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Home My WebLink AboutCC - Staff ReportSTAFF REPORT E IDIAIT COMMUNITY DEVELOPMENT DEPARTMENT HEARING 4/23/2019 legend ) R-1 C DATE: j 11..�J Fro;t L� a - v rek-fc A-1 TO: Mayor & City Council h T FROM: Kevin Holmes, Associate Planner '1 208-884-5533 R -1A Bruce Freckleton, Development _, Services Manager R-1 11 R= 208-887-2211 A SUBJECT: H-2019-0028 Movado Greens Subdivision No. 2 LOCATION: 4155 E. Overland Rd., in the NW %4 of NE 1/4 of Section 21, T.3N, R.IE. The Applicant proposes a Final Plat consisting of 41 building lots and 3 common lots on 4.53 acres of land in the R-15 zoning district. This is the second phase of development of the Movado Greens Subdivision. IL APPLICANT INFORMATION A. Applicant: DevCo, LLC — 4824 W. Fairview Ave., Boise, ID 83706 B. Owner: C15, LLC — 4824 W. Fairview Ave., Boise, ID 83706 C. Representative: Same as applicant III. STAFF ANALYSIS The subject property was included in the Movado Greens Subdivision preliminary plat. The minimum property size in this phase of development is 3,200 square feet (s.£) with an average size of 3,560 s.f. A total of 0.36 acres (or 8%) of open space is provided with this phase consisting of a 1/3 acre park and local street buffers; amenities proposed with this phase include a playground, half basketball court, and pathway. Lots proposed in this phase are for single-family detached and attached homes and must comply with the dimensional standards of the R-15 zoning district listed in UDC Table 11-2A-7 as follows: Page 1 TABLE 11-2A-7 DIMENSIONAL STANDARDS FOR THE R-15 DISTRICT R-15 Standard Requirement Minimum property sizeldwelling unit (in square feet) 2,000 Minimum street frontage (in feet) Street setback' to garage (in feet)' 0 Local 20 Collector 25 Alley Street setback' to living area (in feel)_ Local 10 Ell Collector 20 Alley 55 Interior side setback (in feet) Rear setback (in feet) 12 Street landscape bufferz (in feet)_ Ell Collector 20 Arterial 25 Entryway corrider 35 Interstate 50 11 Maximum building height (in feet) 40 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. Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat in accord with the requirements listed in UDC I I -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 2 V. EXHIBITS A. Preliminary Plat (date: 07/28/2017) coPYRII 24170 KLIF WORKS Lhc. THIS INSTRUMENT IS THE PROPERTY OF CM WE WORK' I.I.C. ANY REPRODUCTION, REUSE, OR MODIFICATION OF THIS mynRUMENT OR ITS CONTENTS WITHOUT B(PRESS WRITTEN PERMISSION OF CIVIL SITE WORKS LLC IS STRICTLY PROHIBITED. PREL 11'MINARY PLAT FOR MOVADO GREENS SUBDIVISION r.--__—._.—.__---- i "11 ? II Imo- --- --- '} T -- -------------- -------------------------2-2 Page 3 --J.LU —=Tm ppi.0 6—� Page 3 --J.LU —=Tm ppi.0 B. Proposed Final Plat (date: 11/19/2018) Is a. PIAT SHO WING MOVADO GREENS SUBDIVISION NO. 2 LOCATED IN THE NW114 OF THE NE1/4 OF SECTION 21, T. 3 N., R. 1 E., B.M., CITY OF MERIDIAN, ADA COUNTY, IDAHO 2018 --------------- PS � ] 1Bp 33 3p� I Z= 2 y J, ------ ------- ------ R L: �i po �b a 37 3 41 Is a. PIAT SHO WING MOVADO GREENS SUBDIVISION NO. 2 LOCATED IN THE NW114 OF THE NE1/4 OF SECTION 21, T. 3 N., R. 1 E., B.M., CITY OF MERIDIAN, ADA COUNTY, IDAHO 2018 --------------- PS � ] 1Bp 33 3p� I Z= 2 y Page 4 &MK PA6F-. J, ------ ------- ------ R L: �i it CI Page 4 &MK PA6F-. C. Landscape Plan (dated: 03/12/2019) _ _ _ I 1�LANT SGHEDULE ,r =1 e PHASE 1 c. ^ PHASE 1 ,aPHWSEI e r 6 s a r I PHASE2 17 I t OTE`5LL '. �T wP"M5 2 u l= Page 5 Jeassiatirn LAN6ECAPE PLAN PLANT SGHEDULE 0 _ _ _ I 1�LANT SGHEDULE ,r =1 e PHASE 1 c. ^ PHASE 1 ,aPHWSEI e r 6 s a r I PHASE2 17 I t OTE`5LL '. �T wP"M5 2 u l= Page 5 Jeassiatirn LAN6ECAPE PLAN Q - PLANTER CUT BFI3 E�bE uu ffm Illu VINYL PRIVACY FENCE PLANT SCHEDULE .......... r4, mv DEVELOPMENT DATA Page 6 L4 Nli ovado Greens Neighborhood Park d Page 7 D: Common Drive Exhibit Y Z QU W m w 0 0 of 32 I I1 BLOCK 1 I L— — — — — — — — — — L ------20.00' FRONT sET®ACK i 12.CO' REAR 33 I SETBACK TYP- IL — — — — — — — — — — - j ------------ I 34 I I I a I 35 hY I L --------—J ------------- LOT 36 TAKES ACCESS FROM HILLS AVENUE. E DRIVEWAY LOCATEDON36 f SOUTH SIDE OF LOT. �L--__-------J + COMMON DRIVE AND LANDSCAPE BUFFER TO BE OWNEDAND MAINTAIBY HOA - L0i 31 CONTAINS A PERPETUA7UA L INGRESS/EGRESS EASEMENT II I I I 4- 5m, LSCP BUFFER a I I 2s II w 30 31 S I LOT 30 TAKES ACCESS C1 FROM ESPERANTO STREET. �EEDRIVEWAY T sAaLOCATED ON I E ESPERANTO STREET IV MOVADO GREENS SUBDIVISION NO. 2 15 COMMON DRIVE EXHIBIT - LOTS 30-36 BLOCK 1' - S0 Page 8 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 H-2016-0112; RZ PP H-2017-0104; Development Agreements #2018- 012608 & 2018-012456; DES A-2017-0232). 2. The applicant shall obtain the City Engineer's signature by November 18, 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 applicant shall provide a letter from the United States Postal Service stating that the mailbox locations for the development have been approved. 5. Design of homes constructed within the subdivision shall be generally consistent with the conceptual building elevation photos included in the development agreement and approved with DES A-2017-0232. 6. All fencing installed on the site must 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. 7. Per the Meridian Fire Department, building permits will be restricted to thirty (30) until secondary access is provided. 8. The final plat prepared by Sawtooth Land Surveying, LLC, stamped on 11/19/2018 by Carl Porter, is approved as shown in Exhibit B. a. Note #4: Remove "unless otherwise modified by conditional use permit." b. Note #9: Include a note stating ownership and maintenance responsibilities of the common drive Lot 31, Block 1 and which lots are to take access via this common driveway lot. 9. The landscape plan prepared by Jensen Belts Associates, dated 03/12/2019, is approved as shown in Exhibit C. 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. A active second water connection to the north is required prior to acceptance of the infrastructure within this phase. 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 Page 9 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. 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. 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 Page 10 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 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 Page 11 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 12