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Home My WebLink AboutStaff Report CCSTAFF REPORT HEARING DATE: TO: FROM: October 21, 2014 Mayor and City Council Bill Parsons, Associate City Planner SUBJECT: TEC -14-006 —Jericho Subdivision 1. APPLICATION SUMMARY C �E IDIANt-- IDAHO The applicant, Viper Investments, LLC, has requested approval of a one (1) year time extension to obtain the City Engineer's signature on the final plat for Jericho Subdivision. 2. STAFF RECOMMENDATION Staff recommends approval of a one (1) year time extension to obtain the City Engineer's signature on a final plat for Jericho Subdivision as requested by the applicant, to expire on September 20, 2015. 3. PROPOSED MOTION Approval After considering all Staff, Applicant, and public testimony, I move to approve File Number TEC -14- 006, as presented in the staff report for the hearing date of October 21, 2014. Denial After considering all Staff, Applicant, and public testimony, I move to deny File Number TEC -14- 006, as presented during the hearing on October 21, 2014 for the following reasons: (You must state specific reasons for denial and what the applicant could to do to obtain your approval in the future.) Continuance After considering all Staff, Applicant, and public testimony, I move to continue File Number TEC - 14 -006 to the hearing date of (insert continued hearing date here) for the following reason(s): (you should state specific reason(s) for continuance) 4. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The Jericho Subdivision is located 6055 & 6185 North Jericho Road (South of Chinden Boulevard and West of Locust Grove Road) in the NW '/4 of the NE %4 of Township 4 North, Range 1 East, Section 30). B. Owner: Viper Investments, LLC PO Box 369 Meridian, ID 83680 C. Applicant: Same as owner D. Representative: Kent Brown, KB Planning Jericho - TEC -14-006 Page 1 3161 E. Springwood Drive Meridian, Idaho 83642 E. Applicant's Statement/Justification: Please see applicant's narrative for this information. 5. UNIFIED DEVELOPMENT CODE Per UDC 11 -6B -7A, approval of a preliminary plat shall become null and void if the applicant fails to obtain the City Engineer's signature on the final plat within two years of the approval of the preliminary plat. Per UDC 11 -6B -7C, upon written request and filing by the applicant prior to the termination of the allowed time period, the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two (2) years. Additional time extensions up to two (2) years as determined and approved by City Council may be granted. With all extensions, the Director or City Council may require the plat to comply with current provisions of the UDC. 6. PROCESS FACTS A. The subject application is for a time extension. A public hearing is required before the City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: September 29, 2014 and October 13, 2014 C. Radius notices mailed to properties within 300 feet on: September 25, 2014 D. Applicant posted notice on site by: October 11, 2014 7. HISTORY OF PREVIOUS ACTIONS: On March 20, 2007, the subject property was granted Annexation and Zoning (AZ -06-057) approval by City Council with the R-4 and the R-15 zoning districts. A Development Agreement (DA) was not required with the annexation. A preliminary plat (PP -06-056) was approved concurrently with annexation of the property for 68 residential lots (24 townhouse lots and 44 detached single-family lots), 10 common lots and 2 private street (alley) lots on 9.52 acres of land. • The final plat for Jericho Subdivision (FP -07-024) was approved by City Council on August 21, 2008. The final plat consists of 68 residential building lots (24 townhouse lots and 44 detached single-family lots), 10 common lots and 2 private street (alley) lots on 9.52 acres in an R-4 and R- 15 zoning district. • On March 20, 2009, an 18 month time extension (TE -09-013) was denied by the Planning Department. The denial was followed by a City Council Review application (AP -09-001) which City Council overturned the Director's decision and granted approval of the 18 -month time extension. • On March 1, 2011, City Council approved a second time extension (TE -10-034) request for the Jericho Subdivision. • On October 16, 2012, City Council approved a third time extension (TEC -12-010) request for the Jericho Subdivision. 8. STAFF ANALYSIS This is the fourth time extension requested for approval. The previous time extension approved by City Council expired on September 20, 2014. The applicant met the necessary deadline by filing a Jericho - TEC -14-006 Page 2 written request for a time extension before the time extension expired. The applicant states the development of the property has not progressed due to the number of projects under construction. It is anticipated that the Jericho Subdivision will begin construction in the spring therefore; the applicant requests a one (1) year extension. With previous time extensions, the applicant has been required to comply with the current requirements of the UDC. To ensure the development complies with conditions of approval of the previous time extensions, staff has provided a timeline of Council's previous actions as follows: (TE -09-013) — The City Council approved the site to develop with 6% open space and two (2) amenities. (TE -10-034) — The City Council approved the following new conditions: ➢ 1) Future construction of the Townhomes shall be subject to CZC and Design Review approval per the standards set forth in the UDC and the City of Meridian Design Manual. Further future residential structures shall be consistent with the attached elevations (see exhibit A.4). ➢ 2) The applicant shall submit a revised landscape plan to include the addition of two (2) amenities consistent with the qualifying site amenities as set forth in UDC 11 -3G -3C prior to City Engineer's signature on a final plat. ➢ 3) The owner shall complete the committed items (weed control, PI upgrades and removal of the arborvitaes) by the timelines outlined in the letter dated February 8, 2011 or the subject time extension shall be null and void. ➢ 4) The applicant shall submit a revised landscape plan to include a single 2 inch caliper tree on each individual buildable lot prior to City Engineer's signature on a final plat. In addition, the applicant shall incorporate the requirement for the trees into the Jericho Subdivision's recorded CCR's. A copy of the recorded CCR's shall be submitted to Planning Department prior to receiving City Engineer's signature on a final plat. (TEC -12-010) — The City Council approved the following new conditions: ➢ 1) 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 for more information at 887-2211. ➢ 2) 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 (2) 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 for more information at 887-2211. ➢ 3) 100 Watt and 250 Watt, high-pressure sodium street lights shall be required per the City of Meridian Department of Public Works Improvement Standards for Street Lighting. All street lights shall be installed at developer's expense. Final design shall be submitted to the Public Works Department for approved. The street light contractor shall obtain the approved design on file and an electrical permit from the Public Works Department prior to commencing installations. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Jericho - TEC -14-006 Page 3 ➢ 4) As testified at the public hearing, the applicant/owner must provide regimented weed control and remove the remaining dead trees from the property. The aforementioned conditions and all previous conditions of approval for this site remain in effect with the subject time extension. Except for the compliance with the current open space standards, the plat has been conditioned to comply with the all current City ordinances therefore; staff recommends approval of the subject time extension. 9. EXHIBITS A. Drawings 1. Vicinity Map 2. Approved Final Plat 3. Approved Landscape Plan 4. Approved Building Elevations B. Conditions of Approval Jericho - TEC -14-006 Page 4 Exhibit A.1— Vicinity Map Vicinity Map Legend Area of Impact Parcels - Meridian RUT -,c!undo'St Print Date: 9!30/2014 0 0.125 0.25 Miles 0 The information shown on this map is compiled from various sources and is subject to constant revision Th City 9 of Mardian makes no warranty or guarantee as to the content, acruracy, timeliness, or completeness of any of the data provided, and assumes no legal responsibility for the information contained on this map- -- ----- C.0 L-0 R-15 P E Everest St VBU1.14", stl > R-15 < E Lockhart on Ln R-8 R-2 E Martello Ln R4 E Tallinn St .......... -T W - Jericho - TEC -14-006 Page 5 Exhibit A.2 — Approved Plat jum 9 •V« 11 Jericho - TEC -14-006 Page f) ti marls rororar •f Ila ! : a • ' .1 Me . R I M s O C 76 I t r,r mm ! A A "'i owp= 4W a 9 •V« 11 Jericho - TEC -14-006 Page f) Exhibit A.3 — Approved Landscape Plan NOISiA1091S OFgI?J3f IL jjj 9 Jericho - TEC -14-006 Page % Exhibit A.4 — Approved Elevations TH I BUNGALOWS Jericho - TEC -14-006 Pale g I I If (Cj _ At,-', F Jericho - TEC -14-006 Palge 9 B. Conditions of Approval The applicant is to meet all terms of the approved annexation (AZ -06-057), preliminary plat (PP - 06 -056), final plat (FP -07-024) and time extensions (TE -09-013, TE -10-034 and TEC -12-010) for this development. The applicant shall have one (1) year, until September 20, 2015, to obtain the City Engineer's signature on the final plat for Jericho Subdivision. Jericho - TEC -14-006 Page 10