HomeMy WebLinkAboutCC - Staff ReportSTAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 2/19/2019
DATE:
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0008
Hill's Century Farm Sub. No. 12
LOCATION: North side of E. Lake Hazel Rd., east of
S. Eagle Rd.
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LaProject Location
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The Applicant proposes a Final Plat consisting of 62 building lots and 5 common lots on 12.22 acres
of land in the R-15 zoning district.
II. APPLICANT INFORMATION
A. Applicant:
Brighton Investments, LLC —12601 W. Explorer Dr. Ste. 200, Boise, ID 83713
B. Owner:
Same as Applicant
C. Representative:
Kameron Nauahi, Brighton Corporation — 12601 W. Explorer Dr., Ste. 200, Boise, ID 83713
III. STAFF ANALYSIS
N
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. Because the number of buildable lots
decreased by seven (7) and the common area increased from what was shown on the approved
preliminary plat, staff deems the final plat in substantial compliance with the approved preliminary
plat.
A segment of the City's multi -use pathway system is proposed as an amenity along the Ten Mile
Creek.
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All development shall comply with the dimensional standards listed in UDC Table 11-2A-7 for the
R-15 zoning district as follows:
TABLE 11-2A-7
DIMENSIONAL STANDARDS FOR THE R-15 DISTRICT
R-15 Standard Requirement
Minimum property sizeldwelling unit (in square feet)
2,004
Minimum street frontage (in feet)
Street setback' to garage (in feet):
Local
20
Ell Collector 25
Alley
5�
Street setback' to living area (in feet):
Local 10
Collector
20
EllAlley
5�
Interior side setback (in feet)
Rear setback (in feet)
12
Street landscape buffer' (in feet):
Collector
20
Arterial
25
Entryway corridor 35
Interstate
50
Maximum building height (in feet) =40
Notes:
1. Measured from back of sidewalk or property line where there is no adjacent sidewalk.
2. A reduction to the width of the buffer may be requested as set forth in subsection 11 -3B -7C1 c of this title.
a. Fencing (UDC 11-3A-6, 11-3A-7):
All fencing is required to be installed in accord with the standards listed in UDC 11-3A-7.
Fencing is not depicted on the proposed landscape plan as follows: 6' tall solid stained cedar
fencing is proposed along the back side of the street buffer along E. Lake Hazel Rd. and 4' tall
open vision fencing is proposed adjacent to common areas and along the pathway in accord with
UDC standards.
b. Pathways (UDC 11-3A-8, I1 -3B-12)
All pathways are required to be constructed per the standards listed in UDC 11-3A-8; landscaping
is required to be installed adjacent to all pathways in accord with the standards listed in UDC 1I -
3B -12C. A minimum of one (1) tree per 100 linear feet of pathway is required along the
pathway adjacent to the Ten Mile Creek in accord with the pathway calculations noted on
Sheet L1.0 of the landscape plan.
IV. DECISION
Staff:
Staff recommends approval of the proposed final plat within the conditions noted in Section VIII
of this report.
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V. EXHIBITS
A. Preliminary Plat (date: 1/29/2018)
TURF FARM SUBDIVISION PRELIMINARY PLAT
A PARCEL OF LAND SITUATED IN THE SOUTH 1/2 OF THE SOUTHWEST 1/4,
SECTION 33,TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN,
CITY OF MERIDIAN, ADA COUNTY, JDAHO
OCTOBER 2017
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B. Final Plat (date: 1/8/2019)
PLAT OF
H I LIL'SCENTURY FARM PHASE 12
PLAT OF
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BRIGHTON C@RP'ORATION
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BRIGHTON (;N'
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C. Landscape Plan (dated: 1/11/19)
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VI. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
Site Specific Conditions:
1. Applicant shall comply with all previous conditions of approval associated with this
development (H-2017-0149, Development Agreement #2018-034522 — Turf Farm).
2. The applicant shall obtain the City Engineer's signature on the subject final plat within two
years of the City Engineer's signature on the previous phase final plat, or apply for a time
extension, 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 KM Engineering stamped on 1/8/2019 by Aaron L. Ballard,
included in Section VII.B shall be revised as follows:
a. Note #13: Include recorded instrument number for ACHD landscape license agreement.
b. Note #19: Include recorded instrument number for pathway easement.
c. Note #20: Include recorded instrument number for ACHD sidewalk easement.
d. References: R4 (sheet 1): Complete book and page information.
5. The landscape plan prepared by KM Engineering, dated 1/11/19 needs to be revised as follows:
a. A minimum of one tree is required to be depicted per 100 linear feet of pathway along the
Ten Mile Creek as set forth in UDC 11 -3B -12C.2.
6. Future homes constructed in this development shall substantially comply with the conceptual
elevations approved with H-2017-0149.
7. Prior to any development occurring in the Overlay District, a hydraulic and hydrologic analysis
is required to be completed and submitted to the City and approved by the Floodplain
Administrator per MCC 10-6.
8. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat
and/or development agreement does not relieve the Applicant of responsibility for compliance.
B. Public Works
Site Specific Conditions:
1. A Floodplain Development Permit is required for this development. Please contact Jason Korn
in the Public Works Department with any questions.
2. The water main extension off the end of S. Wayward Way will need to extend under Tenmile
Creek and irrigation main prior to vertical offset and connection to the Bicentennial water main.
The Bicentennial water main is 12 -inch diameter, however, the size can be reduced to 8 -inch
at the connection. This connection must occur, and the Bicentennial PRV must be activated
prior to acceptance of the water system in this development.
General Conditions:
3. 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
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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.
4. 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.
5. 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.
6. 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.
7. 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.
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.
9. 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.
10. In the event that an applicant and/or owner cannot complete non -life, non -safety and non -health
improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a
surety agreement may be approved as set forth in UDC 11 -5C -3C.
11. 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.
12. 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.
13. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
14. Developer shall coordinate mailbox locations with the Meridian Post Office.
15. All grading of the site shall be performed in conformance with MCC 11-1-4B.
16. 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.
17. The engineer shall be required to certify that the street centerline elevations are set a minimum
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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.
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.
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.
20. Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). 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. 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.
21. 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 signature of the final plat by the City Engineer.
22. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
23. 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 Water Department at
(208)888-5242 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.
24. Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for
abandonment procedures and inspections.
25. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 9-1-28.C.1). 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.
26. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
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crossing or laying adjacent and contiguous to the area being subdivided shall be addressed 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.
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