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PZ - Staff Report Page 1 STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT DATE: October 18, 2018 TO: Planning and Zoning Commission FROM: Josh Beach, Associate Planner 208-884-5533 SUBJECT: H-2018-0100 Jocelyn Park Subdivision PROPERTY LOCATION: The site is located near the southwest corner of W. Victory Road and S. Meridian Road. I. PROJECT DESCRIPTION Preliminary plat (PP) consisting of twenty-three (23) residential buildable lots and two (2) common lots on 13.32 acres of land in the R-8 zoning district. II. SUMMARY OF REPORT A. Project Summary Details Page Acreage 13.32 Future Land Use Designation MDR Medium Density Residential (3-8 DU/Acre) (Applicant is requesting a “Step Down” in Density) Existing Land Use Vacant (previously a sewage lagoon) Proposed Land Use(s) Single-family homes Current Zoning R-8 Proposed Zoning R-8 Lots (# and type; bldg/common) 23 Buildable, 2 common Density (gross & net) 1.73 Gross/2.62 Net Open Space 2.65 acres, at 19.9% Amenities Tot Lot, Gazebo Physical Features (waterways, hazards, flood plain, hillside) The Ridenbaugh Canal crosses the property just south of W. Victory Road. History (previous approvals) Annexed in 2013 as part of the Victory South Annexation (AZ- 13-014) Page 2 B. Community Metrics Details Page ACHD report (yes/no)  Requires ACHD Commission Action (yes/no) No report received to date No Access (Arterial/Collectors/State Hwy/Local)(Existing and Proposed) One (1) access to the west via a stub (W. Cumberland Drive), One (1) access to the east (W. Winnipeg Street) Traffic Level of Service Unknown Stub Street/Interconnectivity/Cross Access One (1) stub to the northeast to parcel # S1225110160 Distance to Fire Station  Fire response time  Resource reliability  Risk identification  Accessibility  Specialty/resource needs  Water supply Not Provided 7 minutes 63% 1 Meets requirements Meets requirement 1000 gallons per minute Distance to Police Station  Police response time  Calls for service  % of calls for service split by priority  Accessibility  Specialty/resource needs  Crimes  Crashes 3 miles 3 minutes 181 calls within 1 mile of the site P3-1.1%, P-2 50.3%, P1-47.5%, P0-1.1 Accessibility is not an issue None 33 7 Page 3 C. Project Area Maps Future Land Use Map Aerial Map Zoning Map Planned Development Map III. APPLICANT INFORMATION A. Applicant/Representative: Jarron Langston 9563 W. Harness Drive Boise, ID 83709 B. Owner: Epic Enterprises 9563 W. Harness Drive Boise, ID 83709 Page 4 IV. NOTICING A. Newspaper notification published on: September 28, 2018 B. Radius notice mailed to properties within 300 feet on: September 21, 2018 C. Applicant posted notice on site on: October 8, 2018 D. Next door posting: September 25, 2018 E. Neighbor meeting date and # of attendees: July 26, 2018 with 10 residents plus the applicant being present. V. STAFF ANALYSIS This property is designated Medium Density Residential (MDR) on the Comprehensive Plan Future Land Use Map (FLUM). The MDR designation allows smaller lots for residential purposes within City limits. Uses may include single-family homes at densities of 3 to 8 dwelling units (d.u.) per acre. The Comprehensive Plan allows the applicant to request a “step down” in density to justify the 1.73 gross density. The applicant is in fact requesting that “step down” from Council. The applicant proposes to develop the site with 23 single-family residential lots and 2 common lots. The gross density of the proposed plat is 1.73 d.u. per acre with a net density of 2.62 d.u. per acre, which falls within the target density of the MDR designation. The average lot size is greater than15,000 square feet. All of the proposed lots comply with the dimensional standards of the UDC. Staff is of the opinion that the proposed density is appropriate for the area and compatible with adjacent uses and zoning. All adjacent residential uses are zoned RUT (in Ada County), R-8 and R-4, and the proposed zone would be consistent not only with the surrounding neighborhoods, but also with the comprehensive plan. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use: 1. “Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi- family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development.” (3.07.03B) 2. ”Require usable open space to be incorporated into new residential subdivision plats.” (3.07.02A) 3. “Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity.” (3.07.02C) 4. “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F) 5. “Provide housing options close to employment and shopping centers.” (3.07.02D) 6. “Encourage infill development.” (3.04.02B) 7. “Reduce the number of existing access points onto arterial streets by using methods such as cross- access agreements, access management, and frontage / backage roads.” (3.03.02N) Dimensional Standards: Development of this site is required to comply with the dimensional standards listed in UDC 11-2A-6 for the R-8 district. Staff has reviewed the proposed plat and found it to be in compliance with the R-8 dimensional standards. Block Length: The plat is required to comply with the block length standards listed in UDC 11-6C-3F. Staff has reviewed the proposed plat and found that the west side of Cumberland Way exceeds the 750 feet as limited by code. That section of the project does not have a stub street or a pedestrian connection Page 5 from the Timberline Subdivision to the west, so compliance with the 750 foot maximum is difficult. The applicant will need to request Council approval to exceed the 750 foot maximum; staff supports this request. Access: Vehicular access is proposed for this site via one access to W. Winnipeg Street to the east and one to the west (W. Cumberland Drive). The applicant is also proposing one additional stub street to the parcel to the north east (parcel # S1225110160) for future connectivity and to limit direct access to W. Victory Road in accord with UDC standards and Comp. Plan policy 3.03.02N. Staff supports the proposed access plan. Streets: The proposed internal streets depicted on the plat are public streets. A total of 50-feet of right-of-way is proposed for the internal streets. Staff supports the proposed street layout (see Block Length above). Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. The applicant proposes to construct 5-foot wide attached sidewalk along internal streets. The applicant is also required to install a 5-foot detached sidewalk along the entire frontage of W. Victory Road in accord with UDC standards and Comp. Plan policy 3.07.02C. Fencing: Any existing and proposed fencing for the development shall be included on either a site plan or landscape plan and shall comply with the standards listed in UDC 11-3A-6B and 11-3A-7. Lot 1, Block 3 and Lot 1, Block 1 shall comply with the requirements of the above named UDC section in terms of fencing on common lots and adjacent to irrigation facilities. Easements: There are several lots that are encumbered by an existing easement. Any existing utility mains crossing this property that are no longer in use or needed, must be abandoned, and any associated easements will need to be released/relinquished. Open Space: A minimum of 10% qualified open space is required to be provided for this development in accord with UDC 11-3G-3A.1. Based on the area of the preliminary plat (13.32 acres), a minimum of 1.33 acres of qualified open space are required to be provided as set forth in UDC 11-3A-3B and Comp. Plan policy 3.07.02A. The applicant has proposed 19.9% open space for the development, or 2.65 acres of land. Site Amenities: All developments consisting of five acres of more are required to provide a minimum of one site amenity; one additional site amenity is required for each additional 20 acres per UDC 11-3G-3A.2, in accord with the standards listed in UDC 11-3G-3C.Based on the area of the preliminary plat (13.32 acres), a minimum of 1 qualified site amenity is required to be provided. The applicant proposes to provide a tot lot, and a gazebo as amenities for the subdivision. Staff is generally supportive of the proposed amenities. However more details on the tot lot are needed. A detail of the play equipment for the tot lot should be submitted with the final plat application. Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in the subdivision as proposed in accord with UDC 11-3A-15. Building Elevations: The applicant is proposing to construct single-family detached homes. The applicant has submitted conceptual sample building elevations for future homes in this development, included in section VIII. Building materials appear to consist of a mix of variety of wood siding, cultured stone and stucco with architectural shingles. The homes will not require design review, but should constructed generally consistent with the submitted elevations and materials. Page 6 VI. RECOMMENDATION Staff finds that the subject preliminary plat exceeds the minimum requirements of the UDC and recommends approval of the proposed preliminary plat application in accord with the Findings in Section IX subject to the provisions in Section VIII. VII. EXHIBITS 1. Proposed Preliminary Plat (dated: 7/25/2018) Page 7 2. Proposed Landscape Plan (dated: 8/9/2018) Page 8 3. Conceptual Building Elevations Page 9 Page 10 4. Legal Description and Exhibit Map Page 11 Page 12 VIII. CONDITIONS & MITIGATION MEASURES 1. PLANNING DEPARTMENT 1.1 Site Specific Conditions of Approval 1.1.1 Applicant shall meet all terms of the approved annexation (AZ-13-014, DA Instrument # 114007668). 1.1.2 The preliminary plat included in Section VII, dated 7/25/2018, shall be revised as follows: a. The site shall comply with UDC 11-6C-3F in terms of block length, unless Council allows it to exceed 750 feet. 1.1.3 The landscape plan included in Exhibit A.3, dated 8/9/2018, shall be revised as follows: a. Fencing in compliance with UDC 11-3A-6B and 11-3A-7 shall be located on all common lots and against the Ridenbaugh Canal. b. A detail of the play equipment for the tot lot shall be submitted with the final plat application. 1.1.4 If there are any existing trees on the site that are to be removed, the applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to confirm mitigation requirements prior to removal of any trees on the site. Any existing trees proposed to be retained on-site shall be noted on the landscape plan submitted with a final plat application. 1.1.5 Direct lot access to W. Victory Road, an arterial street, is prohibited in accord with UDC 11-3A-3. 1.1.6 Future development of this site shall be generally consistent with the preliminary plat and building elevations depicted in Section VII and the revisions noted in the staff report. 1.1.7 The applicant shall construct the entire landscape buffer and sidewalk along W. Victory Road with the first phase of development. 1.1.8 The applicant shall provide a master grading and drainage plan for the site with the first final plat application. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC Table 11- 2-A-5. 1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. 1.2.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11 -3A-15, UDC 11-3B-6 and MCC 9-1-28. 1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.2.7 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-7C. 1.2.8 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-11C. 1.2.9 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 1.2.10 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. Page 13 1.3 Ongoing Conditions of Approval 1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11- 3B-5, UDC 11-3B-13 and UDC 11-3B-14. 1.3.2 All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11-3G-3F1. 1.3.3 The project is subject to all current City of Meridian ordinances. 1.3.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11 -3A-3. 1.4 Process Conditions of Approval 1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11- 5C-3C. 1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C2. 1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two years of the signature of the City Engineer on the previous final plat as set forth in UDC 11-6B-7B (if applicable). 1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City Engineer signature on a final plat within two years; or, 2) gain approval of a time extension as set forth in UDC 11-6B-7. 1.4.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 2. PUBLIC WORKS 2.1 SITE SPECIFIC CONDITIONS OF APPROVAL 2.1.1 A street lighting plan will be required with the submittal of development plans. Plan requirements can be found in section 6-5 of the Improvement Standards for Street Lighting at http://www.meridiancity.org/public_works.aspx?id=272 2.1.2 There are existing sanitary sewer and water mainlines crossing the subject property. Applicant shall be responsible for the preservation of these mainlines, and incorporating into their design at a minimum 14- foot wide compacted gravel maintenance access roads over said utilities. 2.1.3 The preliminary plat shows what we are assuming is an easement that bisects the site from the southeastern corner to the north boundary. It is believed that there are also easements along the western side of the property that were in place for power and sewer facilities when this property functioned as the sewage lagoons for the Meridian Heights Water and Sewer District. Please identify all existing easements of record, and your plan for the vacation of these easements. Page 14 2.1.4 Due to the amount of engineered fill material that must be placed within this property as part of the sewage lagoon reclamation process, the applicant shall be required to engage the services of a geotechnical engineer to review and oversee the filling and compaction operations. Compaction test results shall be submitted to the Meridian Public Works inspector on-site prior to any sewer or water infrastructure being installed, and to the Building Department for all areas within building pads receiving engineered backfill, where footing would sit atop fill material. 2.2 GENERAL CONDITIONS OF APPROVAL 2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. 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. 2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.2.3 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 prepared by an Idaho Licensed Professional Land Surveyor, 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. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.2.4 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 prior to receiving development plan approval. 2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.2.7 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. 2.2.8 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. Page 15 2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.2.12 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. 2.2.13 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. 2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.17 The design 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. 2.2.18 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. 2.2.19 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. 2.2.20 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.2.21 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. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.2.22 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. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 3. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) http://weblink.meridiancity.org/WebLink8/DocView.aspx?dbid=0&id=154806&page=1& Page 16 4. IDAHO TRANSPORTATION DEPARTMENT (ITD) http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=156163&dbid=0 5. NAMPA & MERIDIAN IRRIGATION DISTRICT http://weblink.meridiancity.org/weblink8/0/doc/155960/Page1.aspx http://weblink.meridiancity.org/weblink8/0/doc/155961/Page1.aspx Page 17 IX. FINDINGS 1. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. b. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services will be provided to the subject property upon development. c. The plat is in conformance with scheduled public improvements in accord with the City’s capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. e. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Commission and/or Council’s attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council consider any public testimony that may be presented when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which Staff is unaware. f. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that exist on this site.