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Staff Report CCSTAFF REPORT MEETING DATE: TO: FROM: SUBJECT: April 15, 2014 Mayor and City Council Sonya Wafters, Associate City Planner 208-884-5533 (j~~E ID$ IAN~- ~J Bruce Freckleton, Development Services Manager 208-887-2211. FP-14-015 - Whitebark Subdivision No. 1 I. APPLICATION SUMMARY The applicant, T & M Holdings, has applied for final plat (FP) approval of 29 building lots and 5 common lots on 10.54 acres of land in the R-4 zoning district for the first phase of Whitebark Subdivision. II. STAFF RECOMMENDATION/DECISION Staff recommends approval of the Whitebark 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-14-015 as presented in the staff report for the hearing date of April 15, 2014, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number FP-14-015, as presented during the hearing on April 15, 2014, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number FP-14-015 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 2135 E. Amity Road, in the NW'/4 of Section 32, T. 3N., R. lE. (Parcel #S1108449095) B. Applicant: T & M Holdings 16166 N. 20"' Street Nampa, ID 83687 Whitebark Sub No. 1 FP-14-015 PAGE 1 C. Owners: T & M Holdings 16166 N. 20"' Street Nampa, ID 83687 Cindy K. Lewis Trust 9754 Milclay Road Boise, ID 83704 D. Representative(s): Chad Kinkela, CK -Engineering 860 Headwaters Eagle, ID83616 V. STAFF ANALYSIS The proposed final plat depicts 29 building lots and 5 common lots on 10.54 acres of land in an R-4 zoning district. Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat (PP-13-028). Because the number of buildable lots and common area is the same, staff deems the final 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 annexation and zoning (AZ-06-044, Development Agreement Instrument #107011191), preliminary plat (PP-13-028), and amended Development Agreement (MDA-13-018) for this site. 2. The applicant shall obtain the City Engineer's signature on the final plat within two years of City Council approval of the preliminary plat (by December 17, 2015), in accord with UDC 11-6B-7. 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 Idaho Survey Group, stamped on March 20, 2014 by Gregory G. Carter, shall be revised as follows: a. Separate Lot 4, Block 1 into two separate lots; one for the common driveway/sanitary sewer easement, and the other for the street buffer/sanitary sewer easement. The common driveway shall not exceed 1 SO feet in length without fire department approval. b. Add a note to the face of the plat stating that any proposed and/or future usage of the Boise Project Board of Control facilities are subject to Idaho statutes Tile 42-1909. c. Add a note: The bottom elevation of house footings shall be set a minimum of 12-inches above the highest known normal groundwater elevation. d. Add a note referencing the existing sanitary sewer easement that was previously recorded. e. Revise the plat in accord with condition #S.c below. 5. The landscape plan prepared by South Landscape Architecture, dated 3/21/14, shall be revised as follows: a. Some of the diagram numbers on Sheet L2.0 and associated references are incorrect; revise accordingly. Whitebark Sub No. 1 FP-14-015 PAGE 2 b. Revise the landscape plan in accord with condition #4.a above. c. Because Lot 7, Block 1 is not taking access from the common driveway, a minimum 5-foot wide landscaped common lot is required to be provided so that the lot doesn't abut the common driveway in accord with UDC 11-6C-3D.5. d. A 10-foot wide compacted gravel shoulder meeting the construction standards of the transportation authority is required along Amity Road with the remainder of the area planted with lawn or other vegetative groundcover in accord with UDC 11-3B-7C5. 6. A perpetual ingress/egress easement shall be filed with the Ada County Recorder, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment, per UDC 11-6C-3D.8. 7. The common driveway shall be constructed in accord with the standards listed in UDC 11-6C- 3D. 8. All fencing installed on the site shall comply with UDC 11-3A-6 and 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 for this subdivision. 9. Applicant shall be required to install a 12-diameter water main in N. Amity Road from the current points of terminus at the east boundary of Estancia Subdivision to the current points of terminus at S. Eagle Road, unless another alternative route for a secondary connection is provided. 10. This development is currently not serviceable by the trunk sewer intended to provide service to the area, however the developer has proposed providing service by installing a temporary 8-inch diameter sewer main in E. Amity Road into an adjacent service area serving the Estancia and Bellingham Subdivisions to the west. Service from this temporary main is acceptable; however service limits outlined in the preliminary plat findings of fact and conclusions of law shall apply. 11. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. 12. Prior to the issuance of any new building permit, the property shall be subdivided in accordance with the UDC. VII. GENERAL REQUII2EMENT5 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. Whitebark Sub No. 1 FP-14-015 PAGE 3 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 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, and 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 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 Whitebark Sub No. 1 FP-14-015 PAGE 4 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 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 development plan approval. V. EXHIIBITS A. Vicinity/Zoning Map B. Approved Preliminary Plat (dated: 8/26/13) C. Proposed Final Plat (stamped/dated: 2/5/14) D. Landscape Plan (dated: 3/21/14) E. Common Driveway Exhibit Whitebark Sub No. 1 FP-14-015 PAGE 5 Exhibit A -Vicinity/Zoning Map >_ ~~ s R8 ~'~A 7>. ~~i ~ ~ c ~ .:.. _r i r `3i ~ ~ ~' =-' i 4od DF' ~ ~ ~ ~--•~n I~- -~ -I-~!- ~~ ~~I ~ ~ s ~ j ~~~ ~'.. c f~A~~ad`_ ~ ' ~~~ ~~ a ! Erv(tkin Ave ' - `~ f ~ \ Y - m ~ ~ ~ A ~ _. .___, N I ~ -- ~~~ ~~ J \ i ]iili ~ k Rd ; \\ } -- __ - _I ~ /, ~' _ ; ,, i ~. --- J %~% ____~„_ ~ ~i E Tan a Ln E TanLLn ~ _ 1_ _ _ / / ~~~ ~ l -, . _ ~1~~~ ~ ~ ': r ~ ~ I ~ ~~ __~ ~, a ~ ``~ ~~ EM ''~Y ~~ l t ~~~~ .-~ .,, ~ . - ii r f,paoB ~~~ \/f~~ ¢/, , t ~r/ dr o ~ . ~C9 'tir~ ~ / ~ ,~'b,: Y \\ 1 L l 1 W' ~' ~~l =~ ~~ L ~~ Whitebark Sub No. 1 FP-14-015 PAGE 6 Exhibit B -Approved Preliminary Plat (dated: 8/26/13) ..-~ ~~ . ~.:I...A». •, Wv -~ 1 ,~ $,~ ; 111 & # ........ ' r ~ ... ,, .. '1 ~ ~ .. ,~ • ` 1 ~ D~.T' ~ ~. uOM rhC~ 5 ..t~ ti_ . f.. y. ' ~ 7 ` ~ A ^ ' : it t •«,~ .-moo ~y °.~~ ti ~ ( "v ° ~~ ~ ~ ~! f ~ ~~ ~ '~( uio ''o.a• .. GIs '. ~r i ~ ,/ r^ ` b f ~ ~' ` ~ ~ „tea' i , o,u.j n vu * ~ ~' ~` v `"r ~'° ...tee 1 ~ " 4 . "i11 ~~.~ . ~. ~'~ ~ S 3 7 ~ - G.~r.r ~ +p w ~ ~i} .. ~.~v7 O R'~Tk j w»19 ~f :~.~ t rl. '! s+f> ~ e..,~Y ..yr' n..• a . .~ ~... ~ -- t ~ °""r +e" °,~• ~`~ .,.tea . .~ .r•u• .. ~c~ `~~ moo. .. ~i :~ ;~ `~ ~~~~$ ~ ~~ ~. ~} ~-~ ~~ •. ~I ~~ ~.:.~ >i~ ~r.~ ~ ~ ;, ~~ ~~ ~~ ~- 1 y afn a~ ~~~i871Y 'i/~1 ~'i~~.: RS1 ~... T..~6 ~ "~.~Er ~j~~- o ,^" ~ ~~~e~e, as rr.,,,'~r. ~.~ec.~ Whitebark Sub No. 1 FP-14-015 PAGE 7 Exhibit C -Proposed Final Plat (dated: 3/20/14) __... __.._... ruT SHOWING A. - .~:- ~-~: WH/T£BARKSUBD/V/S/ONNO. 1 v .~ i ae....+ Wmw LOCATED IN THE NE t/1 aF NW 1/4 SECTION J2 m am wnm. w.. eax ..~• , T.3N., R.tE., W. J:._ lY DAHO 00N b m ~ mm un mn 1.nnr. ,MV I MERIDIAN M10 rrvWn w°~a. _ m am ', ae an raro.. war _„~_ e1 an n ____ rrv 1>ma' /`\ _ O - V ~ ~ i %IIE: 1'.10? ~ ca am : naYi' rs'W - __ ...... , e. ~.y.~ .i« nm ..mm -m»i u a ~ ua ~ -' n1vM UnrNt vrrl ~Ywr mam• mror ~ ROOIf 1 ~ O '~ ~ ' ~'. ._.... .. '.. '. 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CAIgl~A710Nf~ • nrW wr *~wr.e wow: re • erw+wc •rws+ . wnasr oaw~cawf.w • ~` s~inwes~i ~ai~. • ~ ~ NrwOallPJel~t.r lfRylhAl.IW Z ~~ ~jl Whitebark Sub No. 1 FP-14-015 PAGE 11 w ~ IISfLIM10/1~16I s~ uwoacu~ wo~ss Exhibit E: Common Driveway Exhibit E:~ HI E=~ IT ~~ H ~,'~~~'~~~`i f`~~ ~;:~~ ~ ~.J ILC I f~~~~! ~ E f~1's~~ EL~~ F'E ~=~ ; ~_~ ETI :~.r ~4. `~, ~~.`~~.~ -:.~ L~:~T ~ :~ f~~; IEf~~T~=..Tl~~'~'`h~~ -, ----~--__-..., 1 ~- ~ ~'~ i~.ca'I '~ za.ao. ~ Q ~~~., I ~ ~ ~~. N ~, W-+~ ~--E 5 r_______. _ _.,-~ i S, "5 ~ ~ 1S.QC. ~o,oa~p o ~--- ,~, ~ ~i ti? i a __ ~, -.~' I I L^F ~1 ~1 ~ L . - .. _._ . _.._ .:. ~~ :_ - .. _ . __ J .._.... - - _ ~ ~~~ r ca~ ~~' ~ f ~ % ~~, ~ i ~~ Tti~~d.Q© ~~ ~.~.`~~I 2 (~~j~~ I ' ~ ' - .1 ~ 1 ~~ ,~.~~i I~ { L . ~ ~ _.__ .._.. ~ _ ~ G _'' ~ 4 ~1 ~.~,~ , _~ ~__ '~ L9i 7 1w .4~Cl55 `' FiiOM 5?RFET ,~'~ r ~' ~. ~` j~ ~ Zff:GO' i'~ ~, c ' ~~` ~~_ 1 ,1' _ nl f tt1 __ ,_.:~ qo' ao' ~--.~- SCALE 1" ~ 40' ~;h"n'Ntd L'Y: ~~ '~~~~"~rH ITE`~~~~ (~ ~,.~ECKEr ,r: ~~ GK ENGINEERING _,a~; 04/o7/'i4 850 M~ADVtATERS dR. II r ~ ~ IpI EA(#.E, q 63516 1~~ ~ _ I ~ I ' I f r I ' I r ~ V I U # ! , ~ FN.E: x..wei e~pr~ ~~ ,~ ~.~.~ .~ ., PFiL`tJE 2tt8-869-0550 ~P•r: Whitebark Sub No. 1 FP-14-015 PAGE 12