HomeMy WebLinkAboutCC - Staff ReportSTAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARI
NG 3/19/2019
DATE:
TO: Mayor & City Council
FROM: Stephanie Leonard, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0014
Oaks North No. 1
LOCATION: North side of W. McMillan Rd., midway
between N. McDermott Rd. and N. Black
Cat Rd, in the SE 1/4 of Section 28,
Township 4N., Range 1W.
I. PROJECT DESCRIPTION
The applicant, Toll Southwest, LLC., has applied for final plat approval of 129 building lots and 17
common lots on 47.74 acres of land in the R-4 and R-8 zoning districts.
Page 1
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A. Project Summary
Acreage
Future Land Use Designation
Existing Land Use
Proposed Land Use(s)
Current Zoning
Lots (# and type; bldg/common)
Phasing plan (# of phases)
Number of Residential Units (type
of units)
Density (gross & net)
Open Space (acres, total
buffer / qualified)
Amenities
History (previous approvals)
B. Project Area Maps
Details
47.74
MDR
Undeveloped
Single-family residential
R-4, R-8
146 (129 bldg./17 common)
129 single-family residential
2.70 gross, 5.32 net
12.37 acres, 4.9%/ 0.68 acres arterial buffers, 4.18 acres
collector buffers and open areas; 5.71 acre park
Park, pool, pond, micropaths
AZ -13-008, RZ-13-015 (DA Inst. No. 114030972); PP -13-
014
Future Land Use Map
Aerial Map
Zoning Map
Page 2 —
Planned Development Map
III. APPLICANT INFORMATION
A. Applicant/Owner:
Toll Southwest, LLC.
3101 W. Sheryl Drive, Suite 100
Meridian, ID 83642
B. Representative:
Becky McKay, Engineering Solutions, LLP.
1029 N. Rosario Street, Suite 100
Meridian, ID 83642
IV. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the preliminary plat as
required by UDC 11 -6B -3C.2. There is one (1) fewer building lot and fourteen (14) more common
lots shown on the proposed final plat than were depicted on the preliminary plat. Because the number
of building lots has decreased and the amount of common space has increased, staff finds the
proposed plat is in substantial conformance with the approved preliminary plat per the standards
listed in UDC 11 -6B -3C.2.
NOTE: The applicant is processing a development agreement modification to change the
overall concept plan for the Oaks development. This application was continued until the April
16, 2019 City Council hearing to determine the feasibility of the requested changes. As part of
that modification staff has requested an updated open space exhibit and a comprehensive list of
the proposed amenities for the entire development. Although the MDA has not been finalized,
the applicant has provided staff with an exhibit that details the proposed amenities for the
central park as proposed with the DA modification. Because staff is supportive of the open
space and the amenity package, staff has included it as an exhibit, however, the current
recorded DA only requires the construction of a pool and changing rooms. Approval of the new
amenity package is predicated on the approval of the DA modification by City Council.
Page 3
Seven (7) of the proposed building lots and one (1) of the common lots, (Lots 14-19, Block 7; Lots 1
and 5, Block 4) are split -zoned R-4 and R-8 (Exhibit VIE). Staff recommends the applicant obtain
approval of a rezone application or revise the boundaries of affected lots prior to signature on the
final plat for this phase of development to clean-up the zoning.
Open space planned for this phase consists of seventeen (17) common lots which includes a central
5.71 acre park, pool, pond, pocket parks and micropath system. This phase contains 12.37 acres, or
25.9%, qualified open space and complies with the overall open space and site amenities approved
with the Oaks North development.
A. Dimensional Standards (UDC 11-2):
The minimum lot size required per dwelling unit is 8,000 square feet in the R-4 zoning district
and 4,000 square feet in the R-8 zoning district. The minimum proposed property size for this
phase is 6,600 square feet, with an average lot size of 8,312 square feet. Proposed lots are in
compliance with the dimensional standards for the R-4 and R-8 zoning districts.
B. Access (UDC 11-3A-3, 11-3H--4):
Two (2) access points are proposed to W. McMillan Rd. via N. Trident Way and N. Rustic Oak
Way. Stub streets are proposed to connect to future phases of the Oaks North via W. Rico Dr.
C. Landscaping (UDC 11-3B):
Landscaping is required along pathways in accord with the standards listed in UDC 11 -3B -12C.
A minimum five-foot wide landscape strip is required along each side of the pathway consisting
of a mix of trees, shrubs, lawn and/or other vegetative groundcover. A minimum of one (1) tree is
required per 100 linear feet of pathway. The proposed landscape plan is in compliance with these
standards.
Common open space areas are required to be landscaped with lawn (either seed or sod) and a
minimum of one (1) deciduous shade tree per 8,000 square feet as set forth in UDC 11 -3G -3E.
Parkways are required to be landscaped per the standards listed in UDC 11-3A-17 and UDC 11-
3G -3B.5. Sheet L1.2 indicates `DM" trees to be located adjacent to the eight -foot parkway; this
abbreviation is not referenced within the plant schedule key. The landscape plan shall be
modified to include the full name of the proposed tree. The proposed tree type shall be in
compliance with the standards in UDC I1 -3A -17E.
D. Fencing (UDC 11 -3A -6,11-3A-7):
Proposed fencing within the subdivision includes six-foot vinyl adjacent to property lines in
accord with UDC 11 -3A -7b. Four -foot vinyl privacy fencing is proposed adjacent to common
open space and is in accord with UDC I 1 -3A -7b. Details have been submitted with the landscape
plan and are included in Exhibit VI.C.
E. Parking (UDC 11-3C):
The parking lot servicing the pool and clubhouse area currently shows 14 sequential parking
spaces. The parking lot shall be revised to comply with the landscape standards in UDC 11-3B-8
prior to application submittal for CZC and DES.
F. Certificate of Zoning Compliance and Design Review
A Certificate of Zoning Compliance and Design Review application is required to be submitted
and approved prior to submittal of a building permit application. The proposed plans submitted
with these applications shall comply with UDC standards and the design standards in the
Architectural Standards Manual for commercial districts.
Page 4
1i "1 810
A. Staff:
Staff recommends approval of the proposed final plat with the conditions of approval in Section
VII of this report.
Page 5
MAM0:4ai 111
A. Preliminary Plat (date: 8/6/2013)
Page 6
B. Final Plat (date: 1/22/2019)
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D. Conceptual Central Site Amenity —FOR REFERENCE ONLY, DESIGNNOT FINAL
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E. R-4 and R-8 Split -zoned Parcels
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A. Planning Division
Site Specific Conditions:
1. Applicant shall comply with all previous conditions of approval associated with this
development (AZ -13-008, RZ-13-015, DA Inst. No. 114030972; PP -13-014).
2. The applicant shall obtain the City Engineer's signature on the final plat by December 7,
2019, in accord with UDC 11-6B-7 in order for the preliminary plat to remain valid or a time
extension may be requested.
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. The applicant shall submit a rezone application or revise the boundaries of affected lots
prior to signature on the final plat for this phase of development to clean-up the lots that
have split -zoning (zoning should go to the centerline of the street on local streets).
5. The applicant is required to submit a Certificate of Zoning Compliance (CZC) and
Administrative Design Review (DES) application to the Planning Division for approval of the
proposed clubhouse and pool to verify compliance of the final site layout and building
designs prior to submittal of a building permit application.
6. The final plat prepared by Land Solutions, signed by Clinton W. Hansen, shall be revised as
follows:
a. Include the recorded instrument number of the restrictive covenants for the subdivision.
b. Note #10: Include the recorded instrument number of the existing development agreement
(#114030972). If the DA modification associated with file #H-2018-0117 is approved
and recorded prior to the City Engineer's signature on the final plat, the applicant
shall include the recorded instrument number of the amended DA.
c. Note #11: Include the lots servient to and containing the Ada County Highway District's
storm water drainage system.
d. Note #12: Include the recorded instrument number for the ACHD license agreement.
e. Include instrument number for the recorded utility easements.
f. Add all street names to Sheet 2 of 4 of the final plat (W. Webster Drive, W. Octavia Drive,
W. Rico Drive, and W. Fawnridge Way are missing).
7. The landscape plan prepared by Jensen Belts Associates, dated 1/27/19, included in Exhibit
VI.0 shall be revised as follows:
a. Include the full name of proposed tree type denoted with "DM" abbreviation in the plant
schedule key.
8. Future homes constructed in this phase shall be consistent with the approved elevations and
design guidelines contained in the recorded development agreement for the Oaks Subdivision.
9. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
10. Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location
Page 17
of mailboxes. Contact the Meridian Postmaster, Sue Prescott, at 887-1620 for more
information.
11. Prior to signature on final plat, the applicant shall submit a public access easement for a
detached, multi -use pathway to the Planning Division for Council approval and subsequent
recordation. The easement shall be a minimum of 14' wide (10' pathway + 2' shoulder each
side) and may fall within the required landscape buffer.
12. 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. Water main heading east on Octavia Dr. from Rustic Oak Way should be 12 -inch diameter.
2. The street light plan submitted with the construction plans appears to meet requirements based
on a preliminary review. Lights will be installed on McMillan Road as part of the McMillan
Road improvements.
General Conditions:
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. 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.
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.
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
Page 18
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. 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.
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 11-1-4B.
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 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. 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.
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
Page 19
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.
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 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.
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 the Central District Health Department for
abandonment procedures and inspections.
23. 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.
24. 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 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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