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Home My WebLink AboutCC - Staff Report Revised1 Charlene Way From:Bruce Freckleton Sent:Friday, June 07, 2019 9:27 AM To:Chris Johnson; Charlene Way; Matt Price; Summer Hirschfield Cc:Sonya Allen Subject:Edgehill Subdivision #2 Revised Staff Report Attachments:Edgehill Sub 2 FP H-2019-0063 Staff Report REVISED.pdf Please review the attached revised staff report, and if in agreement, please submit an email of agreement with the staff report conditions. Thank you, Bruce Clerk: Please replace the previously submitted staff report with the attached version. It is also in the Y: drive for your use. Bruce A. Freckleton, Development Services Manager City of Meridian | Community Development Department 33 E. Broadway Ave., Suite 102, Meridian, Idaho 83642 Phone: (208) 887-2211 Built for Business, Designed for Living www.meridiancity.org 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. STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT HEARING 6/11/2019 DATE: TO: Mayor & City Council FROM: Sonya Allen, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2019-0063 Edgehill Subdivision No. 2 LOCATION: 1405 W. Victory Rd., in the NW 1/4 of Section 25, T.3., R.1 W. ' ffe-K Kaia137.4 R y1jM[17e1 The Applicant proposes a Final Plat consisting of 83 building lots and 5 common lots on 25.57 acres of land in the R-4 zoning district. II. APPLICANT INFORMATION A. Applicant: Shawn Brownlee, Trilogy Development, Inc. — 9839 W. Cable Car St., Ste. 101, Boise, ID 83709 B. Owner: Corey Barton — 1977 E. Overland Rd., Meridian, ID 83642 C. Representative: Summer Hirschfield, J -U -B Engineers, Inc. — 250 S. Beechwood Ave., Ste. 201, Boise, ID 83709 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 in substantial compliance with the approved preliminary plat. A segment of the City's multi -use pathway system is proposed across the southwest corner of this site along with internal micro -pathways as amenities. Page 1 The City Council approved a waiver for the segment of the Sundall Lateral that crosses this site to remain open and not be piped or otherwise covered due to its large capacity in accord with UDC 11- 3A -6A.3. Note: There was a discrepancy in the building lot count for Phase I on the application; there were actually 33 building lots approved with that phase, not 34. Lot 11, Block 2 was initially proposed to be a building lot and then was changed to a common lot. IV. DECISION Staff recommends approval of the proposed final plat within the conditions noted in Section VIII of this report. V. EXHIBITS A. Preliminary Plat (date: 11/5/2015) & Landscape Plan ELI I -LLT F EDGEHILL SUBDIVISION SITUATED IN THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 2E. TOWNSHIP 3 NORTH, RANGE 1 WEST, 9015E MERIDIAN _ CITY OF MERIDIAN, ADA COUNTY, IDAHO 2015 eaaur�anwrLECErao �o = Page 2 .. NLNflYaaaR $ SHEET INDE% Fl� — FlIE ee41 I T1 Ill I _ -L u.f _� P Q �� n� IIWI)IlSE SUA{UYiY TAY L LUI'.L I E J _ nm�n zavE it -e r - . - 64TraHi lAldl SUi4EY013 uEl.tW. Ic rsfxv xwen w[. 0"y"(.' DE L�R GVLEIa;P - ~ � ELI I - L- - E L- F EDGEHILL SUBDIVISION CITY OF MERIDIAN, ADA COUNTY, IDAHO 2015 AV 4r, OWNERJ DEVELOPER LANDSCAPE DESIGNER LANDSCAPE ARCHITECT TIL EEL ET E - E H E Ti- - ' L E I -EE - _ E I E E I I- I I- ILLS T I- ILLS T Page 3 LP -000 B. Final Plat (date: 4/19/2019) SILCOX 7 2 3 PLAT SHOWING 5 PLAT BOOK PAGE 0 7 Ia •� 9 T1 12 24 EDGEHILL SUBDIVISION NO. 2 LEGEND 21 20 18 SITUATE IN THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER 57 - SUBOMSION DOUNDARY LINE 15 14 13 OF SECTIDN 25, TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN, LOT UNE _ RICH -GF-WAY LINE CP& 2017-084151 SECRON CORNER CITY OF MERIDIAN, COUNTY OF ADA, STATE OF IDAHO ---- -SECTION LINE ENO CAP] as a4 POINT OF 9EWNNING 2019 S5920135 -E 1320.05' - - ---.--.-- — — - CENTER LINE - A GENT PROPERIY UNE -- MATCH U11E 2fi 25 _ +t234' N9'20'35"W W. NOIORY ROAD ___ 907.aP ___ - ---- ..... --.-nElye - EASEMENT UNE I�` STy45.79V1 197.19' CPS:F 0994903] --- — - IXI511NG RPEUNE EASEMENT DIWIN w SIXIEENBi CORN. - --.- -- - --- - SUNDELL LATERAL EASEMENT LINE 14 ]571a - ACHO SR2RL1 WATER ORWNA.GE FA:ENEM UNE \ \\ CURE IA9E ' IXIRNFR a�'v1�'1 NY. WOL9 NLIA L€M61X O1 9DWNA 6X. lEl✓$ill -SECTION ea saD4r amv9• a N�N9P u•Iaw 14.a!' R _ 23 22 r CL 1NiP4N' Sa0'St' 131— XaR+YP1w iSILx" 2- RETAR MARKED AS NOREO 21 -3• Ey `' 4q, "2�,. J�J "N( Selse• 6'saw �. a�• , Q - FOaINQ 51a" RERpR WRX PLASTIC CAP Mkw ',p1g PLS 1]685'. UNLESS O ERWIK NOTED 1 �f e 8n" wo.00 s4Tsa• ee. e' s2R9r I '® -POITOU sJe` REWRt IV rJP. AD RLtiTC GP MARKED ALS ,7855' 24 a[qf amP.RP' t•xa'6l` w.'n' _ xa4ia'+}w PR7T 0 100 200 • 5ER F//2'K24' REAR WIM - PlA!PRC GAP MW ED 'JUS PLS 17665' �2,; 7 SCALE IN FEET • - 5EE 5 5'%24' REBAR WI N GAA' MARKED 'JUS P 17665• _ $ 25 .I G T7 ' ` p - EYIaRHI I a' REHAR R€F9ACm NTM 5/9' a REGAR WIM C CAP NMKEO 'JUB PLi r655' - 19 19 18 q,. 4 ti1� wcS unY ® _POSIT NOT SET OR FYfUNO S m� BIOCK Y �'Cg,, s,Pm'xsll a.aV na•mv.w n.1a' ' C/ _ CURVE NUMBER (MRCAL) COURSE NUMBER L4 (TYPICAL} 27 -- �.\V. C5 t3 Mw4s'atw Tae•Po' - LEI NUMBER (TCPIGL) f X01 La L85'3T1TW N.AB' NUMBER PWNO ON MONUMENT � �'( 0.0OK 4` L] xma'xit xi.P7 SF - SWARE FEET (MORE OR LESS) m I W 5 6 °� 7 is `Zi n ACR - ADA COUNTY RECORDS II 6L 2 KEY MAP II n5I 4 5 17 ` �C E auXDEa1 uOwA � g >� W. TOP EEKE ST. - SHEET 2 LLWI l 10 \ 18 \, o'P BLo�N 8 2 6• Jg Jy \ 1R 19Q2 — 6 IS 15 Niszoe SHEET 2 g gam s 14 ,3 12 ++ T.eP 20 ao� SHEEET3 3 ~ — 21 O1 `- w'EuaEwMNt BLOCK r \ 22 sy@a SHEET4 SHEET SHEET9 SILCOX 7 2 3 4 5 0 0 7 Ia •� 9 T1 12 24 ZI 21 20 18 18 57 IB 15 14 13 7 l+ \ SHEET 5 SHEET 6 SHEET 10 I � KENTJCKY RIDGE ESTATES ! 25 S H SU90MMON A"1 --(9K 113 of PLATS, W. BLUE 00WNq 5T. PG 197]6-16F% ACR) BLOC% 4 L+WB }I 26 ,�E7LEo BLOCK 8 11 12 13 14 Is BLOCK 6 ^ 32 x4- Ia5 P E4M IN P rt -w+9 31 30 28 26 27 17685 PT YE1 P€CEN€P AGExCY APPAtiv.LL xpn MAK xINA!x01Rs 6EF,u 1�WAE.9r a`0 hig y NOT FOR R€GORDATION \joB S99'23'22 -E 1273.93' N00'37'15"E 1325.07' S 1 h11 -S ENGINEERS, INC- .17-084155 NC2017-084155 UNPLATIED [972]L ax5owhen<Iwoodr..��yw.xuAebNN6N44 26 3IS QUARTER BORDER aW31 Tiro-.wuys..som [NO CAP] +,€ Pro;:N. xo.610-1y-4n SHEET 1 OF73 Page 4 Page 5 II - ANT 50HEQULr: q/ ti TV o LLu r �� KEY MAP — — — — — — — — — — MATC+LlhE,L2 'A TCOM ii F9 . ..... . ... �40 KEY MAP Page 6 L3 KEY MAP AW, Page 6 L3 KEY MAP WATCHLIN L5 — — — — — — — — — — 79— X, I IkL-b FLAHTIN& 03 PLANTER I I I I I I :,1 .4 OR b INYL M-1 PENCE Page 7 PLAIK T r Hr;r;UL I "'T NOTtS KEY MAP LANDSCAPE CALCULATIONS -H —H N d z z < Z 2-5o Na — c < 59 U) Z, < c iE LU < 0. w z Q) 0 w LANDSCAPE PLAN L6 D. Overall Open Space Exhibit 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-2015-0005, Development Agreement #2016-113890). 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 final plat prepared by J -U -B Engineering stamped on 4/19/2019 by Timothy Harrigan, included in Section VRB shall be revised as follows: Plat Notes (Sheet 11): a. Note #2: Include Lot 26, Block 4 as a common lot. b. Note #5: "...without prior approval from the health authority and the City of Meridian." Page 8 W. VICTORY ROAD 37,805 SF 2 - 15,303 SF 582 F/2 - 291 12.192, SF COMMON AREA 116„902 SF (2.68 AC) ARTERIAL BUFFERS 57,217 SF ti 13,069 sF23 ,a7s Sr 1/2 ALLOWED 28,608 SF (066 AC) POND WS 10,096 SF _ .25 ALLOWED 2,524 SF (O.Ofi AC) REMAINING POND LOT 17,220 5F (0.25 AC) SUNDELL LATERAL 59,973 SF (1.17 AC) TOTAL 210,227 5F (4,83 AC) _ _—.—_ __—.—_ i •: �� .\..'t it TOTAL PROPERTY 49.19 AC. -•.�/ j .� �4r\` -may , 10% REQUIRED COMMON 4.02 AC. 1 19,076 SF •� 2 19.864 SF u � i 10.096/.2 ,524 SF I 1,. 9 5 10.85 EDGEH ILL SUB DIVISION S� MERIDIAN, IDAHO wlnnnwry WHEW Exrliarr 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-2015-0005, Development Agreement #2016-113890). 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 final plat prepared by J -U -B Engineering stamped on 4/19/2019 by Timothy Harrigan, included in Section VRB shall be revised as follows: Plat Notes (Sheet 11): a. Note #2: Include Lot 26, Block 4 as a common lot. b. Note #5: "...without prior approval from the health authority and the City of Meridian." Page 8 c. Note #9: Include recorded instrument number for ACHD license agreement. d. Note #10 Replace "????(DATE)' and "??? DEPTH" with the appropriate text. e. Add Note: "Maintenance of any irrigation and/or drainage pipes or ditches crossing_a lot is the responsibility of the lot owner unless such responsibility is assumed by an irrigation/drainageentity or lot owners association." Easement Notes (Sheet 11):' f. Note #6: Include recorded instrument number for existing ACHD right-of-way. g. Note #7: Include recorded instrument number for existing ACHD sidewalk easements. Reference Documents (sheet 11): h. Complete information for Surveys and Deeds or delete if not applicable. Face of the Plat: i. Complete the Book and Page information for Edgehill Subdivision No. 1. 5. The landscape plan prepared by Jensen Belts, dated 5/13/19, needs to be revised as follows: a. Depict a minimum of one (1) tree per 100 linear feet of pathway within the 5 feet adjacent to the pathway in Lot 9, Block 6 as set forth in UDC 11 -3B -12C. If Williams Pipeline will not allow landscaping within their easement, provide additional width outside of the easement for landscaping. b. A 10 -foot wide compacted gravel shoulder meeting the construction standards of ACHD and landscaping (lawn or other vegetative groundcover) is required to be provided along S. Linder Road and W. Victory Road if the unimproved right-of-way is 10 feet or greater from edge of pavement to edge of sidewalk or property line in accord with UDC 11 -3B - 7C.5. A license agreement will be required with ACHD for any improvements within the right-of-way. c. Include mitigation calculations on the plan (Sheet L6) in the amount of 53 extra trees at 2" caliper each totaling 106 caliper inches as proposed by the Applicant in accord with the standards listed in UDC 11-313-10C.5. 6. Future homes constructed in this development shall substantially comply with the conceptual elevations approved with H-2015-0005 included in the Development Agreement. 7. The rear and/or sides of structures on lots that face S. Linder Rd. and W. Victory Rd. (i.e. Lots 22-29, Block 2 and Lots 1-8, Block 6 shall incorporate articulation through changes in material, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines. 8. A 14 -foot wide recreational pathway easement is required to be provided within the Williams pipeline easement for the multi -use pathway. The applicant shall coordinate with Kim Warren, Park's Department (208-888-3579), on the location of the easement. The easement should be submitted to the Park's Department for approval by the City Council and subsequent recordation, prior to signature on the final plat by the City Engineer. 9. An encroachment permit is required for any development/improvements within the Williams pipeline easement. All development shall comply with the Williams Gas Pipeline Developers' Handbook. 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. Page 9 B. Public Works Site Specific Conditions: 1. The street lighting plan submitted with the application appears to comply with Meridian City Standards based on a preliminary review. 2. 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. Meridian City Code requires that if a surface or well source is not available, a single -point connection to the culinary water system shall be required. However, at this time the Boise Project Board of Control/ New York Canal Company do not allow these connections. The City of Meridian and the Boise Project/New York Canal, have been in discussions regarding the City's single point connection requirements. The irrigators understand the need, and have so far been favorable to working out a solution. Since we don't yet have a final agreement, the applicant shall be required to install the necessary piping for a single point connection (sans backflow prevention) with the construction of the second phase of the subdivision. This will help easily facilitate the connection when/if we get to an agreement with the irrigators. If and when 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. 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. 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. Page 10 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 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 Page 11 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. 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 12