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Staff Report CC Southern Highlands FPSTAFF REPORT MEETING DATE: June 24, 2014 E IDIAN-- TO: Mayor and City Council IDAHO FROM: Sonya Watters, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: FP -14-026 — Southern Highlands Subdivision No. 1 I. APPLICATION SUMMARY The applicant, BHH Investments 1, LLC, has applied for a final plat (FP) consisting of 47 building lots and 6 common lots on 27.66 acres of land in the R-4 zoning district for Southern Highlands Subdivision. II. STAFF RECOMMENDATION/DECISION Staff recommends approval of the Southern Highlands 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 -14-026 as presented in the staff report for the hearing date of June 24, 2014, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number FP -14-026, as presented during the hearing on June 24, 2014, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number FP -14-026 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 south of E. Amity Road and north of E. Taconic Drive, west of S. Eagle Road, in Section 32, T. 3N., R. IE. (Parcel Number: R0988261001) B. Applicant: BHH Investments 1, LLC 1025 W. Bridgeway Place, 4290 Eagle, ID 83616 C. Owners: Same as applicant Southern Highlands Subdivision No. 1 FP -14-026 PAGE 1 D. Representative(s): Brad Pfannmuller 1025 W. Bridgeway Place, #290 Eagle, ID 83616 V. STAFF ANALYSIS The proposed final plat depicts 47 building lots and 6 common lots on 27.66 acres of land in the R-4 zoning district. Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat (PP -13-033). The final plat depicts 1 additional building lot in Block 2 and 1 additional building lot in Block 3 than was approved with the preliminary plat; as long as the overall number of building lots in the subdivision does not exceed those approved with the preliminary plat, the final plats will be deemed in substantial compliance with the approved preliminary plat as required by UDC11-6B- 3C.2. Therefore, a subsequent phase(s) should contain 2 fewer building lots since 2 additional lots were shown in this phase. The amount of open space shown on the proposed final plat in Lot 1, Block 5 appears to be greater than shown on the approved preliminary plat but only includes a portion of the lot with this phase; the remainder of this lot will will be included in a subsequent phase and the overall area should be a minimum of that approved with the preliminary plat. The City of Meridian currently owns and operates a sanitary sewer lift station on what will be Lot 1, Block 2 of this subdivision. This lift station will be decommissioned when sanitary sewer is brought through this development from the north. The existing parcel where the lift station is located is being exchanged for additional area next to the City's well site in what will be phase 2; the exchange of land is scheduled before City Council on July 1, 2014. The applicant and the city will need to enter into a lease back agreement for the continuance of operation and maintenance of the lift station until such time as the development improvements are accepted by the city. To accomplish the exchange of property, a property boundary adjustment (PBA -14-006) application is currently in the approval process to remove the lift station lot and enlarge the City's existing well lot. VI. SITE SPECIFIC CONDITIONS 1. Applicant shall meet all terms of the previously approved development applications for this site (AZ -13-016, Development Agreement Instrument #114034782) and preliminary plat (PP -13- 033). 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 January 7, 2016), in accord with UDC 11-613-7. 3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. Prior to signature on the final plat by the City Engineer, the plat shown in Exhibit C prepared by T -O Engineers, dated June 18, 2014, shall be revised as follows: a. Revise note #3 as follows, "Lots 2 through 111 and 16, and 23, Block 2 and Lots 11..." b. Note #4: Include recordation date and instrument number. c. Note #8: Include the name of the irrigation provider. d. Graphically depict the 10 -foot wide easement on Lot 15, block 2 described in note #11. e. Graphically depict the 20 -foot wide easement on the lots described in note #12. Southern Highlands Subdivision No. 1 FP -14-026 PAGE 2 f. Note #16: Incldue the recorded instrument number of the license agreement. 5. The landscape plan prepared by Jensen Belts Associates, dated 5/23/14, is approved as shown in Exhibit D. The residential structures built within this subdivision shall be a minimum of 2,000 square feet in size and shall be consistent with the conceptual elevations included in the development agreement. The rear or sides of homes on lots that back up to or face E. Taconic Drive shall incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines. 8. Amenities shall be provided in this phase consistent with those approved with the preliminary plat [i.e. shelter, pathway, and tot lot with play equipment (as shown in Exhibit E)]. The swimming pool and pool house is proposed to be constructed with Phase II as approved with the preliminary plat (PP -13-033). 9. 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. 10. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. 11. The applicant shall obtain final approval of the property boundary adjustment (PBA -14-006) application that will remove the lift station lot and enlarge the City's existing well lot prior to City Engineer signature on the final plat. 12. Applicant shall enter into a lease back agreement with the City of Meridian for the operation and maintenance of the existing sanitary sewer lift station on Lot 1, Block 2. This agreement will terminate when the gravity sewer main that facilitates the decommissioning of the lift station is accepted by the City of Meridian. 13. Applicant shall be required to extend an 8 -inch diameter water main from the end of the S. Graphite Way cul-de-sac across Lots 14 and 15, Block 2 to the west property line in alignment with the shared property line between Parcels #R8847000120 and # R8847000155. 14. Due to the elevation differentials in this development, the applicant shall be required to submit an engineered master grading and drainage plan for approval by the Community Development Department prior to signature on the final plat by the City Engineer. This plan shall establish, at a minimum; the finish floor elevation of each building lot, the finish grade elevations of the rear lot corners, the drainage patterns away from each building pad, the drainage patterns of the overall blocks, and any special swales or subsurface drainage features necessary to control and maintain storm water drainage. Applicant's engineer shall consult the 2009 International Residential Code when establishing the finish floor elevations and drainage patterns away from the building pads. 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. Southern Highlands Subdivision No. 1 FP -14-026 PAGE 3 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 (ACHD) 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 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 11-5C-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 Southern Highlands Subdivision No. 1 FP -14-026 PAGE 4 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 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, a single -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: October 2013) C. Proposed Final Plat — REVISED (dated: 6/18/14) D. Landscape Plan (dated: 11/25/13) Southern Highlands Subdivision No. 1 FP -14-026 PAGE 5 E. Detail of Tot Lot, Play Equipment and Picnic Shelter Southern Highlands Subdivision No. 1 FP -14-026 PAGE 6 Exhibit A — Vicinity/Zoning Map Southern Highlands Subdivision No. 1 FP -14-026 PAGE 7 w i Exhibit B — Approved Preliminary Plat (dated: October 2013) saun��fii �in'�sntv�s�ora • �PMI+Dx'xgN Q w IBRIgK OF IONw A`9 K �.tIO4l eXIfiOOt relorvrox iq.l Yl'tIDN M.i xY�iSMRIIw WtO[IlK1.+OpE1MO.Ix AW W W1T OA11D � NOM INN NEIRE r `\ `Z---\ `� L +IOY•�Y11 YI+u►I�.M K+Y lweia awrbl J p • AIML:�w�i.vlla �ylsos�FA .. .00 ww . +ww.ee.Iw s+aas xwx.a��Iw www* UP�+w1 rw YI +x w r wswn w,+wv m xwwe raw rw xwr wir — — rwr. w+a • I+I.M+ Southern Highlands Subdivision No. 1 FP -14-026 PAGE 8 Exhibit C — Proposed Final Plat — REVISED (dated: 6/18/14) NWMT 1 LOTIIUMMARY FINAL.PLAT FOR 1 T1TM.��n SOUTHERN HIGM ANDeS SUBDIVISION NO.1 TOTM.MUSA■E 6r TVT.0 m>LJwN A Rk-SUI17MICF I T WNRW OF LOTOKT I6 RIACK I M . 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W V 144011 of.m' * 1R .=UVNLM W M NOT® SOML V - 1' u N6r2,'m1 Jf SS' • m {/r NON ND MTII NA111C cm UMIRO 'L -O IDONOM PLS 1.22T L10 13rNw-F mw n F[T /2 RON IDD 11MI NA6PC CM NO: 1 1 a"v_ryDiG LI1 s•0'.J'Y31 m.oa• LOT NU 1-0 [NgNEtq PLS {{eo' {IfN ®T'0 OF�NFRIOOM L,2 15raYJOt m.J6. ((�1 LOT NUYFEfl L1] slTT9'Jft ase9' /5ii KOCd HUGGER 4■ MIYA�ity L,. Urorwc W'. / / : j!1 NaN-Mohd MFA ■r Mc.�6YN1••im0 ,NCYINM•w "ET NO. I OF 4 Southern Highlands Subdivision No. 1 FP -14-026 PAGE 9 RNAL PLAT VOR SOtrrHEItN HWM ANDS PJMVMPQN NO.1 A RMODB'WDN M A IMIM W WT IL lMIOWKK IUMKV MND.1 H'IIDN ]17BMTiMtN061fA I�KT.B�IlIIEIAN (11YK W WIAK ABA WI/NfT. �.WO 1911 a. a p. Ae � dr '///N 4J. Ne_ +•S'� }}�`.� P® �' i`�.`•�r`'1 .�1 T1s `i<. r `a °°'�` " "v_ w 'd ♦'C aAi.\ __ mw Lk �. - mow. b, �' ,1' ..�.,, • r; 3��4.'.., �. :� ewN snr ew ero• N «aNn NUID . �::�`�" `` � a Nem, . a<. N• ueA Ne �A .B,B ii >r 'r> camw Ns wlr ®M lNNINlM wx..eur. Ar. we.;.... ..•»nom. 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Detail of Tot Lot, Play Equipment and Picnic Shelter WNW \"zx\- G♦ / N / 1 � a ♦] X. ziZE ._ WIWIv Southern Highlands Subdivision No. 1 FP -14-026 PAGE 12 26 GA. STEEL 7WF PM CAP, F REFMNED 26 GA. STEEL �- RIOCE CAS, PREFlNISHED STEEL R4JF--) 1-26 GA. CORRU( ATEI) PANEL ENC CAP, STEEL ROOF PANEL. I PREnNISHED PRERVISHED N ' (1 I 6 ELETATION SCAR: 414". 1'.V JST SHELTERS SHEET- 1/ DETAIL- 6 ..NOTE: -H 17'-6" F/j OF OOLUMNS/MRS t' -n AT�SLA /EDGE OARENSKk15 MtWMtAIS. OWNV? TO 20'-10' OUT/OM OF SLAB DETER" SLAB SIZE PRIOR TO CONMJCTION 1 FOUNDATION PIAN SCAM If1'. r -V JST SHELTERS SHEET' 1/ DETAIL: 1 Southern Highlands Subdivision No. 1 FP -14-026 PAGE 13 I <- C RM1 SLAB ORAD[ j W PIER �� CONCRETE rool"40 r' V -e` SOVARC -OR- 1'-S" OU. ROUND ..NOTE: -H 17'-6" F/j OF OOLUMNS/MRS t' -n AT�SLA /EDGE OARENSKk15 MtWMtAIS. OWNV? TO 20'-10' OUT/OM OF SLAB DETER" SLAB SIZE PRIOR TO CONMJCTION 1 FOUNDATION PIAN SCAM If1'. r -V JST SHELTERS SHEET' 1/ DETAIL: 1 Southern Highlands Subdivision No. 1 FP -14-026 PAGE 13