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HomeMy WebLinkAboutZ - Oaks North No. 12 Subdivison Final Plat Approval STAFF REPORT Ic� f IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT I D A H O HEARING 7/19/2022 R Legend0 DATE: Protect Locoiar L TO: Mayor&City Council r FROM: Joseph Dodson,Associate Planner RUT R=_ -R'- 208-884-5533 R-8 R�, R=� SUBJECT: FP-2022-0019 Oaks North No. 12 LOCATION: Generally located '/z mile north of the half-mile mark of W. McMillan Road between McDermott Road and Black Cat U T Road,in the NW 1/4 of the SW 1/4 of R-8 Section 28,TAN., R.1W. R_4 RUT I. PROJECT DESCRIPTION Final Plat consisting of 83 single-family detached building lots and 16 common on approximately 23.4 acres of land in the R-8 &R-4 zoning district,by Toll Southwest, LLC. II. APPLICANT INFORMATION A. Applicant/Owner: Toll Southwest,LLC—3101 W. Sheryl Drive, Suite 100,Meridian, ID 83642 B. Representative: Kyle Prewett,Toll Brothers—3103 W. Sheryl Drive, Suite 100,Meridian,ID 83642 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. This is the twelfth phase of development of the Oaks North Subdivision. The submitted final plat shows five(5)more buildable lots than were approved in the preliminary plat for this area of the site because these additional lots represent the five(5) lots that were lost in previous phases of development.Further,the Applicant received Rezone approval(H-2022-0010)to rezone a portion of this phase from the R-4 to the R-8 zoning district to accommodate these additional lots.The Applicant is proposing open space in excess of the area approved in the preliminary plat and is proposing a splash pad amenity in this phase consistent with the Rezone approvals. Staff finds the proposed final plat is in substantial compliance with the approved preliminary plat and recent Rezone,as required. Page 1 IV. DECISION A. Staff- Staff recommends approval of the proposed final plat with the conditions of approval in Section VI of this report. V. EXHIBITS A. Preliminary Plat(date: 8/6/2013) i Y �ylog LL Ia P I I Area of Phase 12 Ri7 NEr Rift _ R_g I g 4°•e I ACT • P - Jill - ------- r Rur — -------T Dr 7-1-- — — — — —�--RUT--------�JJ xv, � g _ II II![ g L!JI a -� _ P 1 RUT .rLL Il w a d I -• — - I � w�6� ---- I RUT ! �� I __ � �•- � I" I I �m s Rl,EP' - -T- - -- ---1-, I T I- a - 7 F r1...r SSA 1Jr- Tn�rrr r LI I I I I �rr ITIs� l iH�_� _ ,rt-- I�iI�1 ,o��. I I'l i l l l II rIT r!r- Jr-1��V y - r� r l-7:L. 4 I r-T-i PRE Page 2 B. Final Plat(date: 4/7/2022) THE OAKS NORTH SUBDIVISION NO. 12 BOOK PAGE` LOCATED IN THE N 112 OF THE SW 1/4 OF SECTION 28,TAN.,RAW.,B.M. CITY OF MERIDIAN,ADA COUNTY,IDAHO 2022 I wd� uNAarnD RxRrcBx xocxts sueolnseu 11NPLP7IFD BoaBEI r 54BR 17'E 1A1.11' — 1fiB81� :N'n iYE Ul NF `O �a- 13I� m§:�Ix � `� I �'�.JI^ ♦;H xxa a as J �.a� JI. �R O e0ONO ro5 xI 5s w �I 3i �r a izo ',� BLC(11IU Is I --�I �I II -bklN II LNUU n a"aFZRNr OF r a �a a� ara ar 5 a� arE n -�arx aL z xr n hr0 bra 5 © ' rN„oaTa�� q =o a O:_E„I8..5i - � 9I _ I— � EG IN of 'I �_§ BEGINNING NBA9,L 1R NB61i61�Y1 A349 II 'J'JB - N I - 65,DP x05H1YE � Nxi21'1Yx 60561' r �Y 1 _1a®r r� 1 I nc vxs I @ x W.PCITBR ACWr Br. wes"Vi 1Y r W RW]EA%NHf Sr -.��v .NH o o ✓a g "� � cN�.� '$,s'4,9r �Y>•w SSG w � i36�t8' BOGt 121,PACE51B998 18949 3 lnr' �laDSt'w zr SB�od2�'W 1386 J / mE OAXS Naxm SUW.X0.8 BOP(1L,RRf£5 IB99-,as, x YdIIUJM R4wB ' xx�2grn uY •uNe�ne1•u LEGEND w ® 1—ID A.LUN NUN CAP N'SNUNDIF -- -- _ s, aIVNEI.n cE1.TER SEE SHEET 2 OF 4 FOR NOTES AND LINE&DDRVE DATA EcuNo 6FPS cPP M LINE EauNc�n RETARWIHa.51111x ."."'....."...."....... sLRVEV TIE UNE PLi`"IC CAP OR 4S NCTEU 'IF ® 1OUNR6 '11 11 FL511118 3�uNca Rv INE Puslc::N=.aR T PL511 pLBLI L4 —IN PREB E"I IRRIGATION a � SET 12 REBAR1rvITH PL91t1 6 __—_— pT C%iNINTOE EASEMEI.R LINE, SCT LSC RE.—TIA-11YB SLCM11CrCR1W [4x < ® 1EASE EMRLNEASEE NRp-11 - B o A,cFO PERM VALx Iso11a �'"i�Wa. Q LOT NUMBER IN- o ENENFLNEPPEE INNSTRUMEW Ory y HP SURVEY NARRATIVE ANo W _SATER- ,T UNE As Nora `Toll Brothers Lan olutions aSCAlE 1"-100' ANERICAS LUXURVNDNE BUILDER- HEld a—ft andT�Iu CvvuRlnB Ill E ,<es,e,!` me�oon°aw roe vnsaomrvwiory aiowry neeeon I mw ••�L•°es uBwEET1 OF a Page 3 THE OAKS NORTH SUBDIVISION NO. 12 BOOK PAGE PEPS E IIEGMS 319YIN9YY war i ii '- i BGM fib.PACES NM-1G27 mo-^4o�. N6 9Y56E HAB'1415'f yG02Y184 '_ NOTES EIM C-4 FRFFY f]f.SC z 'sI I B __ UMPV.iIF➢ CaV IH I''q iEas L'sST ICL UNI LNE'T NA AT I GlPCHWI REcwcETHE O .,�� § 1. GJE nGIAN_1T'�E . nrzY. � - LY WI iTF.FPF LE 2GN NG REWLA G�6 2 � I � M.SN01!CLIdRAM ST 3 � g 5199'TW WIOU -,I, I H _C'1- -V ®m „I IISA Evrs r.lE9�rL Rs Ra cIT ON, '-s xILL3E SLaiECT I Hd I - �� ffrMP NJ. (;nRFTCiNNf;RFC TON.90FTHF. LINE TARLf NNG T REsarNLS aLTv uHEo by an R '] t\ ENT LLY &'S2'S. u i/':' 1^sb3 1 ... 1 I>" srFn � v ,yam soon lzl n s 'O exr .�uRRNG r c.r r 11'='US NMYIANAI 1%N E T IE Ll sGVTHERW .waEAN,.ca MULTI. I c a l n S \,pIN r I & i o a yr LLS RANGE CF SAD LUI a oiALL eE As ME NEONTHE 0- � EHrs _ V FaR rHa \ � \ 11 waV 3c TIN TOLL cr mERc NNE_ROEons NSTauiENTw lmOT mo]E REc�]os Ho c mr.YdILLAN RCM __-__`- _ V° 1.16_.11 eY NL N a �3 mee-mmn sl.9Y _ _ TH _ o TEE V CJ 2VE TABF CVRVE—LE _ IS" THEOPERATION.7MP=A_=I]F THE_ORIA WATEP GRA RAGE SEM. E.EIi GU-p L-VGI RAUIVG DELTA 9EARINC LHURO CURVE LENG-H RAUIVS GELTA BFAkING CHGRU - - n_9L =SEANP.EEMENLRENGLE•=.0 hSrRJMENi mRLLSCFAo.. 57,C0' ]o.b - onSATv IT.eP CWNY.GAFF e—D—ITL.AMENDED 45.W LI IT LION M HP' NI36MY• So' srne'szt s15 eea°Y' vzYe1� z3 uM `Toll Brothers 1. R,., iTns m os c Te1i wnenicasLuaunr None YMLYeR 1sn55urvs1'hO aM CMSu1Gfp n1e14ee oow �^E�SNSH�EET2OF9 Page 4 C. Landscape Plans(revision date: 6/20/2022) 1 12 J, l LI , KS OFF��T�I `-1--1 F[�TURE OAK8{JORTH PHASE OAKS NORTH HA -J'__. I I i PHASE 12 6AKS p t.T jj . . . Or _i i — _ �15KS,M1TOATFt I i� i T � _ ;OAKS N0�3TH / „cj,,�, 3� / V T-J' 0 a ✓� OAKS NORTH Q H S�� - Z a FUTURE Y OAKWIND �� AK3 NOR H� Q z ESTATES N S T I , � T lKg RT P �� NOTES I PH�4S�H� N - �` - LI ' ICI_ \'—�T ��ii� saa W.MCMILLAN ROAD LAN�5GAPE PLAN ® CL1.0 Page 5 f r- - z it I �`•I �� I Il__ �I Z= a z p a � Z ¢ r w a �� a Y � Q 4 SLANT SGI-EDUCE VO'ES •,•• KEY MM LAN0.5LAPE PLAN 114 1 III �I I i MIL I A� �,�•-� I I I III I — I — � -� i�-- f ���� 4', ! z —� _- -- -- --- - - r O w `` O a i ..� Z MATCNLINE'�LI2. s. �mArcnLXus i ��► �'':� a o � r z z - w a PLAxNT SG+iEDL_E sm NOTES - KEY LA pD ANAPE EY MAP 9p � L1.2 Page 6 yyyMAT.NLNE Lim T , �MATCHJNELt9 ji z �✓ Z O a 2c m m = z a Z S � a Y ¢ a O z LL PLA NT SG+iE�L_E NOTES KEY MAP Su pD ANAPE L1.3 PLANT SGkE[PULE � I I cli � o , 1 N07E5 00 a z i a v � ,r mn SLA pD3ANAPE \ KEY MAP Page 7 f-L.A%7 5CHF:rULr: 1n, A IF] ol o Now S cli < I—Al-11 NF- 2 1 IT LA——L LLUVMM�--7 Page 8 D. Common Drive Exhibit(Lot 9,Block 33): THE OAKS NORTH SUBDIVISION NO. 12 COMMON DRIVEWAY LOT EXHIBIT JUNE 30,2022-Meridian,Idaho LEGEND SETBACK L—� NOT A RIGHT OF WAY PROPERTY LINE PART PENCE • • SOUND WALL 4•FI 4"PI' 4"PI 4'PI BLOCK 33 couuau InT _ 1D � 11 I i2 V PAIfNAfNT z woc ccuo� PoBAdI CLKB 0 Ll - I I k 25•A�IIALiIt PAVFLPNI�-1 13 a•aF 3H'ulnas cwsiEo way¢ I 11'ff F YIR15 PIT ASH I I C[IIPACIfEtf 9AOi1➢E TO 9SY dF NPY COMMON DRIVEWAY TYPICAL DETAIL I k7S AA11fWAY � \ KEYNOTES MI4fWAY $ / 01 2D-MEE CONCRETE DRIVEWAY APPROACH PER I tl SD-7DIC 7DIC(ACHU SUPPLEMENT).CONCRETE SIDEWALK AOJACLNT TO DRIVEWAY APPROACH SHALL BE 5 THICK. PROPOSED ffi 2'WIDE CONCRETE RIBBON CURE PER ISPWC SD-7D3�, SHRUBS ITYP) t'o �Ipy o I,ux riu,ssLT \_�W SNOW CURRANT ST MATCH CRO55 SLOPE OF DRIVEWAY. 16'WOE ASPHALT COMMON DRIVE(SEE DETAIL) Ej z g ®® 9ty z s. a � 139 25' / BLOCK 33 I FEET d 6 m I 30 0 15 30 60 - Wo wyo _ 27 eLocK 3z GHa.PHIC SCALE 1 inch-30 PI. s lr � I li i I `Toll Brothers AMERICA'S LUXURY HOME BUILDER' Page 9 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-13-008, RZ-13-015,DA Inst.No. 114030972; PP-13-014; and H-2022- 0010). 2. The applicant shall obtain the City Engineer's signature on the final plat within two(2)years of the City Engineer's signature on the previous phase final plat, in accord with UDC 11-6B- 7 in order for the preliminary plat to remain valid or a time extension may be requested. 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 Land Solutions, stamped on April 7,2022 by Clinton W. Hansen, is approved with the following revisions: a. Note#12: Include recorded instrument number. 5. The landscape plan shown in Section V.0 prepared by Jensen Belts Associates, dated June 20, 2022, is approved as submitted. 6. Future homes constructed in this phase shall comply with the elevations included in the development agreement (Oaks North and South Subdivision — Inst. No. 114030972) with materials and architectural features to be the same or higher quality as shown in the elevations. 7. Prior to the issuance of any new building permit,the property shall be subdivided in accordance with the UDC. 8. 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. 9. Prior to submittal for City Engineer signature on this final plat,the applicant shall submit any relevant public access easement(s)for the multi-use pathway on Lot 10,Block 12 and Lot 20, Block 28. Submit easements to the Planning Division for Council approval and subsequent recordation. The easements shall be a minimum of 14' wide (10' pathway+2' shoulder each side). Use standard City template for public access easement. Easement checklist must accompany all easement submittals. Coordinate with Kim Warren from the City of Meridian Parks Department. 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. Property is subject to the Oaks Lift Station and Pressure Sewer Reimbursement Agreement. 2. Ensure no permanent structures(trees,bushes,buildings, carports,trash receptacle walls, fences, infiltration trenches, light poles, etc.)are built within the utility easement. 3. Manhole SSMH 12.24 at the NW corner of the site is not needed. Have sewer line end at SSMH 12.23. Page 10 4. For the common driveway located at the NW corner of the site provide a sewer easement that is the full width of the common drive due to the depth of the sewer line. 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 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 11-313-14A. 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 Page 11 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 11-1-413. 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 proj ect. 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 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. 20. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 21. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used, or provide record of their abandonment. 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. Page 12 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. Page 13