HomeMy WebLinkAboutStaff Report CCSTAFF REPORT
MEETING DATE: January 20, 2015
TO: Mayor and City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP -14-045 — Hill's Century Farm Subdivision No. 1
I. APPLICATION SUMMARY
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The applicant, Brighton Investments, LLC, has applied for a final plat (FP) consisting of 80 buildable
lots and 8 common/other lots on 28.38 acres of land in an R-8 (medium density residential) zoning
district. This is the first phase of development of Hill's Century Farm Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Hill's Century Farm Subdivision No. 1 final plat based on the
analysis provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number FP -14-045 as presented in the staff report for the hearing date of
January 20, 2015, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP -14-045, as presented during the hearing on January 20, 2015, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP -14-045 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 generally located on the east side of S. Eagle Road, south of E. Amity
Road at 5340 S. Eagle Road, in a portion of the west V2 of Section 33, T. 3N., R. IE.
B. Applicant:
Brighton Investments, LLC
12601 W. Explorer Drive, Ste. 200
Boise, ID 83713
C. Owner:
Same as applicant
Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 1
D. Representative:
Mike Wardle, Brighton Corporation
12601 W. Explorer Drive, Ste. 200
Boise, ID 83713
V. STAFF ANALYSIS
The proposed final plat depicts 80 single-family residential building lots and 8 common lots on 28.38
acres of land in an R-8 zoning district. The gross density of the proposed subdivision is 2.6 dwelling
units (d.u.) per acre with a net density of 5.0 d.u. per acre. The minimum property size is 7,200 square
feet (s.f.) with an average size of 8,624 s.f.
All of the lots proposed in this phase are for single-family detached homes and must comply with the
dimensional standards of the R-8 zoning district listed in UDC Table 11-2A-6. Staff has reviewed the
proposed plat and found it in compliance with the aforementioned dimensional standards.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat in accord with the requirements listed in UDC 11 -6B -3C.2. The number of buildable lots is the
same and the common area has increased slightly. Therefore, staff deems the proposed final plat in
substantial compliance with the approved preliminary plat.
VI. SITE SPECIFIC CONDITIONS
1. Prior to City Engineer signature on the final plat, the applicant shall remove all existing structures
on the site.
2. The applicant shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11 -3A -6B.
3. Prior to City Engineer signature on the final plat, the applicant shall submit a public access
easement for the multi -use regional pathway to the Park's Department for approval by City
Council and subsequent recordation.
4. The rear of side of structures on Lots 10 and 13-30, Block 1, and Lots 2-5, Block 4 that face S.
Eagle Road and/or 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 in accord with UDC 11-3A-19 and the Meridian Design Manual.
5. The temporary emergency access via Eagle Road on Lot 11, Block 1 shall remain until such time
as two (2) points of permanent ingress/egress are constructed that meet the Fire Department's
standards; at that time, the access shall be removed and landscaping shall be installed within the
street buffer in place of the driveway.
6. The final plat prepared by KM Engineering, stamped on December 16, 2014 by Aaron L. Ballard
shall be revised as follows:
a. Note #6 shall be revised as follows: "... It will also be subject to a blanket easement for
public utilities aeoess toand emergency vehicle access only to S. Eagle Road €erg
vehieles envy. At such time as the emergency vehicles access is no longer needed and is
removed, the easement for that purpose shall become null and void."
b. Note #10 shall be revised as follows: "Lots shall not be reduced in size without prior approval
from the health authority and the City of Meridian."
c. Note #13 shall be revised as follows: "Direct lot or parcel access to S. Eagle Road and E.
Taconic Drive is prohibited."
Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 2
d. Note #15: Include recorded instrument number.
e. The block numbers (8 & 9) should be depicted on sheet 1 for the two southern Lot 1's.
f. Include the recorded instrument number for the 48' right-of-way dedication for S. Eagle Road
depicted on sheet 1.
g. Change "S. Tindaris Court" to "S. Tindaris Place"
7. The landscape plan prepared by KM Engineering, dated December 17, 2014, shall be revised
prior to signature on the final plat by the City Engineer as follows:
a. Include bollards at the entrance of the emergency access via S. Eagle Road on Lot 11, Block
1 to prevent the public from using this access.
b. Include a detail for the 5 -foot tall open vision metal fence.
Note: 4 -foot tall bollard style lighting is not required along the portion of the regional pathway
that lies within Phase I as it is located along E. Taconic Drive which should be adequately lit by
street lights.
8. Open water ponds shall have recirculated water and shall be maintained such that it does not
become a mosquito breeding ground, in accord with UDC 11 -3G -3B.8.
9. The common driveway proposed on Lot 11, Block 1 shall be paved with a surface with the
capability of supporting fire vehicles and equipment, per UDC 11 -6C -3E.4.
10. A portion of this site lies within the Meridian Floodplain Overlay District. Prior to any
development occurring in the Overlay District, a floodplain permit application, including
hydraulic and hydrologic analysis is required to be completed and submitted to the City and
approved by the Floodplain Administrator per MCC 10-6.
11. 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; a copy of the recorded easement shall be submitted to the Planning Division prior to
signature on the final plat by the City Engineer in accord with UDC 11 -6C -3D.8.
12. The Ten Mile Creek shall remain open as a natural waterway and shall be protected during
construction.
13. The 10 -foot wide regional pathway shall be constructed in accord with the Pathways Master Plan.
14. A sign shall be installed at the end of S. Wayland Avenue stating the street will be extended in the
future.
15. A street light plan will be required for this development. In addition to Type 2 lighting on
internal subdivision streets, the plan will need to include Type 1 lighting along E Taconic Dr. As
current site conditions preclude the installation of street lights along the frontage of Eagle Road,
the developer shall be required to remit sufficient funds for the City to install 6 Type 1 street
lights and 1,338 ft of conduit along Eagle Road with the upcoming ACHD road widening project.
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.
16. Applicant shall be responsible to construct a 12 -inch diameter water main from S. Eagle Rd to S.
Palatino Ave. through the pedestrian access/emergency vehicle access Lots 11-12, Block 1.
17. Applicant shall be responsible to construct a 12 -inch diameter water main in E. Lachlan St. to east
subdivision boundary.
Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 3
18. Applicant shall be responsible to construct a 12 -inch diameter water main from S. Eagle Road to
the east subdivision boundary in E. Taconic Dr.
19. Applicant shall be responsible to construct a 12 -inch diameter water main from E. Taconic Dr. to
E. La Grange St. in E. Woodville Dr.
VII. ONGOING CONDITIONS OF APPROVAL
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 11-313-5, UDC 11-313-13 and UDC 11-313-14.
2. All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11 -3G -3F1.
3. The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site (AZ -14-012; PP -14-04).
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.
5. The applicant shall have an ongoing obligation to maintain all pathways.
6. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
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.
8. Future homes constructed within this development shall be generally consistent with the
conceptual building elevations included in the development agreement.
VIII. PROCESS CONDITIONS OF APPROVAL
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.
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.
3. 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 (on or before November 25, 2016) or 2)
gain approval of a time extension as set forth in UDC 11-6B-7.
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.
5. 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 11-313-14A.
6. Prior to the City Engineer's signature on the final plat, the applicant shall close the existing access
to the arterial roadway as set forth in UDC 11 -3A -3A.
7. The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 4
8. The applicant shall revise the landscape plan to include a concrete pad at the end of the common
drive no more than 5 feet behind the sidewalk that is of sufficient area to accommodate the
receptacles of the residences that take access from the common driveway. Please contact Bob
Olson at Republic Services (345-1265) for additional information.
IX. GENERAL REQUIREMENTS
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 (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. 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.
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. 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.
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 11-5C-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.
Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 5
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 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.
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.
Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 6
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.
X. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 11/7/14)
C. Proposed Final Plat (dated: 12/16/14)
D. Proposed Landscape Plan (dated: 12/17/14)
E. Common Driveway Exhibit
Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 7
Exhibit A — Vicinity Map
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Exhibit B — Approved Preliminary Plat (dated: 11/7/14)
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Exhibit C — Proposed Final Plat (dated: 12/16/14)
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Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 11
PLAT OF
HILL'S CENTURY FARM SUBDIVISION PHASE 1
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Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 12
Exhibit D -Proposed Landscape Plan (dated: 12/17/14)
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Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 13
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Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 14
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Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 14
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Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 14
Exhibit E - Common Driveway Exhibit
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