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HomeMy WebLinkAboutCC - Staff Report1 Charlene Way From:Stephanie Leonard Sent:Thursday, April 18, 2019 8:28 AM To:Becky McKay; Clint Hansen; Meridian City Clerk Cc:Bill Parsons Subject:Oaks North No. 2 FP Staff Report Attachments:Oaks North No. 2 - FP H-2019-0024 Staff Report.pdf Attached is the staff report for the proposed final plat for the Oaks North No. 2 H-2019-0024. This item is scheduled to be on the City Council agenda on April 23 rd . The hearing will be held at City Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions. Becky and/or Clint - Please submit a written response to the staff report to the City Clerk’s office (cityclerk@meridiancity.org ) and me by 3:00 pm the Thursday prior to the meeting. If you are in agreement with the conditions of approval contained in the staff report and you submit a written response accordingly, your item will be placed on the consent agenda; consent agenda items are passed in one motion by the Council at the beginning of the meeting. Note: If you are in agreement with the staff report, it is still recommended you attend the meeting in the event the item is pulled off of the consent agenda for discussion. If you do not respond to the staff report by Thursday at 3:00 pm, or if you have concerns with the conditions of approval, your project will be placed on the regular agenda. Thanks, Stephanie Leonard | Associate City Planner City of Meridian | Community Development Dept. 33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642 Phone: 208-489-0574 | sleonard@meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law. Page 1 HEARING DATE: 4/23/2019 TO: Mayor & City Council FROM: Stephanie Leonard, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2019-0024 Oaks North No. 2 LOCATION: 6060 W. McMillan Rd., in the SW ¼ of Section 28, Township 4N., Range 1W. I. PROJECT DESCRIPTION The applicant, Toll Southwest, LLC., has applied for final plat approval of 50 building lots and 10 common lots on 17.73 acres of land in the R-4 zoning district. II. SUMMARY OF REPORT A. Project Summary STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Description Details Page Acreage 17.73 Future Land Use Designation MDR Existing Land Use Undeveloped Proposed Land Use(s) Single-family residential Current Zoning R-4 and R-8 Lots (# and type; bldg/common) 50 bldg., 10 common lots Density (gross & net) 2.82 gross du/acre; 3.64 net du/acre Open Space (acres, total [%] / buffer / qualified) 1.47 acres (8.3%, 1.10 acres collector and 0.37 local street buffer) Amenities 10-foot multi-use pathway History (previous approvals) AZ-13-008, RZ-13-015 (DA Inst. No. 114030972); PP-13- 014 Page 2 III. APPLICANT INFORMATION A. Applicant/Owner: Toll Southwest, LLC. 3101 W. Sheryl Drive, Suite 100 Meridian, ID 83642 B. Representative: Clint Hansen, Land Solutions, Land Surveying and Consulting, PC. 231 E. 5th St. Ste. A 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) additional building lot and there are seven (7) more common lots shown on the proposed final plat than were depicted on the preliminary plat. Although the number of building lots has increased, the amount of common open space was shifted and is consistent with the overall development. Additionally, there have been fewer building lots proposed in previous phases of the Oaks North development. As such, staff finds the proposed plat is in substantial conformance with the approved preliminary plat per the standards listed in UDC 11-6B- 3C.2. Open space planned for this phase consists of ten (10) common lots which includes the City’s ten-foot multi-use pathway along the Creason Lateral, micropathways connecting to other phases of the Oaks North development. This phase contains 1.47 acres, or 8.3%, 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; the minimum proposed property size for this phase is 9,148 square feet, with an average lot size of 11,964 square feet, in compliance with the dimensional standards for the R-4 zoning district. B. Access (UDC 11-3A-3, 11-3H-4): Access points are proposed via stub street connections to future phases of the Oaks North via W. Doublerock Dr., N. Mallorca Way, N. Fawnridge Way, and N. Aldrich Way. C. Pathways (UDC 11-3A-8): 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 10-foot multi-use pathway located within Lot 10, Block 10; Lot 17, Block 6; Lot 10, Block 13; and Lot 2, Block 15 in the proposed landscape plan does not include one (1) tree per 100 linear feet and shall be revised to comply with these standards. D. Sidewalks and Parkways (UDC 11-3A-17): Five-foot detached sidewalks with 8-foot wide parkways are proposed along both sides of all local streets and adjacent to common lots, in accord with UDC standards. Parkways are required to be landscaped per the standards listed in UDC 11-3A-17 and UDC 11-3G-3B.5, in accord with the submitted landscape plan. Page 3 E. Landscaping (UDC 11-3B): 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. Lot 3, Block 13 as submitted with the landscape plan does not meet UDC requirements and shall be modified accordingly. F. 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 11-3A-7b. Details have been submitted with the landscape plan and are included in Exhibit VI.C. V. DECISION A. Staff: Staff recommends approval of the proposed final plat with the conditions of approval in Section VII of this report. Page 4 VI. EXHIBITS A. Preliminary Plat (date: 8/6/2013) Page 5 B. Final Plat (date: 1/25/2019) Page 6 Page 7 C. Landscape Plan (date: 2/13/2019) Page 8 Page 9 Page 10 Page 11 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-13-008, 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 July 27, 2020, 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 Land Solutions, stamped on 1/25/2019 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. Include the recorded instrument book number and pages for The Oaks North Subdivision No. 1. 5. The landscape plan prepared by Jensen Belts Associates, dated 2/13/19, included in Exhibit VI.C shall be revised as follows: a. Lot 3, Block 13 shall be revised to comply with the common open space and landscaping requirements per the standards set forth in UDC 11-3A-7A.7. b. The 10-foot multi-use pathway located within Lot 10, Block 10; Lot 17, Block 6; Lot 10, Block 13; and Lot 2, Block 15 shall be revised to comply with the standards in UDC 11- 3A-8. 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. 6. 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. 7. Prior to the issuance of any new building permit, the property shall be subdivided in accordance with the UDC. 8. 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 887 -1620 for more information. Page 12 9. 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. Lot 10, Block 10; Lot 10, Block 13; Lot 17, Block 6; and Lot 2, Block 15 shall be depicted within the easement. The easement shall be a minimum of 14’ wide (10’ pathway + 2’ shoulder each side) and may fall within the required landscape buffer. 10. 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 service to this development is dependent on the completion of The Oaks North No. 1. 2. The street light plan submitted with the development plans appears to meet requirements based on a preliminary review. Please add a Keyed Note #1 to the light that is shown between Lots 12 & 13 Block 13. 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 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. 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 Page 13 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 co mply 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 EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for Page 14 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.