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HomeMy WebLinkAboutCC - Staff Report Page 1 HEARING DATE: 3/26/2019 TO: Mayor & City Council FROM: Stephanie Leonard, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2019-0020 Rockbury North LOCATION: 4373 W. Tree Crest Dr., in the SW ¼ of Section 22, Township 4N., Range 1W. I. PROJECT DESCRIPTION The applicant, Michael Nigh, has applied for final plat approval of 47 building lots and 8 common lots on 6.23 acres of land in the R-15 zoning district. STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Page 2 II. SUMMARY OF REPORT A. Project Summary III. APPLICANT INFORMATION A. Applicant/Owner: Michael Nigh 904 Madrid Avenue Torrance, CA 90501 B. Representative: Jon Breckon, Breckon Land Design 6661 N. Glenwood Street Garden City, ID 83714 IV. STAFF ANALYSIS 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 and common area is the same as shown on the approved preliminary plat, staff finds the final plat to be in substantial compliance with the approved preliminary plat. A. Parking (UDC 11-3C): The widths of the proposed private streets and the layout of the proposed subdivision allow for limited parking within the subdivision. Per the fire department, the private streets shall be marked as “No Parking, Fire Lane”. In order to accommodate guest parking within the development, the applicant has provided ten (10) parking spaces for additional parking within the development. B. Sidewalks (UDC 11-3A-17): A four-foot sidewalk has been proposed along a portion of the southwest and southeast section of W. Lovegood Lane and along the perimeter of the central open space lot (Lot 2) and buildable lots (Lots 3-6), in accord with previous approvals (H-2018-0091). Description Details Page Acreage 6.23 Future Land Use Designation MDR Existing Land Use Undeveloped Current Zoning R-15 Lots (# and type; bldg/common) 55 lots (47 bldg./8 common) Number of Residential Units (type of units) 47 Single-family attached homes Density (gross & net) 5.8 d.u./acre gross; 12.4 d.u./acre net Open Space (acres, total [%] / buffer / qualified) 0.66 acres, 10.6% Amenities Community building, two (2) 50’x100’ open space areas, 2.6 square-foot plaza with water feature Physical Features (waterways, hazards, flood plain, hillside) Simpson Lateral crosses southwest corner of site History (previous approvals) H-2018-0018 (pre-plat for Rockbury Sub.); H-2018-0091 (pre-plat for Rockbury Townhomes); AZ-13-014, DA Instrument # 114007668 Page 3 C. Landscaping (UDC 11-3B): The required twenty-foot landscape buffer along W. Tree Crest Dr., a residential collector, was installed with the Rockbury Subdivision per final plat approval (H-2017-0131). The applicant proposes to utilize ten (10) existing trees within the recently constructed landscape buffer toward the required twenty-three (23) trees. The applicant is deficient thirteen (13) trees within the buffer adjacent to W. Tree Crest Dr. and shall revise the landscape plan to include the required number of trees within the buffer per UDC 11-3B-7. 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 pathway within Lot 54 is deficient one (1) tree and shall be revised to reflect code requirements. 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. The central common lot (Lot 2) shall be revised to reflect these standards. One (1) full-size and electronic version of the revised landscape plan reflecting the aforementioned requirements shall be submitted to the Planning Division for review prior to final plat signature. D. Qualified Site Amenities (UDC 11-3G): The applicant proposes to provide a 50 x 100 grassy area, a plaza and a water feature as amenities for the subdivision. A clubhouse with a postal pavilion, kitchen and restrooms is proposed to be designed. The applicant shall submit for CZC and DES prior to submitting for building permit for the clubhouse. E. Fencing (UDC 11-3A-6, 11-3A-7): Fencing shall be located adjacent to all common lots in accord with UDC 11-3A-6B and 11-3A-7. Five-foot wrought iron fencing is proposed along the perimeter of the development and three-foot wrought iron fencing is proposed adjacent to all common lots in accord with UDC standards. F. Utilities (UDC 11-3A-21): Sanitary sewer service to the proposed development will be from extensions of existing city of meridian mainlines. Water service will be from Suez Water Idaho. Applicant will need to work closely with Suez and the City of Meridian to ensure that adequate water flow and pressures can be delivered to the development to provide for domestic needs and fire protection. G. Private Streets (UDC 11-3F) The applicant is proposing to construct a private street to provide access and circulation within this development. The UDC requires private streets to be constructed within an easement and have a travel lane width of 24’ or 26’ with no allowed parking as determined by the Fire Marshal. The proposed private streets are all internal to the development and are to be constructed as a combination of 25 and 27-foot street sections. The applicant’s proposal complies with the design standards as listed in UDC 11-3F-4A. The proposed private streets shall be constructed in accord with the standards listed in UDC 11-3F-4B. The applicant is proposing to install two (2) gates to restrict vehicular movement to the private street to those who live within that area of the development. Proposed gates are subject to the design standards in UDC 11-3F-4A. The gates are proposed to be located approximately 50-feet Page 4 back from the east and west entrances along W. Alsan Lane; the submitted plan meets the design standards as listed in UDC 11-3F-4A. Access to the gates for emergency vehicles shall be coordinated with the Meridian Fire and Police Departments. H. Certificate of Zoning Compliance and Design Review: The applicant shall be required to obtain Certificate of Zoning Compliance approval for the required parking lot and clubhouse building. Administrative Design Review is required for all proposed attached single-family homes and the clubhouse prior to building permit submittal. I. Common Driveways (UDC 11-6C-3D): One (1) common driveway is proposed in this phase of development; access to Lots 50-53 is proposed via Lot 55. Per UDC 11-6C-3D, the applicant shall submit an exhibit depicting any lots using the common driveway, the setbacks, fencing, building envelope, and orientation of the lots and structures prior to obtaining signature on the final plat. J. Alternative Compliance: The applicant has proposed two (2) private streets and one (1) common driveway; per UDC 11- 3F-4, common driveways are not permitted to take access off of a private street. The applicant shall be required to submit an application for alternative compliance to allow for the proposed common driveway. The application shall be submitted with the CZC and DES application. V. DECISION A. Staff: Staff recommends approval of the proposed final plat with the conditions of approval in Section VII of this report. Page 5 VI. EXHIBITS A. Preliminary Plat (date: September 2018) Page 6 B. Final Plat (date: 2/4/2019) Page 7 Page 8 Page 9 C. Landscape Plan (date: 2/5/2019) Page 10 VII. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division Site Specific Conditions: 1. Applicant shall comply with all previous conditions of approval associated with this development (AZ-13-014, DA Instrument # 114007668; H-2018-0018; H-2018-0091). 2. The applicant shall obtain the City Engineer’s signature on the final plat by January 15, 2021, 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 final plat prepared by Fox Land Surveys, Inc., by Ronald M. Hodge, shall be revised as follows: a. Note #6: Omit all listed development agreement instrument numbers, and replace with the current recorded Development Agreement Instrument number 114007668. b. Note #12: Omit Lots 5 and 6, Block 1 and Lot 1, Block 2 and add Lots 2, 7, 16, 25, 41, and 54 to be consistent with common lots depicted on the plat. c. Note #13: Include a note stating ownership and maintenance responsibilities of the common lots and common driveway lot. d. Note #15: Include the recorded instrument number for the restrictive covenants on file in the office of the Ada County Recorder. e. Add note: Lot 1 (common lot) is a private road and maintenance for said lot is to be provided in the covenants, conditions and restrictions for this subdivision. The restrictive covenant for maintenance of the private road cannot be modified and the hom eowner’s association cannot dissolve without express consent of the City of Meridian. f. The applicant shall coordinate with the Fire Department on placement of “No Parking” signs and painting of the curbs red where no parking is allowed on the proposed private streets (W. Alsan Lane and W. Cedar Lane) so that fire trucks can maneuver the streets (and corners) in the event of an emergency. g. Graphically depict the zero lot lines for each proposed attached unit on the plat. h. The proposed private streets shall be constructed in accord with the standards in UDC 11- 3F-4. i. Access to the gates within the subdivision for emergency vehicles shall be coordinated with the Meridian Fire and Police Departments. 5. The landscape plan prepared by Breckon Land Design, dated 2/1/19, included in Exhibit VI.C is approved with the following comments: a. The applicant shall revise the landscape plan to include thirteen (13) additional trees along W. Tree Crest Dr. in accord with UDC 11-3B-7. b. One (1) tree shall be added to Lot 54 along the proposed pathway. One (1) full-size copy and one (1) electronic copy of a revised landscape plan including the mitigation plan shall be submitted prior to signature on the final plat. Page 11 6. For lots accessed by common driveways, an exhibit is required to be submitted with the final plat application that depicts the setbacks, fencing, building envelope and orientation of the lots and structures. Driveways for abutting properties that aren’t taking access from the common driveway(s) should be depicted on the opposite side of the shared property line away from the common driveway. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5-foot wide landscaped buffer. 7. A perpetual ingress/egress easement is required to be filed with the Ada County Recorder for all common driveways, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. A copy of the easement should be submitted to the Planning Division prior to signature on the final plat. 8. The applicant shall obtain alternative compliance approval to allow for the common driveway to be permitted off of the proposed private street. 9. The applicant shall obtain CZC and DES application approval prior to submitting for building permits for the proposed clubhouse. DES approval is required prior to submitting building permits for the attached single-family homes. 10. All fencing installed on the site shall be consistent with the standards listed in UDC 11 -3A-7. If permanent fencing does not exist at the subdivision boundary, temporary construction fencing to contain debris shall be installed around this phase prior to release of building permits. 11. Future homes constructed in this phase shall be consistent with the approved elevations contained in the preliminary plat approval for Rockbury Townhomes (H-2018-0091). 12. Prior to the issuance of any new building permit, the property shall be subdivided in accordance with the UDC. 13. 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 of mailboxes. Contact the Meridian Postmaster, Sue Prescott, at 208-887-1620 for more information. 14. 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. 15. 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. 16. All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11-3G-3F1. 17. 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. 18. Comply with the stormwater integration standards listed in UDC 11-3B-11C. 19. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. B. Public Works Site Specific Conditions: Page 12 1. Water service to this development will be from the Suez Water Idaho’s water system. The City of Meridian has been made aware that available fire flow in this area is limited to 1500gpm, which may not be adequate given the size of the proposed lots and dwellings. The applicant shall coordinate with Meridian Building and Fire Departments to arrange compliance alternatives for any homes requiring fire flows greater than 1500gpm based on Appendix B of the 2015 International Fire Code (IFC). General Conditions: 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 to be provided by Suez Water Idaho. 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. 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 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. 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. Page 13 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 sewer mains outside of public right of way. The easement widths shall be 20-feet wide for a single utility. 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. 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 Page 14 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. 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. C. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD) http://weblink.meridiancity.org/weblink8/0/doc/161958/Page1.aspx D. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) http://weblink.meridiancity.org/weblink8/0/doc/162391/Page1.aspx E. IDAHO TRANSPORTATION DEPARTMENT (ITD) http://weblink.meridiancity.org/weblink8/0/doc/163918/Page1.aspx F. SETTLERS IRRIGATION DISTRICT Plans must be reviewed and approved by Settlers Irrigation District prior to construction.