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HomeMy WebLinkAboutCC - Staff Report Page 1 HEARING DATE: January 7, 2020 (tabled from: 12/17/2019) TO: Mayor & City Council FROM: Sonya Allen, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2019-0116 Rapid Creek Sub. No. 2 LOCATION: East side of N. Black Cat Rd., ¼ mile south of W. McMillan Rd. at 4435 N. Black Cat Rd. (S0433110560) I. PROJECT DESCRIPTION The Applicant proposes a Final Plat consisting of 59 building lots and 8 common lots on 11.51 acres of land in the R-8 zoning district. II. APPLICANT INFORMATION A. Applicant: Trilogy Idaho – 9839 W. Cable Car, Ste. 100, Boise, ID 83709 B. Owner: Endurance Holdings – 1977 Overland Rd., Meridian, ID 83642 C. Representative: Kent Brown, Kent Brown Planning Services – 3161 E. Springwood Dr., Meridian, ID 83642 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. The proposed plat contains the same STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Page 2 number of building lots and common area as shown on the preliminary plat. Therefore, Staff finds the proposed plat is in substantial compliance with the approved preliminary plat as required. A segment of the City’s multi-use pathway system is proposed as an amenity along the Five Mile Creek. IV. DECISION Staff: Staff recommends approval of the proposed final plat within the conditions noted in Section VIII of this report. V. EXHIBITS A. Preliminary Plat (date: 8/3/2017) Page 3 B. Final Plat (date: 9/30/2019) Page 4 Page 5 C. Landscape Plan (dated: 9/28/19) Page 6 D. Common Driveway 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-2017-0117, Development Agreement #2018-052341). 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 Bailey Engineering, Inc., stamped on 9/30/2019 by Gregory G. Carter, included in Section VII.B shall be revised as follows: Page 7 a. Modify Note #7 as follows: “. . . and Lots 1 and 22, Block 3, are common lots . . .” b. Modify Note #8 as follows: “. . . recorded as Inst. 2018-052341, records of . . .” c. Note #9: Include recorded instrument number for the ACHD license agreement. d. Note #10: Include recorded instrument number for the NMID license agreement. e. Note #12: Include recorded instrument number for the ACHD permanent easement. f. Note #13: Include the recorded instrument number for the sewer and water easement. g. Note #14: Include the recorded instrument number for the ACHD temporary easement. h. Correct spelling of “W. Grand Rapids Dr.” per the street name approval letter. i. Include a note stating which lots will be accessed via the common driveway; if an abutting property has the required minimum street frontage, that property is not required to take access from the common driveway. In this situation, the abutting property’s driveway shall be on the opposite side of the shared property line away from the common driveway in accord with UDC 11-6C-3D.5. 5. The landscape plan prepared by Jensen Belts Assoc., dated 9/28/19 is approved as submitted. 6. A 14-foot wide public use easement is required to be submitted to the Planning Division for the multi-use pathway along the Five Mile Creek prior to signature on the final plat by the City Engineer. 7. Future homes constructed in this development shall substantially comply with the conceptual elevations approved with H-2017-0117 included in the Development Agreement. 8. The common driveway shall be constructed in accord with the standards listed in UDC 11-6C- 3D; development of lots accessed by common driveways shall be consistent with the exhibit in Section V.D. 9. Address signage shall be provided at the public street for the homes accessed via the common driveway for emergency wayfinding. 10. The existing structures on the site shall be removed prior to the City Engineer’s signature on the final plat. 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. A Floodplain Development Permit is required for this development. Please contact Jason Korn in the Public Works Department with any questions. 2. It is anticipated that ground water is at approximately two -feet below the surface as measured in the on-site monitoring wells. It may be necessary to substantially fill the subject property to increase the clearance above high static ground water. Applicant has indicated that they will be constructing slab on grade foundations in lieu of the traditional crawl space foundations to address this concern. It has been reported that additional test well monitoring data has been collected since the July 2017 report date. This new data will need to be submitted to the Community Development Department with the submittal of development construction plans. 3. All excavations caused by demolition, removal of animal carcasses, grubbing of ditches or the Page 8 existing ponds are to be backfilled with structural fill. 4. All areas receiving structural fill will need to be inspected and tested per the recommendations of Site Consulting, LLC. Inspection/test results will need to be submitted to the Meridian Building Section prior to the development being released for building permits. General Conditions: 5. 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. 6. 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. 7. 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. 8. 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. 9. A letter of credit or cash surety in the amount of 110% will be required for al l incomplete fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat. 10. 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. 11. 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. 12. 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. 13. 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. 14. It shall be the responsibility of the applicant to ensure that all development features comply Page 9 with the Americans with Disabilities Act and the Fair Housing Act. 15. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 16. Developer shall coordinate mailbox locations with the Meridian Post Office. 17. All grading of the site shall be performed in conformance with MCC 11-1-4B. 18. 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. 19. 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. 20. 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. 21. 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. 22. 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. 23. 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. 24. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 25. 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. 26. Any existing septic systems within this project shall be removed from service per City Page 10 Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment procedures and inspections. 27. 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. 28. 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.