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Golden Valley Subdivision FP-13-044BEFORE THE MERIDIAN CITY COUNCIL HEARING DATE: DECEMBER 10, 2013 IN THE MATTER OF THE REQUEST FOR FINAL PLAT CONSISTING OF 22 SINGLE- FAMILY RESIDENTIAL BUILDING LOTS AND 4 COMMON LOTS ON 7.56 ACRES OF LAND IN AN R-4 ZONING DISTRICT FOR GOLDEN VALLEY SUBDIVISION CASE NO. FP-13-044 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT BY: PROVIDENCE PROPERTIES, LLC APPLICANT This matter coming before the City Council on December 10, 2013 for final plat approval pursuant to Unified Development Code (UDC) 11-6B-3 and the Council finding that the Administrative Review is complete by the Planning Division and Public Works Department, to the Mayor and Council, and the Council having considered the requirements of the preliminary plat, the Council takes the following action: IT IS HEREBY ORDERED THAT: The Final Plat of "PLAT SHOWING GOLDEN VALLEY SUBDIVISION, A PARCEL OF LAND SITUATED IN THE SE '/4 OF THE SE '/4 OF SECTION 30, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2013, HANDWRITTEN DATE: 10/18/13, AARON L. BALLARD, PLS, SHEET 1 OF 3," is conditionally ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR GOLDEN VALLEY SUBDNISION (FP-13-044) Page 1 of 3 approved subject to those conditions of Staff as set forth in the staff report to the Mayor and City Council from the Planning and the Development Services divisions of the Community Development Department dated December 10, 2013, a true and correct copy of which is attached hereto marked "Exhibit A" and by this reference incorporated herein, and the response letter from Kirsti Allphin, a true and correct copy of which is attached hereto marked "Exhibit B" and by this reference incorporated herein. 2. The final plat upon which there is contained the certification and signature of the City Clerk and the City Engineer verifying that the plat meets the City's requirements shall be signed only at such time as: 2.1 The plat dimensions are approved by the City Engineer; and 2.2 The City Engineer has verified that all off-site improvements are completed and/or the appropriate letter of credit or cash surety has been issued guaranteeing the completion of off-site and required on-site improvements. NOTICE OF,FINAL ACTION AND RIGHT TO REGULATORY TAHINGS ANALYSIS The Applicant is hereby notified that pursuant to Idaho Code § 67-8003, the Owner may request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR GOLDEN VALLEY SUBDNISION (FP-13-044) Page 2 of 3 Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code ~ 67-6521. An affected person being a person who has an interest in real property which may be adversely affected by this decision may, within twenty- eight (28) days after the date of this decision and order, seek a judicial review pursuant to Idaho Code§ 67-52. ti By action of the City Council at its regular meeting held on the day of 2014. ~, Tammy d '~ Mayor, t Meridian Attest: r ~, ~_i+~ ~,f ~f Jaycee H an City Clerk Copy served upon the Applicant, Planning Department, Public Works Department, and City Attorney. ~ -' B t ~ ~-----~ Dated: 1- ~ " ~ i ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR GOLDEN VALLEY SUBDIVISION (FP-13-044) Page 3 of 3 EXHIBIT A STAFF REPORT E IDIAN~-- MEETING DATE: December 10, 2013 I D A H O TO: Mayor and City Council FROM: Sonya Wafters, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: FP-13-044 -Golden Valley Subdivision I. APPLICATION SUMMARY The applicant, Providence Properties, LLC, has applied for a final plat (FP) consisting of 22 single- family residential detached building lots and 4 common/other lots on 7.56 acres of land in an R-4 (medium low-density residential) zoning district. II. STAFF RECOMMENDATION Staff recommends approval of the Golden Valley 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. PROPOSED MOTION Approval I move to approve File Number FP-13-044 as presented in the staff report for the hearing date of December 10, 2013, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number FP-13-044, as presented during the hearing on December 10, 2013, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number FP-13-044 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 4515 S. Locust Grove Road, in the SE'/4 of Section 30, T. 3N., R. 1 E. B. Applicant: Providence Properties, LLC P. O. Box 2648 Eagle, Idaho 83616 C. Owner: James Vaughn P.O. BOX 215 Cambridge, ID 83610 Golden Valley Subdivision FP-13-044.doc PAGE 1 EXHIBIT A D. Representative: Kevin McCarthy, KM Engineering, LLP 9233 W. State Street Boise, Idaho 83714 V. STAFF ANALYSIS The proposed final plat depicts 22 single-family residential building lots and 4 common other lots on 7.56 acres of land in an R-4 zoning district. The gross density of the proposed subdivision is 3.08 dwelling units (d.u.) per acre with a net density of 3.82 d.u. per acre. All of the proposed lots are for single-family detached homes and comply with the dimensional standards of the R-4 zoning district except for Lot 10, Block 1, which shall be revised to comply with the minimum street frontage of 30 feet. Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat. Because the number of building lots and common area is the same, staff finds the proposed final plat is 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 annexation (AZ-06-045; Development Agreement Instrument No. 107056316) and preliminary plat (PP-13-020). 2. The applicant shall obtain the City Engineer's signature on the subject final plat within two years of City Council's approval of the preliminary plat (by November 6, 2015) or apply for a time extension in accord with UDC 11-6B-7. 3. Prior to submittal for the City Engineer's signature, the Certificate of Owners and the accompanying acknowledgement shall be signed and notarized. 4. The final plat prepared by KM Engineering, stamped on October 18, 2013 by Aaron L. Ballard shall be revised as follows: a. Revise the street frontage for Lot 10, Block 1 to comply with the minimum street frontage of 30 feet on a cul-de-sac. b. Revise plat note #8: "...AAA 10.00 foot wide easement..." c. Delete plat note #6 (does not need to be on the final plat) d. Add plat note: "Bottom of building footings shall be set a minimum of 12-inches above the established normal high ground water elevation." 5. The landscape plan prepared by KM Engineering, dated November 21, 2013, is approved as submitted. 6. All fencing constructed on the site shall comply with the fencing plan shown on the landscape plan in Exhibit D and with the standards listed in UDC 11-3A-7. Alternative compliance (ALT- 13-021) to UDC 11-3A-7A. 7 was approved for fencing on Lots 2, 4, and S, Block 2 abutting the common area on Lot 1, Block 2. If permanent fencing has not yet been constructed at the subdivision boundary at the time of issuance of building permits, temporary construction fencing to contain debris during construction shall be installed prior to release of building permits for this subdivision. 7. The rear of structures on Lots 16-19, Block 1 that back up to S. Locust Grove Road and the rear of structures on Lots 2-5, Block 1 that back up to Wainwright Drive shall incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and Golden Valley Subdivision FP-13-044.doc PAGE 2 EXHIBIT A vertical) to break up monotonous wall planes in accord with UDC 11-3A-19 and the Design Manual. 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 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, and 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-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. Golden Valley Subdivision FP-13-044.doc PAGE 3 EXHIBIT A 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. 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. Golden Valley Subdivision FP-13-044.doc PAGE 4 EXHIBIT A 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 development plan approval. V. EXHIIBITS A. Vicinity Map B. Approved Preliminary Plat (dated: 7/31/13) C. Proposed Final Plat (dated: 10/18/13) D. Proposed Landscape Plan (dated: 11/21/13) Golden Valley Subdivision FP-13-044.doc PAGE 5 EXHIBIT A Exhibit A -Vicinity Map Golden Valley Subdivision FP-13-044.doc PAGE 6 EXHIBIT A Exhibit B -Approved Preliminary Plat (dated: 7/31/13) -.~, _ - __ ._ ~ ~ _ _ l _-0 _. _ _: _~ ~: _._ ~ >- 5 I ~. ~ I t 7 1 •°° ~ '3 I ~ i ~' ~ .. I I I I I ,o i I v.. I ...... I .,.., ~ I .,,., I axn w I .~`~ I I I A I~ I ~ I .~ ~. I _ I I I I J ti_ _.. »____ ~ .. ar_ _. ~~ ! u... ~ I ~ J p B e~srnr..mm i ... _ _. _ _. _ I ! I ~ ,,. _ ~ ._~~~ _____. I ..w I ,` I , , I. I I I I ___ r i-- _ i i_._... -----I I I f K. I I I { I I I I - ~ _ , tl .n.~ ~ ~~~ , I ~; x i t I I I ~.< I I i _----_ _.. -- t ~---------I I----- ~ I I I ~s .u... IJ / / I I '~ ~ i I -' -I i - - ~ "'- - - emu.ncuwarc+' _ - "_'-"~ ~ fJ. I -" I ~ r--~--`- -~ rJ I I ~ '"^e.- ~ ~ I ~ I - I'-----~ I-- ~~~ ~ I-__.._ l i ~~ .. r , ~ I '~ ,.'~ f ..,.d ~'' i` i t I I I f I I I u..';. . ~: ~.~ I ~~~~ ~~ .:q ~ t ` r r .aK, ~ I .,~.~ ~ I ..~.. ~ .,..~. I I l_':'lrr I I......_-.---~ I--- I I I I _ I ' -_-._-___.. _ _--~ L_______J ~ -________- _.I _,rr«uMw~ Mfr)gtFS [prtKl MWIUNTgM u w?eye our Moi ...~....a , .~ ..~..- ...- t..s.cs r Qw.- . ~ aaRnw[N , q.... Wtl ~, - ~.~:.:. GOLDEN VALLEY SUBDIVISION PRELIMINARY PLAT Mauouw, ro~o nxr:oi~ !NQE)S..Qf.ORAl~!lM4S s.2wwn ~- i 1 ~r Ip IYR I --- ~ __ ~ _ e ~ ~ M SE Ida T~~ah ~wY~eRtl~W~ M SE. pl l0. NV t ~~Ow,POw. wra )~~~~A _ _--_ ~}.~.N~ --~_ o -..~r~m °ew.a...,M.,.~. w . ~ :..°.. _ _ ~ w~ a.xw Golden Valley Subdivision FP-13-044.doc PAGE 7 EXHIBIT A Exhibit C -Proposed Final Plat (dated: 10/18/13) PLAT Of 60LDEN VALLEY SUBDIVISION ~ nuala uulo snwtlmwnlt; ee Yeorn+t ~ s/eac sccnow la rowlwur ~ enllm, w~ 1 un.9alr N eenud/w,anaM[I119aN. AdtcolaMn, W110. mu 1029 d~d ~c ,/• ao«a AI sa ~wwr w ~ 1 1101[3 P1sn Imk mno sn' sma E. 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"_`- ss 6_ I I e roue s/e «a scaw x.wm 1~ m x'• rs ~ ~ B wuo rlurew wr ror.sesr I~ ~` u ~ A 1: K $ 11 - ~ u ~; ~ i I otv¢ar[` • 'n •.`, wssa.l~r.'fiwrc o. (I mm' ~ ~ ~ ~ " ~ I 1 PROViOENCE « m I s H• Bawl «/rusne w 1 PROPERTIES, LLC Irrlc~o'•is, .~ ,7~ne• aclu9etll, row u ,m a.efs Se-w41 ern , ~SSs «w .aro a~rp .~I ,. ~`w saa' I I 12 4~tr NI' wesad.saxs «ra e°"rrc °w ~«00Y°s..'®O1rx f0•f •'f~hi >w.wlw.«e ratio seas ww rw au .n ~s0 I ~ www /a Qtl MA ~ ell0leMa ~ IL ... _ _ _ _ __.-. _ _ mrwle•w _ _ _ _ _ 70 M ___,.,,-___-___ __-___ __-_ ~~, -. 11 u 11 a ss.r ms Golden Valley Subdivision FP-13-044.doc PAGE 8 EXHIBIT A Exhibit D -Proposed Landscape Plan (dated: 11/21/13) _ _ ___ __~__ I ,~..,~,,,_ - --- ~- - ~,I,a,~ m _ _ -- ...,....,_.....,.,....m..d.w.~ _ __ . LIY.Di11WO0DObY! _ -_ __ - ._m....,,e. __. -._ _ t --__ ••~• ~ NN..~. -- . ~~ - _..~ _ i ,~ _ ~ _ .._.....NN..a.r.~~..r ~• (}~ ~ 1 ~ .s.°s1i i° a •~w~s w~ s~~swnia ~ ee ~ t S.l ~-~- 1 au mw ~ ~ .,; .. ... ~ ....o.e..~. __~~ `© ~ o ~ ~ I i a ~ 1 f 1 ~ ~ ~;=~ smum sm u4 ~• •~• ~ •~ • wrw EI ~ •°` 1 ~~ ... , I ~ . . . us I N -~ 1 .. __ - :~.~.. ~ G .: 1 _-- I , 1 ~•. - .. ..'.'. '. R a 1 1 1 },~ ~ ~ 1 ~ r //~ ° I ~ f ~ ~~ _ ,~ .~ t N N ~ .~ _ .. . .~ ... . - ... -- --- 1:~ 7 ®I F o ~= ~- - - o ~~ ^ ~~_ ~.. ~= I _ ® j wasran~walnwaaoo~w~u~[ewaeaw/~rrw amwrr . . ._ w c~IrncrwramumlM .. S.. ._ ~ ..... s ...~,,,..~ .. d ~;; ..~. .» •% ~, ~- .,,.~„- ~ .. ~ - 1 11.0 Golden Valley Subdivision FP-13-044.doc PAGE 9 EXHIBIT A .__wiusa.cwrrs _._ .._.. __- r~a_x . ^ &~ e. .~. M.,~.,.. d ~..,..o. ~...~...,p~.,, .~~.~.~,a~=...,.... ~...,..,..R...~e..m......s». • ~.:: ~: ~..~.,. n ~~...~..,......,. ~., ~,,., ~.~.... ~.... .,...~,....,...~».~,..~~.,.....,..®.~ ~ W ~...a,.~ ...~~.~.a~.,on '' w~ ., =~ ~_ ~~ `~~ ~. =-- .;~~,4 ~ ~3~~~" xcnuas,aEnµmw,wo~urw~onna mgn.~eiwucn~[ rw~rrc uoau.MC oEVw ... ~.~. .~.~v ~.~owuenamo~enm. ~~ .-- aowMOxura.yac~~es Q ~~ Golden Valley Subdivision FP-13-044.doc PAGE 10 ~ EXNIBiT B December 1.2, 2013 Project No.: 13-047 Community Development City of Meridian 33 East Broadway Avenue Meridian, ID 83642 RE: Golden Valley Subdivision - FP-13-044 Acceptance of Final Plat Conditions To Whom it May Concern: We are in receipt of the staff report for the above-referenced final plat application from Sonya Wafters on December 11, 2013. Please accept this letter as formal acceptance of the conditions of approval contained therein. Should you have questions or need any further information in orderto place this item on the Council's consent agenda for December 17, 2013, please contact our office as soon as possible. Sincerely, KM .Engineering, LLP if r ~~ ~~_ Kirsti Allphin Development Assistant 9233 WEST STATE STREET ~ BOISE, ID 83714 ~ 208.639.6939 ~ FAX 208.639.6930 ENGINEERS J SURVEYORS ~ PLANNERS vvww.kmengllp.com