HomeMy WebLinkAboutCC - Staff Report 2-25 STAFF REPORT E COMMUNITY DEVELOPMENTDEVELOPMENT DEPARTMENT .►A H O
HEARING 2/25/2020 Legend RUT
DATE:
IffProject Lacfl-fiar tl
TO: Mayor&City Council RUT RUT iH UT�
R�b
FROM: Sonya Allen,Associate Planner M r R-9 6
208-884-5533
Bruce Freckleton,Development M1
RU
Services Manager R28
208-887-2211 R1
—RUT
SUBJECT: H-2019-0147
C-N
Caldera Canyon—FP,ALT Ri ® =R T L-
LOCATION: 1294 E. Leigh Field Dr.,in the NE 1/4 of I
Section 31,TAN.,R.IE. (Parcel � LI
T R-
#R7288710130) RUT R=7S L-O
I. PROJECT DESCRIPTION
Final plat consisting of 16 building lots and 4 common lots on 2.83 acres of land in the R-8 zoning
district; and Alternative Compliance to UDC 11-313-7C.3b,which requires street buffers to be
landscaped with a minimum density of one tree per 35 linear feet.As an alternative to the 7 trees
required in the buffer(based on 240+/-linear feet),the Applicants requests approval for the 32
existing arborvitaes within the buffer area to satisfy the tree requirement.
II. APPLICANT INFORMATION
A. Applicant/Owner:
Vanessa Klaus— 1294 E. Leigh Field Dr.,Meridian, ID 83646
B. Representative:
Penelope Constantikes, Riley Planning Services—PO Box 405,Boise,ID 83701
III. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the preliminary plat as
required by UDC 11-6B-3C.2. There is the same number of buildable lots and common open space as
shown on the approved preliminary plat. Therefore, Staff finds the proposed final plat is in substantial
compliance with the approved preliminary plat as required.
In regard to the request for Alternative Compliance to UDC 11-3B-7C.3b, Staff finds the proposed
alternative means of compliance provides a superior means for meeting the requirement based on the
Findings in Section VII.
Page 1
IV. DECISION
Staff:
Staff recommends approval of the proposed final plat and alternative compliance with the conditions
of approval in Section VI of this report.
V. EXHIBITS
A. Preliminary Plat(date: 2/14/2020)
PRELIMINARY PLAT FOR
CALDERA CANYON SUBDIVISION
LOT 7, BLOCK 31 OF QUENZBR COMMONS SUBDIVISION NO. 10 s
LOCATED IN THE SE 114 OF THE NE 114 OF SECTION 31 0
TAN, RJE., BY, ADA COUNTY, IDAHO
2019 PROJECT SITE
DEVELOPMENT FEATURES F
uu[x u, wmwoe maenu%x�xe r .. "..
m
V d
s.
1
= I I 131GUENGSETBACM VoRRT MAP $
LEGEND
FEMA D NOTE
ly r a
Fv f Qs °y�S 0 ao3
d Q 6 S <�R Is l .eR aaaw rt. 9yi m.4p..
� BENCH d1ARR8 U)ATDac NAVD 86)
t Fl �m owl s
€€ __ _ _ _ � pay
� �
4� u N €
� �4 l NOTES.
,o o I �g
m o,
F
R.aaWu� N.HERITAGE VIEWAVEv �MXe1V'up' »o,f»�•^••• SHARED GRNEWAY ,.,....rma.
Page 2
B. Final Plat(date: 2/13/2020)
FINAL PLAT N,wrzm u r dCLi11 xE c
LOx]f♦ELTLtf U OF WFNZFA COWONS SLRPY19tfYl N0.10.ROON 96 PA(£1193] "Z tC 31�3M6EIek
rs'OF TRTMrs
IN TE SE1/5 W NE xE1/4 W%Ct,°x 31,10WNSHP a NQAV.RANCE t tA$t.� `�N"""b x.�xcr m iam[I:rrlr�un,w
mm MEWHAN,OT MEFUMAN.AOA CQUIITY,LUNG tnwe�pst�s a�irnro�ie en me�lx�eu^e�x io�ry.Ian x ms
2020 w
x r � m EgS,NOtp 0Aa19MI M0.I T.;IM, R
x _M xAN A&lm LS 7009 wr oto>H Ovnn[a� N�*Aaer t�uexE xpc orn,E¢9
_ Se9-15'20"E 578.]9' ME CON,LW�.BLOW31 �•.srcuma
__ _ 9 w1 rw owT mF,x TaTa wx NYw.rcT.m
pj Laxuxc w-rs-x..a
° --- ---- -7,1 4Js)-T w—Tm1. c.w waze unuxs,rReFo,Tr nw..r3
l'11 / 33.' t15R 1 Q
o� Iit ! � I I• I I 19 I � � I °>?a.9¢t•cx��mr��ieTTO�wIm,�nta�i urn Iasps9.N m le.
—T.oT.ors<z m e�nm rm cra"c rs rxate,En aeaT rox�nr z
L--- J
LS 598'i4'33'E ._____ I 1�$ $I �.'--R:-- pLoor x
T
]890 LS'leg°Lam'_ Llo NI fie[„ cw.,.rear...rieTrcct v.ec 9ecu,twt nmeee i0.W' '1' s¢1 Nore r---------1 E iLbIX.vno
1 I o Ioeo.To�.
I ..._. ;s ea Txa rem'•own. ..._.._amv_..._n_n, i �'_ �] rs�«1Twour,u.Lrocalc
1C Imo____......_- 1 S erw'2p E 06.FA' L1 1 - Yrvrree Sato e�i oxNT.M.7 xrx e[ Cm,�mlamE wwu BE
I I 0 fml tn,s t��,•e,ncrc�o a T 1�m�T,r�r.1NE wnx axxer
1 1 E soc `eta n .u
jr-----1A F--------� r... Y
r---------1 fsrscwti:x opc=T ti A R....�aicnpr tio-s oww wox
! I -t r�i1 i i �i..I � I $r g J � j i ..srn csE.,v,�s For na.eecx.mr„o r�.,.w..r,•a tx rr�r.,.me
I i wi Idi j j �I 1$ I oRaH.cE ss,Fw. r x r c A o>,rw LWE RxELr
—1 WE
f I o- lu I f BLOCR 7 I -
dtl
L+47E$&J'L�Y� � I L___ J I� �. s Mmr x ,Iwu a.oT,N.r xar REwLr FRCH nrnRE m¢rnaali aF mT
1 I ¢I I I 1 1 I 1f¢� I I I ✓�13 I r_________, �
nl o_.N-B _ -_o� ❑ �I S §I� ��" �� - - -- -. - s ea,rrw�rrl.,.
I n
eB'1e'm'w 9RON � S � >• �I I �+p
1 I I new I�t Llne
n , LS D. ',.. s i' LI.
L___� _ J _ _ cmpnx.
f Ia,r' -----1 i 4 I 49-
r SG-- -- ------ FUND Eaeemen[uno
g lfl 1 i'T+. 1 :.0 PUND Easrmm!urn
1 1 _ —_
E
•-:�I - ^^ 1rsn Cmer iummornM EOsenwrt
Sldewk Eosem ttrcr
w:
I r F-d Aluminrvm Cw IRa Motad]
I �1 Found 5/8'Iron PI.(A.Nated)
iwnM 1 2 Iron Pln
in a ! i 9vvey Cuntmr Pone.(A.rvotm�
i �. 3 f `y�] • Sea 1/2 PLS
PLS Inen Iron an ,raa
DISIWC 20'MOE I AI Q
r :23.50' 23.50' ` • ei 3/S men Iron tan ,3tA6
I P119 EA„f11E]IT(2] I I
I lo'i � i I,aI ,q � , IIEo'1 QI L.1 nreroer
r... _ _._ _ _._.._.. _ La � :C�st�•c 'E N s.��d2o E.RaR EAV 1/4
r
-�N c xu
-pit-�-- O - *� -- SEC11N n
--K yy _Wit' _SH.I.•-' I cPas Ixsr. 1 9 $
HO CAP �
F-fE16H FISEDDR. SEE M l" �CUR.LAT'l.I)LgON 3,
7.
WERTFe N89'46'ZO"W 37&.' (11) 'Rf'a.gxLLd
y,�llttRrfr xa.9
aox " ttxel RFF£RENaE12,- OAVI�EVANS
NAF2RATIVE:: w tg .ao mlmw C n.&. e.
MIS SI,gpIMYON PLAT WAS YAOE AT THE REQUEST OF VANESSA MAE Porce Line TQ6e (,'plyQ TOb1! IS B1T3W.�k 6yM G.
10-A.VS Au°RANT T.S AND THE RHPO3E OF T MSDIHS10N IS
TO LFEATE R CDNn6URATOH a TIE LOi3 SHONN NEPEO,eENrEW TIE L:Is✓P Length p rect on A+rm 11 LmVth ROOF- OnitO Chord Di-t+n Shad Length
SU9°IH31°N VOTES FCR MME CLARITY AND ExPLANATOre
L1 y.'Fp S83•eg7O'E C1 I,Q15' Sears' maR3Y SM'3CRTA' 11R13
g qZS. OF 9EAfRING: -
MIS FA9 OF REARING Fora TIIS PRAECr IS N0IY31'MT L2 ST,2y' n0O'1s'W'E ce a¢rAY a6.0O' tQ'!'112x' N86733NT fT.11' SE CORNER
26WOW FEET� EN THE Fd eFASS CAP MARNNS mclO U,
TI E"CORER N OF SFCNDN"' T.a M„ 1)O of Tn Imt.Ha I0SORS01eg wo w5r.NO SHEET �F 3
TIE FOUND K INUM CAP MAMNC THE iARi 5/e friSNER { eed2)lLurm Owrrmme Srppj. m No-10.Seak 93 Pvpe 1107 Kiln"
of SUN 5£LNdI ft OFA'1-87-Oi F.fA\Pill—
Page 3
C. Landscape Plan(date: 2/14/2020)
LAN V SCAPE FLAN FOR
CALDERA CANYON SUBDIVISION
LOT 7, BLOCK V OF QUEVER COMMONS SUBDIVISION NO. 10 e
LOCATED IN THE SE i/4 OF THE NE 114 OF SECTION V
T4N, RJE., B.M. ADA COUNTY, IDAHO
2M
90
:J YBIONTRIMMEIMDSCAPINU @ a 2
I.
�. € �
al
O FLVTT BCRE➢ULB 9KRUB PIAN77NC NOM
--------------
S'TALLYUMHNCE BBENM'OOARBRTTCHOBAM BLUEBEAR➢BMN➢LU➢NIOKT ROSA➢OUBLE SNOCBOUT PINK ➢ARBEM-OWARP GOLDLN a '�
¢acx�aw enoxn.vevo 1 1
Page 4
D. Common Driveway Exhibit Approved with Preliminary Plat
diEA slnE -
DR VE N+kY t: LQT 9,
-----5.--I f—" — g , Y-------- I BLOCK 2 TO BE LOCATED _
ON THE OPP051 TE SIDE OF
20 THE 94ARED COMMON
tr' 4 DRIVE P RTYUNE
00
a
I I I 1 I �--
��_"— — --- J L I
—FRONY
r------------ #
ENVELOPELU
PI ODNIh-10N-7-i
4
FRONT fROMT SIbE --
LOT 6,@LACH 2*M1
NON-8111LGASLE --
COMMON LOT WITH a
BLANKETIWAES5f I Y I I I r l I I
EGUS5EkSIMUffINI I I I I 1 1 s 3
FAVOR OF LOTS d,7,1A& j fIf I I f l I �0 Y
1T,BLDCK2
j ' I M I Iv' —���-- � 1
F 5 �a � j MVEWAYFOR LOT 5,
F I I 1 5• I I Z G BLOCK 7 TO OE L DCATED _
Ow THE OPPQ5FEE SIDE OF
L_ _____--J THE StIAREOCDMhdON
REAR "' REAR DP.IVEFMPERTYLINE ;
� r ;
40 a 20 40 so
S ALE IN FEET
1"=40'
OALDERA CANNON SUBDIVISION
MERIDIAN, IDAHO
IROCK L.ID CIVIL
SHARED DRIVEWAY EXHIBIT *:I W0 N-t Vd lad D—iop SMlrt€oKsuhiM1�
27orxh @7qh 96—k A Jn7w
OMQS Aicww 4100�3VLW77
xNnv.-disdkJdA—m
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-05-063 (DA#106064914); PP-05-063; FP-06-020; H-2019-0062].
2. The applicant shall obtain the City Engineer's signature on the final plat within two(2)years
of City Council's approval of the preliminary plat(by August 6,2021), in accord with UDC
11-6B-7 in order for the preliminary plat to remain valid; or, a time extension may be
requested.
Page 5
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 shown in Section V.B prepared by David Evans &Associates,Inc., stamped on
2/13/2020 by Sean P. Sullivan, shall be revised as follows:
a. Note #2: ". . . This plat is within the Nampa Mer-i Settler's Irrigation District, all lots
within . . ."
b. Note #4: "Building setbacks and dimensional standards in the subdivision shall be in
compliance with Title 11,City of Meridian Unified Development Code in effect at the time
of issuance of building permits ide yard sethaeks and 'n' f et# yard sethaeks anle
c. Note#5: Specify that the 5 foot easement applies to interior side yard lot lines.
d. Note#10: "Portions of Lots 13 and 14,Block 20. . ."
e. Add a note for the 10-foot wide PUID easements along rear lot lines, the subdivision
boundary and adjacent to any street.
f. Add a new note stating that this development recognizes Section 22-4503,Idaho Code,
Right-to-Farm and include the code section.
g. Add a new note: "The bottom elevation of structural footings shall be set a minimum of
12-inches above the highest established normal groundwater elevation."
h. Add a new note: "This development is subject to the terms of a Development Agreement
with the City of Meridian recorded as Instrument No. 2019-104970."
i. A 20-foot wide street buffer in a common lot is only required on the portion of Lot 2,
Block 2 that abuts E. Leigh Field Dr.; leave the remainder as part of the buildable lot.
j. The ACHD storm water drainage easement depicted on Lot 13,Block 2 shall be relocated
to the right-of-way consistent with that depicted on the Irrigation Plan on Sheet 2.
k. The line types for the sidewalk easement and PUID easement line are too similar;use a
different line type for one of these easements.
One(1)full-size copy of a revised final plat shall be submitted prior to signature on the
final plat.
5. The landscape plan shown in Section V.0 prepared by Rock Solid Civil, dated 5/10/19, shall
be revised as follows:
a. A 20-foot wide street buffer in a common lot is only required on the portion of Lot 2,Block
2 that abuts E. Leigh Field Dr.; leave the remainder as part of the buildable lot.
b. Depict fencing along the back edge of the street buffer along E. Leigh Field Dr.; along the
south side of Lot 13 and the north side of Lot 7, Block 2 adjacent to the 5' landscape strip
along the common driveway; and along Lot 14, Block 2 to distinguish common from
private areas as set forth in UDC 11-3A-7.
c. The Applicant shall contact the City Arborist at 208-888-3579 to confirm any mitigation
requirements for trees proposed to be removed; any mitigation required shall be
depicted/noted on the landscape plan.
One(1)full-size copy and one(1) electronic copy of a revised landscape plan shall be
submitted prior to signature on the final plat.
Page 6
6. Future homes constructed in this subdivision shall comply with the conceptual building
elevations included in the development agreement.
7. Submit a revised common driveway exhibit with lot numbers that coincide with that depicted
on the final plat.
8. The 5-foot wide landscape buffer along the south side of Lot 13, Block 2 adjacent to the
common driveway shall be completed when N. Heritage View Ave. is extended to the north
and the temporary turnaround easement is no longer needed prior to issuance of Certificate of
Occupancy for the future home on that lot.
9. Prior to the issuance of any new building permit,the property shall be subdivided in accordance
with the UDC.
10. A perpetual ingress/egress easement for the common driveway shall be filed with the Ada
County Recorder,which shall include a requirement for maintenance of a paved
11. Prior to signature of the final plat by the City Engineer,the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location
of mailboxes. Contact the Meridian Postmaster, Sue Prescott, at 887-1620 for more
information.
12. 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. Applicant shall be required to establish a new water and sewer services directly to the
existing mains in E. Leigh Field Drive for Lot 12,Block 2, and abandon any existing services
per the Meridian Design Standards. Due to the size of the existing structure on Lot 12,Block
2, and the potential for increased demand on this lot, a one-inch single service/meter will be
required.
2. Independent sewer and water services lines for each lot shall be required in the common
driveway Lot,Block 2 in lieu of mainlines as proposed.
General Conditions:
3. 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.
4. 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.
5. 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.
Page 7
6. 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.
7. 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.
8. 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.
9. 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.
10. 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.
11. 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.
12. 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.
13. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
14. Developer shall coordinate mailbox locations with the Meridian Post Office.
15. All grading of the site shall be performed in conformance with MCC 11-1-4B.
16. 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.
17. 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.
18. 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.
19. 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
Page 8
approved prior to the issuance of a certification of occupancy for any structures within the
project.
20. 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.
21. 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 I I" 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.
22. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
23. 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.
24. 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.
25. 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.
26. 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.
VII. FINDINGS
A. Alternative Compliance
1. Strict adherence or application of the requirements are not feasible; or
Although strict adherence to the standard in UDC 11-3B-7C.3b which requires trees in the
street buffer is feasible, it would necessitate removal of many existing healthy arborvitaes.
Page 9
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
Staff finds the proposed alternative means of compliance provides a superior means of
meeting the intent of UDC 11-3B-7C.3b.
3. The alternative means will not be materially detrimental to the public welfare or impair the
intended uses and character of surrounding properties.
Staff finds the proposed alternative means of compliance will not be detrimental to the public
welfare or impair the intended uses and character of surrounding properties.
Page 10