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HomeMy WebLinkAboutCC - Staff ReportSTAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT HEARING 4/2/2019 DATE: TO: Mayor & City Council FROM: Sonya Allen, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2019-0020 Westbridge Subdivision LOCATION: 5865 N. Black Cat Rd., in the NE 1/4 of Section 28, T.4., R. IW. ' ffe-M Kaia137.4 R y1jM[17e1 E IDIAI�T� The Applicant proposes a Final Plat consisting of 30 building lots and 11 common lots on 12.71 acres of land in the R-4 zoning district. II. APPLICANT INFORMATION A. Applicant: Trilogy Idaho — 9839 W. Cable Car St., Boise, ID 83706 B. Owner: Challenger Development — 1977 E. Overland Rd., Meridian, ID 83642 C. Representative: Kent Brown, Kent Brown Planning 3161 E. Springwood Dr., Meridian, ID 83642 III. 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 deems the final plat to be in substantial compliance with the approved preliminary plat. Site amenities for the development consist of the following: a segment of the City's multi -use pathway system along the east boundary of the site within the street buffer along N. Black Cat Rd., children's play equipment (as shown in Section VIII.D); and a micro -path to the school site to the Page 1 west. All development is required to comply with the dimensional standards listed in UDC Table 11- 2A-5 for the R-4 zoning district as follows: R-4 Standard Requirement Minimum property sizeldwelling unit (in square feet) 8,000 Minimum street frontage (in feet) 60 Rear setback (in feet) 15 Interior side setback (in feet) Street setback' to front loaded garage (in feet): Local 20 711 Collector 25 Street setback' to living area and/or side loaded garage (in feet): Local 15 Collector 25 Street landscape buf W (in feet): 711. Collector 20 Arterial 25 Entryway corridor 35 Interstate 50 Maximum building height (in feet) 35 Minimum living area (in square feet): Detached 1,400 Attached 800 Minimum ground Floor area for multi -story units (in square feet] 800 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. Note: There is an 8'x 8' parcel owned by Settler's Irrigation District adjacent to the northeast corner of the site within the right-of-way that is not apart of this subdivision. ACHD plans to incorporate it in the future ACHD roadway improvement project. IV. DECISION Staff recommends approval of the proposed final plat within the conditions noted in Section VIII of this report. Page 2 V. EXHIBITS A. Preliminary Plat (date: 8/1/2018) � ,ema,. RAN r Lwu.ur ap � m m ao� moo mo© �m� otmm mmm v�o� omm omm �®® mmo oom mmo®� ®om oom m Om Wim® omm moo ®®® mm® Om® �v® omo om® ®� mmm mmm ®®® mmm mm© ®®® omm ®mm ®®� mmm omm m�®� mmm o®m mmm ®®� m®m omm �®� mmm omm a3== Mm III mmm mmm re-at'�cu+' mcam mmm Page 3 PR��EUMINARY PLAT' FOR BRIDGE SUADIVISIOIV B. Final Plat PLAT SHOWING fI-ES'TBRIDCE .� f BIVITS.`I©_i LOCATED IN T -IE SE 1/4 OF THE NE 1/4 OF SECTOR 28, T aau p nw pr1iGE uEpilliau NOTES LIQ u P.ewe.m wwe -11- m' E0 xoe,.r e onrnrwan ona i rno a no KK r li vna a:Ferte ea nati. c, i, . veb, aew° �nrw airq e«n _ _ - z. 4tlm',at',c ae�w ,, tat r, ®ixtr v mu rortivanaarme,m� eiw+ 9nma wt ,a, axx. z as onamr. ,o vrn ... <w. _------_w[ ISE rvo�[ ,1 o.T crE 1As i ymaa mnn.r tin. ,� ana n n. a nuaa:,r rrox n rta. ma n+ormwr .r neo aen.o«nen m n uamx,� m.r mu cora vm, . w nus v..aca �nE °.o aro�/a A P„ a,w A utta,uno Poni Page 4 a �ryYi �oLLmP- �µ uxe �g772s sa a ao so 12, i f pF atk SCALE IN FEET Qggy G�T4 i . = ea . SEE SHEET 2 OF A FOR LINE & DN RVE TABLES SHEET / OF 4 PLANT PALETTE C. Landscape Plan (dated: 10/15/18) 1 u� D. Site Amenity Exhibit NOTES J,me Mme.. LANDSCAPE G-ALCULATIONS DEVELOPMENT DATA Page 5 — TM fivir JENSEMMTS 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-2018-0088, Development Agreement #2018-117002). 2. The applicant shall obtain the City Engineer's signature on the subject final plat within two years of the City Council's approval of the preliminary plat (on or before November 20, 2020), 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 Bailey Engineering stamped by Gregory G. Carter, included in Section VII.B shall be revised as follows: a. The Professional Land Surveyor shall sign and date his stamp. b. Note #8: Include the recorded instrument numbers. c. Note #9: Include the recorded instrument numbers. d. Note #10: Include the recorded instrument numbers. e. Note #11: Include the recorded instrument numbers. 5. The landscape plan prepared by Jensen Belts Associates, dated 10/15/18, is approved as submitted. 6. All stormwater swales shall comply with the standards listed in UDC 11-313-11. 7. If open water ponds are proposed, they shall have recirculated water and shall be maintained such that it doesn't become a mosquito breeding ground as set forth in UDC 11 -3G -3B.8. 8. Future homes constructed in this development shall substantially comply with the conceptual elevations approved with H-2018-0088 included in the Development Agreement. 9. The existing home on Lot 2, Block 1 shall hook up to City water and sewer services within 60 days of it becoming available as set forth in MCC 9-1-4 and 9-4-8. This home will also receive a new address from the internal street network. 10. A public pedestrian easement is required to be submitted to the Planning Division for the multi- use pathway within the street buffer along N. Black Cat Rd. (if the pathway is outside of ACHD's right-of-way) prior to City Engineer signature on the final plat. Coordinate the details of the easement with Kim Warren, Park's Department (208-888-3579). 11. 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. Revise the streetlight plan to identify the types of lights being proposed. Type 1 lights are required on Black Cat Road every 220'. Light at entrance on Vanderbuilt Dr. should be moved from the island to the Black Cat Road frontage. Page 6 As proposed, the development will have two dead-end water mains. This may result in poor water quality until these mains are connected to subsequent development. 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. 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. 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 11-313- 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. Page 7 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 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. Page 8 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, 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. Page 9