP-13-033 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 on the north side of W. McMillan Road midway between N. Black Cat Road and N. Ten Mile Road in the SE'/a of Section 27, Township 4 North, Range 1 West. B. Applicaut/Owtrer: Cottonwood Investments, LLC 2228 Piazza Drive, Suite # 150 Meridian, Idaho 83646 Bridgetower I/states Subdivision - FP-13-033 PAGI/ 1 C. Representative: Matt Munger, Munger Engineering [nc. 4090 W. State Street, Suite #29 Boise, Idaho 83703 V. STAFF ANALYSIS The proposed final plat consists of sixty-four (64) residential lots and nine (9) common lots on approximately 27.10 acres of land. The gross density proposed with this phase is 2.36 dwelling units to the acre with an average lot size of 11,627 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-4 zoning district. Open space planned for this phase consists of numerous street buffets (arterial, collector and local) and a micropath lot. An additional micropath lot is required between Lots 38 and 39, Block 1 as approved with the prelimhtary plat. Overall open space with this phase totals 2.64 acres which totals approximately 9.7%. Although the open space proposed with this phase is less than the UDC required minimtun, it is consistent with the overall project open space which complies with the UDC requirements. The internal local streets will consist of permeable interlockhtg 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 fot• seepage beds. A memo firm ACHD has memorialized the approval and other City Deparpnents (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 generally the same, stafffinds the proposed plat to be in substantial compliance with the approved preliminary plat as required by UDC11-6B-3C.2. VL SITE SPECIFIC CONDITIONS L Applicant shall meet all terms of the approved preliminary plat (PP-10-004), time extension (TED-12-002) and amended development agreement (MDA-10-009) (instrument #1 1 1 01 0393). 2. The applicant has mttil Decembet• 21, 2014 (or 2 years from the date the City Engineer signs the most recent plat) to obtain City Enghteer'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 signahu~e, have the Certificate of Owners and the accompanying acknowledgement signed and notat•ized. 4. The final plat prepared by Tealey's Land Surveying stamped on May 13, 2013, by Patrick A. Tealey, shall be revised prior to signahire of the final plat by the City Engineer as follows: • Note #1: revise ... irrigation, and lot drainage ;.::d hc^~°^~• ^° ~~°«~^° '°^a°^°•~~••° over the t..<.~1~~°-('n~.~ ten 10 feet adjacent to any public sheet or rear lot line, unless otherwise noted... • Note #5: revise to read "Unless otherwise shown, all lots are hereby designated as having a five (5') foot permanent easement on each side of the interior side lot lines, and a ten (10') foot permanent easement contiguous to all rear lot lines ,for public utilities, irrigation, and lot drainage." • Include a 20-foot wide micropath lot between Lots 38 and 39, Block 1 in accord with the approved preliminary platfndings. • Note #11: insert the instrument number. Bridgetower Estates Subdivision - FP-13-033 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 Chose improvements. The landscape plan prepared by South Architecture dated 06/25/13 shall be revised as follows: • 1f the 10-foot wide pathway along the north side of W. Gondola Drive is constructed with this phase of development, the applicant shall record a pedestrian easement for the multi- usepathway prior to City Engineer's signature on the final plat. • The following common lots must contain more trees hr accord with UDC 11-3B-7C: - Lot 1, Block 2 - add 2 trees - Lot 1, Bloclc 2 - add 3 trees - Lot 7, Block 2 - add 3 trees - Lot 1, Block 3 - add 3 trees - Lot 7, Block 3 - add 3 trees • All fencing installed on the site must be in compliance with UDC I 1-3A-6 and I 1-3A-7. All fencing must terminate 20 feet from the edge of right-of--way or step down to 3-feet in height. Temporary construction fencing to eontahr debris shall be installed at the subdivision boundary prior to release of building permits for this subdivision. • Include a 20-foot wide mieropath lot between Lots 38 and 39, Block ] in accord with the approved preliminary plat findings. Said micropath must be installed in accord with UDC I1-3A-8 and UDC 11-3B-12. • The applicant shall enter into a license agreement with ACRD fa• the proposed landscape improvements within the right-of--way adjacent to W. Gondola Drive and N. Sau Vito Avenue. • All landscape hmprovements approved with the proposed subdivision must be installed prior to releasing occupancy for any homes consU•ucted within the subdivision. Provide three (3) fall size copies of Innrlscnpe plan rvitlr the nforemerrtioned changes prior to obtaining City Engineer's signnhn'e on fhe frnrr! p/at. 6. Prior to signature of the fnal plat by the City Engineer, the applicant shall provide a letter from the United States Postal Service stafing that the applica~rt has received approval for the location of mailboxes. Contact the Meridian Postmaster, Kimberly Cutler, at 887-1620 for more information. 7. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the applicant ofresponsibility for compliance. 8. Prior to the issuance of any new building permits, the property shalt be subdivided in accordance with the UDC. 9. This development exceeds the maximum 25-lot Public Works Departnent Policy threshold for being serviced firom a single source of domestic water, thus the applicant is proposing to install a 12-inch diameter main to the existing main in W. McMillan Road east of the project site. This connection point falls on a domestic water pressure zone boundary and the applicant mast provide an easement and install a pressure reducing station vault and conduits for the power lines and telemetry cable. The installation of the pressure reducing appm•tenarrces shall be the responsibility of the Meridian Public Works Department. The applicant shall coordinate the vault and conduit design criteria with the Meridian Public Works Depar-tnrent as part of the development plan review process. Bridgetower Estates Subdivision -FP-13-033 PAGE 3 10. The applicant shall submit a final approval letter from the Stt'eet Naming Committee approving the street names for the proposed subdivision. 11. 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 sheets set forth in the ACHD memorandum dated May ] 4, 2013. VII. GENERAL REQUIREMENTS 7. Sanitary sewer service to this development will be available via extensions of off site mains cwTently being installed by this developer in W Gondola Drive. 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 dn'ee feet than alternate materials shall be used in conformance of Ciry of Meridian Public Works Departments Standard Specifications. 2. Water service to this site is available via extension of mains in W McMillan Road and from mains currently being hrstalled by this developer in W. Gondola Drive. The applicant shall be responsible to install water mains to and tln'ough this development, coordinate main size and routing with Public Works. 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 Dish•ict (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 signahrre 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 consh•uetion 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 sm-ery 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 Ciry a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infiastucture for dw•ation of two years. This surety will be verified by a line item cost esthnate provided by the owner to the Ciry. 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 obtahring certificates of occupancy, or as otherwise allowed by UDC 1 I-SC-1. 8. Applicant shall be required tco pay Public Worlcs development plan review, and consh•ttction 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 ensm-e that all development feattu•es 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 Caps of Engineers. 1 ]. Developer shall coordinate mailbox locations with the Meridian Post Office. Bridgetower Estates Subdivision - FP-13-033 PAGE 4 12. All grading of the site shall be pe~•formed in conformance with MCC 1 I-12-3H. 13. Compaction test results shall be submitted to the Meridian Building Deparhnent 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 rninhnwn 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 jm~isdiction of an irrigation disd•ict or ACRD. The design engineer shall provide certification that the facilities have been htstalled in accordance with t'he 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 Meridiau AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any struchtres within the project. ]7. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian hnprovement Standards for Street Lighting. All sheet 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 outlhted in the Standards. The contracta•'s work and materials shall conform to the ISPWC and the Cily 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 Ciry 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 I1" 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 fi•om 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. We11s may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whihiey at (208)334-2190. 21. Arty existing septic systems within this project shall be removed ft•an service per City Ordinance Section 9-1-4 and 9-4-8. Contact Cenh•al District Health for abandonment procedures and inspections (208)375-5211. 22. The Ci[y of Meridiau 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 airy existing surface or well water for the primary source. If a sut•face or well source is not available, asingle-point connection to the culinary water system shall be required. If a single-paint camectiou is utilized, Bridgetower Estates Subdivision - FP-13-033 PAGE 5 the developer will be responsible for the payment of assessments for the common areas prior to signahu~e on the final plat by the City Engineer. V. I'/XHHiITS A. Vicinity Map B. Approved Volterra North Subdivision (PP-10-004) C. Proposed Final Plat D. Proposed Landscape Plan Bridgetower Estates Subdivision - FP-] 3-033 PAGE 6 $ridgetowei' Estates Subdivision - FP-13-033 PAGE 7 l;xhibit B -Approved Volterra North Subdivision (PP-10-004) Biidgetower Estates Subdivision - FP-13-033 ~I f c 9 t a ` ~~,F ti k ~ PAGER l;xhibit C -Proposed Final Plat ~e~ N.M1` :.'.:~F~ n ~ 5~ E.; OW 4'~ , ~. I: ~IHf'I.ATTfili w~m~ • w~ i~ ~ vak ~ ~~ I•x~~ ,, s - ~..~,, ___ _ 3 0) .u. ~4 ~ ~-~l~ r ~ li -._ Lem 1 .. ._...... vwu - PUT of BRIDGETOjYER ESTATES SIJBDIVISI047 a rcxmx+ a nc a W, uctrx er, nu r' E n N. lfs'IXW A]A C0.MY, tl/NO ,+v 2013 ' ~~ NOIES f V {`viu eM ` ' ~ y w , Y.'i8 ~~~.~aio"iai~ . ~"a ° ,.~ m,. i ~~ . m , ~ Y ° N ~~., ~ ~~ ~~ xnTC ~ ~ •- ~ ~, 18~19 ~ P ka~., ~, ..a,... .~ ~..~.~ F 0 2 ~~~~•. ~,: ;~,,.u .. _ -. Wit.. 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