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HomeMy WebLinkAboutCC - Staff Report1 Charlene Way From:Kevin Holmes Sent:Thursday, April 18, 2019 12:06 PM To:Becky McKay; Clint Hansen; Meridian City Clerk Cc:Bill Parsons Subject:Whitecliffe Estates Sub. No. 1 FP Staff Report Attachments:Whitecliffe Estates Sub. No. 1 - FP H-2019-0033 Staff Report.pdf Attached is the staff report for the proposed final plat for the Whitecliffe Estates Sub. No.1, H-2019-0033. 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 Bill Parsons ( bparsons@meridiancity.org ) 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. Thank you, Kevin Holmes | Associate City Planner City of Meridian | Community Development Dept. 33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642 Phone: 208-489-0573 | kholmes@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: Kevin Holmes, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2019-0033 Whitecliffe Estates Subdivision No. 1 LOCATION: 943 W. McMillan Rd., in the NE ¼ of NW ¼ of Section 36, T.4N, R.1W. I. PROJECT DESCRIPTION The Applicant proposes a Final Plat consisting of 45 building lots and 7 common lots on 17.96 acres of land in the R-4 zoning district. This is the first phase of development of the Whitecliffe Estates Subdivision preliminary plat. II. APPLICANT INFORMATION A. Applicant: 943 W McMillan Road, LLC – 13967 W. Wainwright Drive Dr., Suite 102, Boise, ID 83713 B. Owner: Same as Applicant C. Representative: Becky McKay, Engineering Solutions, LLP – 1029 N. Rosario Street, Suite 100, Meridian, ID 83642 III. STAFF ANALYSIS The subject property was included in the Whitecliffe Estates Subdivision preliminary plat. The minimum property size in this phase of development is 8,000 square feet (s.f.) with an average size of 9,255 s.f. A total of 3.54 acres (or 19.5%) of open space is provided with this phase consisting of a 2.94 acre park, local street buffers and parkways, and arterial street buffers along McMillan Rd.; amenities proposed with this phase include a playground, gazebo, shuffle board court, and pathways. STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Page 2 All of the lots proposed in this phase are for single-family detached homes and must comply with the dimensional standards of the R-4 zoning district listed in UDC Table 11-2A-5 as follows: 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. The proposed final plat depicts the same number of building lots; the amount of common area is generally the same as shown on the approved preliminary plat. Therefore, Staff finds the proposed final plat in substantial compliance with the approved preliminary plat as required. IV. DECISION Staff recommends approval of the proposed final plat within the conditions noted in Section VIII of this report. Page 3 V. EXHIBITS A. Preliminary Plat (date: 5/23/2018) Page 4 B. Final Plat (date: 3/4/2019) Page 5 C. Landscape Plan (dated: 12/11/18) Page 6 Page 7 D: Common Drive Exhibit Page 8 E: Conceptual Building Elevations Page 9 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 (AZ, PP H-2018-0074; Development Agreement #2018-111711). 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 applicant shall provide a letter from the United States Postal Service stating that the mailbox locations for the development have been approved. 5. The applicant shall comply with the submitted home elevations attached in Exhibit E. The rear and/or side of structures that face arterial or collector streets (Lots 3-10 of Block 2, and Lot 3 of Block 1), shall incorporate articulation through changes in two or more of the following: modulation (e.g. – projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single- story structures are exempt from this requirement. 6. The final plat prepared by Land Solutions, LLP stamped on 3/04/2019 by Clinton W. Hansen, shall be revised as follows: a. Add the instrument number for the development agreement to Note 10. b. Add the instrument number for the Ada County Highway District license agreement to Note 12. c. Add the instrument number for the Declaration of Covenants, Conditions, and Restrictions of Whitecliffe Estates No. 1 to Note 13. d. Graphically depict the fifty-foot (50’) wide Lemp Canal easement. Page 10 7. The landscape plan prepared by Jensen Belts Associates, dated 03/07/2019, is approved as shown in Exhibit C. 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. Add two additional type 1 street lights on W. McMillan Road, staggered from existing lights across the street. Davit poles may be used to avoid conflicts with overhead power. 2. Applicant to verify that there is adequate spacing between the sewer mainline and seepage beds on Sheet S-1, where the mainline runs adjacent to gravel access road. On Sheet S-3, specifically where the sewer service stubs are shown within Block 2, Lots 9 and 10, the angle between stubs appears to be too small, causing concern. Ensure that sewer service stubs provide a minimum of 5-ft. horizontal separation from proposed sewer manholes. 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 provided by the owner to the City. The surety can be posted in the form of an irrevocable letter Page 11 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 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 Page 12 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.