Loading...
REV Staff Report CCSTAFF REPORT MEETING DATE: January 21, 2014 E IDIAN~-- TO: Mayor and City Council C D A H O FROM: Sonya Wafters, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: FP-13-047 -Baraya Subdivision No. 1 I. APPLICATION SUMMARY The applicant, CBH Homes, has applied for final plat (FP) approval of 47 single-family residential building lots and 3 common area lots on 11.05 acres of land in the R-8 and R-15 zoning districts for the first phase of Baraya Subdivision. II. STAFF RECOMMENDATION Staff recommends approval of the Baraya Subdivision No. 1 final plat subject to the conditions noted in Sections VI and VII 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-13-047 as presented in the staff report for the hearing date of January 21, 2014, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number FP-13-047, as presented during the hearing on January 21, 2014, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number FP-13-047 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 on the south side of W. Franklin Road, between Black Cat and Ten Mile Roads, in the NE'/4 of the NW '/4 of Section 15, T. 3N., R. 1 W. B. Applicant: CBH Homes 1977 E. Overland Road Meridian, Idaho 83642 C. Owner: RWK Investments, LLC 7847 S. Pheasant Wood Drive Sandy, UT 84093 Baraya Sub 1 FP-13-047 D. Representative: Matt Schultz, Schultz Development P.O. Box 1115 Meridian, ID 83642 V. STAFF ANALYSIS The proposed final plat depicts 47 single-family residential building lots and 3 common/other lots on 11.05 acres of land in the R-8 and R-15 zoning districts. The gross density of the proposed plat is 4.25 dwelling units (d.u.) per acre. The applicant is proposing 2.1 acres of common area consisting of common lots, a pathway, and parkways. Two final plats have previously been approved (but not yet recorded) for this subdivision -Baraya Subdivision No. 1 (FP-07-030) and Baraya Subdivision No. 2 (FP-07-031). The applicant has submitted a request for withdrawal of those applications. The subject final plat is proposed as the first phase of development. Staff has reviewed the proposed final plat for substantial compliance with the proposed preliminary plat (PP-06-062) and finds there to be one less lot shown on the final plat than approved on the preliminary plat. Because the number of buildable lots is fewer and common open space has increased, staff deems the final plat to be in substantial compliance with the preliminary plat as required by UDC11-6B-3C.2. Note: The development agreement for this property requires a minimum of 334 single family dwellings to be constructed on the R-8 and R-1 S portion of the site. VI. SITE SPECIFIC CONDITIONS 1. Applicant shall meet all terms of the approved annexation (AZ-06-061), development agreement (Inst. No. 107123289), preliminary plat (PP-06-062) and time extension (TE-09-015; TE-11-001; TEC-13-001) applications approved for this site. 2. The applicant shall obtain the City Engineer's signature on a final plat by January 10, 2015, in accord with TEC-13-001 and UDC 11-6B-7 in order for the preliminary plat to remain valid or a time extension may be requested. 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 Bailey Engineering, Inc., stamped on December 12, 2013 by Gregory G. Carter, shall be revised as follows: a. Include the recorded instrument number for the development agreement in Note #11 as "107123289". 5. The landscape plan prepared by Breckon Land Design Inc. dated December 6, 2013, shall be revised as follows: a. Six-foot tall solid fencing is not allowed adjacent to pathways; revise the fencing to 4-foot tall or 6-foot tall open vision along the north boundary of Lots 2-9, Block 3. b. Six-foot tall solid fencing is required to be set back a minimum of 10 feet from the street side property line in the rear yard on corner lots (i.e. Lot 6, Block 1 and Lot 1, Block 2); revise fencing accordingly. 6. The pond shown on Lot 1, Block 1 shall comply with the standards listed in UDC 11-3G-3B.8. The pond shall have recirculated water and shall be maintained such that it does not become a mosquito breeding ground. Baraya Sub 1 FP-13-047 7. All fencing installed on the site shall be consistent with the standards listed in UDC 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. 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. Future homes constructed in this phase shall be consistent with the approved elevations and design guidelines contained in the development agreement. The rear elevations of homes visible from public streets and open spaces shall also be subject to these guidelines. 10. Prior to the issuance of any new building permit, the property shall be subdivided in accordance with the UDC. 11. This development borders a domestic water pressure zone boundary, and therefore the applicant shall be required to install a pressure reducing station vault and conduits for power and telemetry cabling in the vicinity of their South Fritts Way connection to W. Franklin Road. The installation of the pressure reducing appurtenances shall be the responsibility of the Meridian Public Works Department. Applicant shall coordinate the vault and conduit design criteria with the Meridian Public Works Department as part of the development plan review process. VII. GENERAL REQUIREMENTS 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 with the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water 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 applicant shall be required to enter into a Development Surety Agreement with the City of Meridian. 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, and water infrastructure for a duration of two years. This surety amount will be verified by a line item final cost invoicing provided by Baraya Sub 1 FP-13-047 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. 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 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. 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. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of existing street lighting. 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 Baraya Sub 1 FP-13-047 4 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, 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. Preliminary Plat (dated: 1/12/07) C. Proposed Final Plat (dated: 12/12/13) D. Proposed Landscape Plan (dated: 12/6/13) Baraya Sub 1 FP-13-047 Exhibit A -Vicinity Map Baraya Sub 1 FP-13-047 Exhibit B -Preliminary Plat (dated: 1/12/07) ~~' ~--- ~~ ; ~ TcfCi' R ... -~ z \' " -u„- - ---~ - .~_ o ,_.. _.. . ..._ __~_ -_ _.._yr _ F ~..,. _ Baraya Sub 1 FP-13-047 7 Exhibit C -Proposed Final Plat (dated: 12/12/13) R fRNM{N 110. ~~. PLAT SH0IMNC ~;;~ /~ARAYA SUBDIVISION NO. ---°----,~------f+~~ LACAlEO IN 1lIE NE i/t OF 7HE NIY 1/4 su aF SECTION iS, T.ii., R.IW., {.Y. _.-----'- J°"r AflA C04lMTY, DANO 20{4 x ,~ I ww I I a.m f wm aac aav ~ / 7 1 1 . 1 I I I I I f I I I AT• I ..\ . ~ ,~?x o :~., m ., ' '~ g! 1 ~L _. _-J 1 1 1 L_,. ,_J r 1 I L____J I I L___J I I l L___-_1 a e I L_.~~J I ~~a \ I L~_--___..,~~~ ~ r'-^---1 ~ r r---~ l ROpC I r----i I I f r---~ l I r-----~ t r----~ r----I r-~--~ 1 I I I I I 1 i I I I ~ I ' ~( I +Q~M I ® ; s ® 8. . v a.~r 4 a c • f. d ' ~ 1 L 1 t- elff ,i 1 I L_ ~ J I I I L____.J I I 1 L___J .t0' i 1 I L_.___J i I I Ld-__J tlLd i I l L_. ... J Of i 4 L____-' !1' AN bW 9400 W!P ~ ~~.OC' M1Y iPW MW svw'rw l V ! ' I i i I I I k # I I I I I ~ Jxr I 1 t I 1 I I' I 1 aid © i f m © ,O„ 5 ,O~ ® > © Y pM , n I! ~~. 1 t i 1~ I f I i i i I F 1 i 1 I , 1 .J L___J L___J L___J L__.._ J L___J I L.-_J I 1 L..__J 1 L_' ------- uwraa~ ~~aul; ~j ur n„o _ .. _, _. _. -. _ . _ - ..._,. GgSM11MC (# MO2 Q sar mnaeat ~ !T 1A' ~ W IW MI ~m MtK w. ns rrn tof u[ ~ ~ ~ w - - on>tw¢ .rac twt w, ar • at YO O wucw rp wl w ws w, ' Lt>>cv •ao w.. nr, ..~...~ W IYM ~ M Wp A tp,arr rrpoe Ilnv! FOl® C11p+0( • ~n~ro w w~ir99 rrR Menu wn _.... fCt !1[tl ! K • Iq NOIb !IM 1#I[ IM p111KK TA/tL1 a ss ~~o Too icKti w~iff+- ,. ~ ~. ~}~ ~ wR wet ~ ~s~ irc Im IIRR 1 K 1 ~e~"w.ia s ssaa ~~ Baraya Sub 1 FP-13-047 8 Exhibit D - Proposed Landscape Plan (dated: 12/6/13) tec~ce~a taua~aa~3 uwo~ac ~~~~ ~ ,.__ ~.. _ _. __ __ ` i __ - . -- -- ~~, ~~, m ~a ri ~ ~ - ,> - _ __ .w ._ . __ ~ ~' . .. ~. ~ 9 t _.__ . _ . . ;._ ~ ; ~ ~~~... ... L 1 n. . ~ ~ `' ~~ ~`' ~~ w c~eo^~n u~c+rt 'il~~f~~ ~~ Baraya Sub 1 FP-13-047 9 -~ ~_,~ ~ ,~."' sa~ua~lm~ wao.a~ ~._~ ~, ~` ~ ~.-.. O, s. xs~ata-~• ', ~ ? j 4t «,• ~~ ~~ t14 Baraya Sub 1 FP-13-047 10 o~wwaaan.-