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HomeMy WebLinkAboutCC - Staff Report1 Charlene Way From:Stephanie Leonard Sent:Thursday, May 16, 2019 10:52 AM To:Meridian City Clerk; pamela@villagebungalows.com Cc:Bill Parsons; Bill Nary Subject:Blakeslee Commons No. 2 FP H-2019-0050 Staff Report Attachments:Blakeslee Commons No. 2 FP H-2019-0050 Staff Report.pdf Attached is the staff report for the proposed final plat for Blakeslee Commons No. 2 H-2019-0050. This item is scheduled to be on the City Council agenda on May 21 st . 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. Pam - 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: 5/21/2019 TO: Mayor & City Council FROM: Stephanie Leonard, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2019-0050 Blakeslee Commons No. 2 LOCATION: South side of E. Ustick Rd. between N. Locust Grove Rd. and N. Eagle Rd., in the NE ¼ of Section 5, Township 3N., Range 1W. I. PROJECT DESCRIPTION Final plat consisting of twenty-eight (28) building lots and two (2) common lots on 3.94 acres of land in the R-15 zoning district. This is the second and final phase of development for the Blakeslee Commons Subdivision preliminary plat (H-2016-0066). II. APPLICANT INFORMATION A. Applicant/Owner/Representative: Bungalows Meridian, LLC. P.O. Box 1297 Eagle, ID 83616 III. STAFF ANALYSIS The proposed final plat depicts 28 building lots, and two (2) common area lots on 3.94 acres of land in the R-15 zoning district. Development is required to comply with the dimensional standards of the R- 15 zoning district listed in UDC Table 11-2A-6. Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and found there are the same number of building and common lots as were depicted on the preliminary plat. Because the number of building and common lots has stayed the same, Staff finds the proposed final plat to be in substantial conformance with the approved preliminary plat per the standards listed in UDC 11-6B-3C.2. STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Page 2 The landscape buffer along E. Ustick Rd. was constructed with the first phase of development aside from an eastern portion of the property boundary that was left open for construction access. The construction access shall be closed and landscaped in accord with DA and UDC requirements. Two (2) common driveways are proposed in this phase of development within common Lot 26, Block 4 and in an easement on Lots 20 & 21, Block 4. Common driveways shall be constructed per UDC 11-6C-3D, the applicant shall submit an exhibit depicting any lots using the common driveways, the setbacks, fencing, building envelope, and orientation of the lots and structures prior to obtaining signature on the final plat. Solid fencing adjacent to common driveways shall be prohibited, unless separated by a minimum five foot (5') wide landscaped buffer. There is no fencing proposed along the abutting property boundary of the applicable lots (Lot 20, 21, & 26, Block 4) however, if solid fencing is desired, a five-foot wide landscaped buffer shall be required. Lot 28, Block 4 is double-fronted by roadway and is considered a through-lot; UDC 11-6C-3A.1 prohibits through lots. Lot 27, Block 4 shall be extended ten-feet in width to the rear of Lot 28, Block 4 to provide a landscape buffer to E. Picard Court. IV. DECISION A. Staff: 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: 9/29/2016) Page 4 B. Final Plat (date: 3/29/2019) Page 5 Page 6 C. Landscape Plan (date: 3/19/2019) Page 7 Page 8 VI. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division Site Specific Conditions: 1. Applicant shall meet all terms of the approved preliminary plat (H-2016-0066), development agreement (Inst. No. 2017-032110) applications approved for this site. 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 (on or before October 31, 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. Per the recorded DA, the applicant is required to obtain CZC and DES approval and construct the clubhouse and site amenities within the first phase of development. Prior to signature on the final plat this amenity shall be constructed. 5. The final plat prepared by Tealey’s Land Surveying, by Patrick A. Tealey, shall be revised as follows: a. Note #8: Include the recorded instrument number for the Master Declaration referenced. b. Note #12: Modify note to include lot numbers that will be taking access from the common driveway lots. c. Note #13: Include the recorded development agreement number associated with this development (DA Inst. No. 2017-032110). d. Include Professional Land Surveyor signature and written date. 6. The landscape plan prepared by Jensen Belts Associates, dated 3/19/19, shall be revised as follows: a. Solid fencing adjacent to common driveways shall be prohibited, unless separated by a minimum five-foot (5') wide landscaped buffer. There is no fencing proposed along the abutting property boundary of the applicable lots (Lot 20-22, Block 4 and Lot 26, Block 4) however, if solid fencing is proposed a five-foot (5’) wide landscaped buffer shall is required. b. Lot 27, Block 4 shall be expanded an additional 10-feet in width to create a landscape buffer to Lot 28, Block 4 in accord with UDC 11-6C-3A.1. c. The construction access along the eastern boundary of the site shall be closed and landscaped in accord with DA and UDC requirements. 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. 7. For lots accessed by common driveways, an exhibit is required that depicts the setbacks, fencing, building envelope and orientation of the lots and structures. Driveways for abutting properties that are not 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. Prior to City Engineer’s signature on final plat, the applicant shall provide a common driveway exhibit for Lots 20-25, Block 4. Page 9 8. A perpetual ingress-egress easement for the common driveway(s) proposed on Lot 20, 21, and 26, Block 4 shall be filed with the Ada County Recorder, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. A copy of the recorded easement shall be submitted to the Planning Division prior to signature on the final plat by the City Engineer. 9. Future homes constructed in this phase shall be consistent with the approved elevations and design guidelines contained in the development agreement for the Blakeslee Commons Subdivision (2017-032110). The rear elevations of homes visible from public streets and open spaces shall also be subject to these guidelines. Future homes adjacent to E. Ustick Rd. (Lots 2-6, Block 5) shall incorporate a mix of materials, windows and decorative trim, and two variations in the roof lines to provide articulation and modulation to the side and rear facades that face the arterial street. 10. Prior to issuance of any new building permits, the property shall be subdivided in accordance with UDC requirements. 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. The following development plan sheet revisions were noted during a cursory review of the development plans, and should not be considered all inclusive: a. Sheet C4.0: Add note to connect to existing water main. Water main dead-end in E Ringneck St should have a blowoff, not valve box (wrong key note called out). b. Sheet C4.1: No water main in private drives (off of cul-de-sac) - eliminate 4" mains. End 8" water main before private drives with a hydrant and take services down private drives to lots. Add note to connect to existing water in Picard. c. The angle between the two sanitary sewer service stubs going to lots 5 and 6, on E. Ringneck St., appears to be too small and revisions to service these lots may be needed. Ensure minimum horizontal separation between water and sewer services. 2. Temporary dead-end water main may cause water quality issues until extended and connected east. VII. GENERAL REQUIREMENTS 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. Page 10 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 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 Page 11 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 UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42- 1207 and any other applicable law or regulation.