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HomeMy WebLinkAboutZ - Final Plat Approval STAFF REPORT C�I w IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING 7/25/2023 Legend DATE: leiPrnjeot Lacafk:�r X 0 TO: Mayor&City Council , FROM: Sonya Allen,Associate Planner " 208-884-5533 - SUBJECT: Lennon Pointe Subdivision—FP 1IL FP-2023-0004 LOCATION: Southeast corner ofN. Linder Rd. and W. HIM ' Ustick Rd.,in the NW 1/4 of Section 1, T.3N.,R.1 W. GIB I. PROJECT DESCRIPTION Final Plat consisting of 43 buildable lots(41 single-family, 1 multi-family and 1 commercial) and 7 common lots on 8.80 acres of land in the C-C and R-15 zoning districts. Alternative Compliance is requested to UDC 11-3B-7C,which requires a minimum density of one(1) tree per 35 linear feet to be planted within the street buffer along N. Linder Rd.; and UDC 11-3B- 12C,which requires a minimum of one (1)tree per 100 linear feet of pathway,to allow trees to be located outside of the Kellog Drain&Creason Lateral easements in which trees are prohibited. II. APPLICANT INFORMATION A. Applicant: Benjamin Semple,Rodney Evans+Partners,LLC— 1450 W. Bannock St.,Boise,ID 83702 B. Owner Lane Development, LLC—P.O. Box 608,Eagle, ID 83616 C. Applicant Representative: Same as Applicant III. STAFF ANALYSIS Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat(H-2021-0071 DA Inst. #2022-041093)as required by UDC 11-6B-3C.2. The submitted final plat includes one (1)fewer building lot than approved with the preliminary plat and a greater amount Page 1 of common open space than approved with the preliminary plat;therefore,the proposed plat is in substantial compliance with the approved preliminary plat as required. Staff has also reviewed the Applicant's request for alternative compliance to the landscape standards listed in UDC 11-3B-7C.3b,which requires a minimum of one (1)tree per 35 linear feet within the street buffer along N. Linder Rd.; and UDC 11-3B-12C.2,which requires a minimum of one(1)tree per 100 linear feet of pathway,to allow the required trees to be located outside of the irrigation district easements. Strict compliance with these UDC standards isn't feasible due to the location of the Kellogg Drain and Creason Lateral and associated easements across the southwest portion of this site in which trees are prohibited. Staff finds the Applicant's proposed alternative means of compliance provides an equal means of compliance as the trees are still being provided on the site outside of the easement areas. Further,the placement of the access driveway to Linder Rd. and the separation of the townhome units from Linder offer appropriate and adequate landscaping and buffering(see Findings in Section VII for more information). Internal private streets (i.e.NW 15'Ln.,W. Sindon Ln.,W. Pebblestone Ln. and N. Zion Park Ave.) were tentatively approved with the preliminary plat application subject to completion of the tasks listed in UDC 11-3F-3B.Note:Per the approved preliminary plat, the access to Linder Road was approved as a temporary full-access driveway and not part of the private street network.Exhibit B below has been highlighted with a red box delineating the portion of the driveway that is to be removed as part of common lot 4.Applicable conditions of approval are included in Section VI. below. Documentation verifying completion of these tasks is required to be submitted to the Planning Division prior to issuance of any building permits for structures using a private street for access to a public street.The private streets are depicted in a common lot(i.e. Lot 4,Block 1) within an easement on the final plat and approval of the private street names has been granted by the Ada County Street Name Committee. A common mew is provided within the development. The remaining tasks to be completed are as follows: 1) contact the transportation authority (ACHD)to install an approved street name sign that complies with the regulations of the Ada County uniform street name ordinance; and 2)provide documentation of a binding contract that establishes the party or parties responsible for the repair and maintenance of the private street,including regulations for the funding thereof. IV. DECISION A. Staff: Staff recommends approval of the proposed final plat with the conditions of approval in Section VI of this report. Page 2 V. EXHIBITS A. Preliminary Plat(date: 3/23/2022) G,unary Ma[rm Lennon Pointe Subdivision Tvxnz M1ip 3kwtM1,Rays 1[Wes(&ue Mer�tlian 0 W��.-. City of Meridian,Ada County,Idaho 717 2022 �_'-_- iw ______p.UsrlL'x R➢. azo m.a xa�� y9` Q_�^ xll : 4 a= — ----''g _4ycD � to l F7 w _— w, Page 3 B. Final Plat(date: 6 3 7/18/23)—REVISED Lennon Pointe Subdivision PLAT e00 PEE SR N GovnlnRent IAt 4.Sectim I Tome N'3 Worn,Range 1 west,ease MeriEian eMyMMendl A county.IdaWo 2023 wgpara erS-r RR Lr CULN nr:_ooansx�s�_ _ --�^SE ,.axnx.x.a.rm�mermm;m,x [.[)P ANw euve+iY ytt HW bwme�.ma. >Kr�+wnnxr.m�MNxdxxmxeyiwauadW rmrrq�YewlPuutmix�xixsnew "^�^ � rarcovrv-r e�vo au,mrmr waoau `�"'."�"m.xa.ma,aN�w�radw.,�e.�m�m..mm�.�r, wPPsaa}VA Ox'N]F.K[o[aN c[TV EN[1 NC tl�emuivv�,or rnrebanou.wwrw..emmmr,nra¢ rxer�rmw nmm�W riq.n nR e.m 'Y if}L�NYYT E �+M�nr�mM1mw�nn>IX.�P w.o m�m�l�nva.us-rn•�r+aaer wain�wi in'MrM u.wxv�exmm yr...ry nPPa�VAL Me�RROIAN r_ CONl•[x;ll. 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RP,CORD awrw mrlmmtam vmxwiaYRebvadymin re.i[milnumnen _ v..a.ulxwiau+m..uRen [s°ea.eas:xRzu ayQ um.ssa SHEET�N�F.X zzwo.za.smeR>>s,reamwus.ssms —-i_aseruy5yyrux•§aM Rxwdir2 �+�f��� � zwmw�mieeWi.m xo.mrl-}n}as aa� SM1en 3:Owren RnlRrzre,Pla[6 raxmem Norse ['ez+b.Plrt h C ERTSFICw'rn Ov SM1erld:PmNee RwM&�Nallz u shRaa s:NaI Easemm�xs xY � ngvxyrervmaa.mm _ pyet a'gy5arw0.Wmer Eazemem,Ilxtne8am[abler rn MM1��rez,:._ SM1eer]:VrWxesyenn Vrain&yeamuelr�nixnF�men§ �M1kpuei° °�` �,o'f HMHfiB00PBSPF'renl0 ,ee mho -Wr­ft(206)342-7951 Page 4 Lennon Pointe Subdivision PLAT BOOK PAGE 2023 W.Us CKF 1=r �7c+ [bsSr 58F'43'OS•E vfT09, 4T wf5'3]'35"E �3'ox•F S13.9F' womry���3 SCALE: '=59' w.�r• Fae�.sroHe oK. ®• ""a•'"•m""°'"'m„' CD 2 —O e a �— e e O��— 9 ¢ 0 0 4P 7 N N O g _y Q a I n g CD a A etion p s O 5 OI O O c �+ CID �-o-- .,,,, �xsa•svofw s9o.]s'_� ,:,.� e. m - �� „"",�... ,,.,,.�.�or emg {20a)342-res7 Page 5 Lennon Pointe Subdivision Pwr saoK PAGE 2423 I SRSMe[3lulepwtl O I I M N r Eaevsitnwe I W,pC6BL TONE nR. Q w. I�vwtel i 0 — rc i — rc t —O— O I ® , z �© � z 3 O O i O 1i to f------- F N Q Z —1-------� 17 Qp I 09 ———— t[axclxuaxww R J NO nux enueanw. t •>✓ � nrtxr orsrc cr H� BBO AZB.PPO Ar�.l, MH e*n-,hg(233)3C-7957 Lennon Pointe Subdivision PLATBOOK PAGE 2423 u' SG4lE,I'-50 JOB wxr /f\ Ser5M1ne13 bleyentl O�w env ne •M- I.Feli OVR ISMu —e✓.- wO.x� Eesrnwr tw,lwwwnl��\ O I 0 — O O ♦;z ® O n o fG0 L3X o ® z m IMF O O O \ lj 1 \- - -/ fie i I—I A/�l�ABOSEBSPuplemA.enw IYf 1w�rl,-%7 enAnceH(209(342-795! Page 6 Lennon Pointe Subdivision _—PAGE 22 | � � ® — ` --- i /� . �/ — § — / . _+ �- c y | » | «� ~ ( �\ \ CD ) CD CD \ \ \ \ o y 3 —. 9 ® e , f » m Page 7 C. Private Street Cross-Section(dated: 4/19/23) T�` ::{ LEGENC " .cx:n ena.xee _ ,.� Pl16LIC ROAD SECiIDN ' `if3 �c 1 ------------- ®save xw.xumwrxx,w�cu�..e ��' u�mroecmv�o-rr,ren.eo„e � � 'PRIVATE ROAD SECTIONa, Emxwce x7ux x wa wnwxsoErwRa,xa.uewa�uwz s.wE� =ND � ym m imcef. a.0 sxaxxwao-vm f1ET11TBE`a.�n aEre ri..m eus,�we< [Ua7 x ,uvvwr«r.r arz.re�a rxcne-ea.rr:me�,rmeuwrawuva xrx �S - p ruiwemnw eaea..ae w.rae.eixwu,.i�xaa, � pcc«wnEcwe w�.eEwr�o n,-xce..a..s„E awv,wnw.oxxo uonwao...wx w.rr� x E$ S d .... �.wiwwwaoraa50.712G PEDE RAMP cearo r,�.u,�uvve.xe ,-cv-xx,vnrna uc s,xcnx,ovwff er.ccu ruKruc,rrf csuec SS . umnocwewo.vneaxecouercec.urx,u.ecweusxn uemu�cuvncr.aeewcnw.m tltl ». eai,wvT cnw rvmru uauxv raroa�.x ve,cwoeavi��Emu ae•TVPICAL ROAD SECTION mrem ec«ar�,.oenwce. q I i anmc I c�oraereo ' N�: aueeoaEcrxxa.0 °w �xm e A 4 0 In zD o �W 7 'T�1 " h .� Rwan uxxE��IL .em.a �1 TYPICAL TRENCH SECTION oerve®'T nw c.¢,eu CD-2.0 E r CRY WATER6PRE5SUREIRRIOATICNCONNECTION n SICNPOSTSFaaTFlc Page 8 D. Common Driveway Exhibit J 5 snit ra�I S=n.,c� � t•sa�nss sr.�+cw y � �'��'���� �'S°F YJVtp�Id✓<p( � � 3'90E TRR6 4C�Af:K '�•. . 1RR.y. ikk UrMNPcrrlesl NIUCu = Isis,1�11G1;X - r�anx c A = 1.COMMON DRIVE EXHIBIT � C0440F1 ahi f}HPIr -- xi.a 1 2 • S 6 -J ■ 9 I° 1 12 1 13 1 14 uaflelne xv Page 9 E. Landscape Plan(date: 7/18/23) PLANT SCHEDULE !all2 _ ll -- - LnrvoscaPELECENo� n � - F Z 2 L" a FINAL PLAT OVERALL LANDSCAPE PLAN Page 10 ii I W. USTICK RD. " "' IrtpI,�i I /1PLANTER BED CUTTREES EDGE -y ❑� - (TYPICAL AT IN TURF AREAS) _� Row, D — ®'w 2 SHRUB PLANTING 8 "�'�""•� '4 I 8, S H h _ 2 zo t KEY MAP 0 - - z in �- ...........,..,., ..,......21=..-.� MATCHLINE-SEE SHEET L1.3 l LANDSCAPFI VARFAONE '°���• ,.....,..,�A.,....�.,�. 3 DECIDUOUS TREE PLANTING �.... W. USTICK RD. 8 In 2i w Via. . AW `aj _ � � �o�i = ��`z\.-,- �' ¢,�•GROUNDCOVER PLANTING��q_.- rfl.:r a, ..y �e q a_ o ';" KEY MAP °m MATCHLINE SEE SHEET L1 4 LANDSCAPE PLAN AREA TWO a,.,.....a_....,,,...............a,..,.... .,.,..,,.m.,... 2 CONIFEROUS TREE PLANTING gym... Page 11 MATCHLINE-SEE SHEET LI I _ 8 8 ' _T .� WBOULUER INSTALLATION =--- 8� c 8� as ji \ 1 I.I.I 2 0 O \ \ p AREA = � l Q THREE � l S2 o KEY MAP c - - - wy � \ CPEh50N LANDSCAPE PLAN-AREA THREE _MATCHLINE-SEE SHEET L12 ®' lei El �> f — 1 -- _ %® .21 aoft% x8 i _ x �r I� � - � ��� � ��, (�VINYL FENCE PANEL •�•ods..n I� •�- 1 tn � KEY MAP- oa w� LANDSCAPE PLAN-AREA FOUR 3 WROUGHT IRON FENCE.�.,•,..�..�._.....� .�.va Page 12 PLANT SCHEDULE PLA14T SCHEDULE E.Q.- ARE-- 40 gig .1 MW Z yQ 2w Page 13 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-2021-0071 (Preliminary Plat) and Development Agreement Inst. #2022- 041093). 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 March 8,2024), 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 HMH Engineering, stamped on 04/18/23 by Ronald M. Hodge, shall be revised prior to signature on the final plat by the City Engineer, as follows: Plat Notes: a. Note#8: "Direct lot access to W. Ustick Road and N. Linder Road is prohibited except for the access points approved by the Ada County Highway District and the City of Meridian and as shown on the approved site plan. A copy of the recorded cross access agreement is required OR a noted added to the final plat. b. Note#9: ". . . It contains a common driveway and landscaping that will be maintained . . c. Note#11: Include the recorded instrument number of the license agreement with NMID. Easement Notes: d. Note#3: ". . . Lots 1 and 5,Block 1 is are a-permanent landscape buffers depicted along W.Ustick Rd. . . ." e. Note#4: Include the recorded instrument number of the City of Meridian sewer and water easements. f. Graphically depict the storm drainage easements referenced in Easement Note#5. g. Note#6: "are private roads within easements a common lot(i.e. Lot 4,Block 1)to be owned and maintained by the Lennon Pointe Homeowner's Association and impaets n 19, 19 ,-ad 20 of'Bleek 1. you may include the specific lots that are accessed via the private streets. h. Delete Note#7 pertaining to Lot 4,Block 1 (the previous note includes this information as amended). i. Note#8: "Lots 1,-&4, 5 &6 of Block 1 are subject to a 60-foot wide easement for the Creason Lateral . . ." j. Note#9: Include the recorded instrument number of the City of Meridian pathway easement. k. Note#10: Include the recorded instrument number of the Kellogg Drain easement. Revise lot numbers consistent with revised plat. Page 14 1. Depict raised curbing or similar within the Linder Road access adjacent to ACHD right- of-way to discourage any left-in or left-out traffic patterns per the development agreement; coordinate with ACHD as necessary. 5. The landscape plan shown in Section V.E,prepared by Rodney Evans+Partners, stamped on 06/13/23 by Leslie Prendiville, shall be revised prior to signature on the final plat by the City Engineer, as follows: a. Depict landscaping within street buffers per the standards listed in UDC 11-3B-7C.3, except for the areas encompassed by the Kellogg Drain and Creason Lateral easements in which required trees shall be located outside of the easement areas as approved with alternative compliance. A variety of shrubs, lawn or other vegetative groundcover shall be provided within the buffer as allowed by NMID within the easement area. b. Depict landscaping along the multi-use pathway per the standards listed in UDC I1-3B- 12C, except for the areas encompassed by the Kellogg Drain and Creason Lateral easements in which required trees shall be located outside of the easement areas as approved with alternative compliance. Landscape strips shall be planted with a mix of shrubs, lawn and other vegetative groundcover as allowed by NMID within the easement area. c. Include a calculations table the demonstrates compliance with the street buffer and pathway landscape standards listed in UDC 11-3B-7C.3b and 11-3B-12C,respectively; include required vs.provided number of trees.Alternative Compliance to the tree requirements in UDC 11-3B-7C.3b and 11-3B-12C was approved with this application to allow the required number of trees to be placed outside of the easement areas—these trees should be included in the calculations table as alternative compliance trees. d. All pedestrian crossings within the private street and drive aisle portions of the site shall be constructed with brick,pavers, stamped concrete, or equal to clearly delineate pedestrian facilities per the development agreement; depict crossings accordingly. e. Depict raised curbing or similar within the Linder Road access adjacent to ACHD right- of-way to discourage any left-in or left-out traffic patterns per the development agreement; coordinate with ACHD as necessary. f. Revise plan consistent with the revised final plat. 6. No structures shall encroach within the Kellogg Drain easement unless an encroachment/license agreement is approved by NMID to allow the encroachment. A copy of said encroachment agreement shall be submitted with the final plat for City Engineer signature. 7. The north/south portion of the driveway connecting to Linder Road and adjacent to the west boundary of Lots 7-11,Block 1 is approved as a driveway and not part of the private street network. Remove this area from common lot 4. If cross-access is proposed between the commercial lot(Lot 3,Block 1) and the 5-unit townhomes(Lots 7-11,Block 1),the Applicant shall submit a recorded cross-access agreement to the Planning Division at the time of final plat signature to ensure perpetual cross-access between the private street in the residential portion of the project and the commercial drive aisle,per the Development Agreement. 8. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-2A-7 for the R-15 zoning district and UDC Table 11-2B-3 for the C-C zoning district. Page 15 9. The Applicant shall complete the tasks listed in UDC 11-3F-3B in order to obtain final approval of the private streets within the development. The private streets are required to be depicted in a common lot on the final plat and approval of the private streets names has been granted by the Ada County Street Name Committee. The remaining tasks to be completed are as follows: 1)contact the transportation authority(ACHD)to install an approved street name sign that complies with the regulations of the Ada County uniform street name ordinance; and 2)provide documentation of a binding contract that establishes the party or parties responsible for the repair and maintenance of the private street, including regulations for the funding thereof. Documentation verifying completion of these tasks shall be submitted to the Planning Division prior to any building permits being issued for structures using a private street for access to a public street. 10. Private streets shall be constructed in accord with the design and construction standards listed in UDC 11-3F-4. 11. The common driveway on Lot 13,Block 2 shall be constructed in accord with the standards listed in UDC 11-6C.3D and with the exhibit in Section VII.D. 12. 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 surface capable of supporting fire vehicles and equipment per UDC 11-6C-3D.8; or,the easement may be depicted on the final plat and easement note#6 modified to include this information. 13. Prior to City Engineer signature on the final plat, a public access easement shall be submitted to the Planning Division for the multi-use pathway along the southern boundary of the site for approval by City Council and subsequent recordation. 14. 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 https://weblink.meridiancity.orglWebLinkIDocView.asyx?id=301891&dbid=0&repo=MeridianC hty C. MERIDIAN FIRE DEPARTMENT hgps://weblink.meridiancity.org/WebLink/Doc View.asp x?id=301296&dbid=0&repo=MeridianC hty D. PARKS DEPARTMENT https://weblink.meridiancity.org/WebLink/Doc View.asp x?id=301300&dbid=0&repo=MeridianC Lty E. IDAHO DEPARTMENT OF ENVIRONMENTAL QUALITY https://weblink.meridiancity.org WWebLinkIDocView.aspx?id=301386&dbid=0&repo=MeridianC ky VII. FINDINGS A. Alternative Compliance: In order to grant approval for alternative compliance to allow Private Streets directly off an arterial, the director shall determine the following findings: Page 16 1. Strict adherence or application of the requirements is not feasible; OR The Director finds that strict adherence to the landscape standards listed in UDC 11-3B- 7C.3b, which requires a minimum of one (1) tree per 35 linear feet within the street buffer along N. Linder Rd.; and UDC 11-3B-12C.2, which requires a minimum of one(1) tree per 100 linear feet of pathway, isn't feasible due to the locations of the Kellogg Drain and Creason Lateral and associated easements across the southwest portion of this site in which trees are prohibited. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the alternative means of compliance consisting of the required number of trees planted outside of the easement areas along with the placement of the access driveway to Linder Rd. and the separation of the townhome units from Linder offer an equal means of meeting the intent of the requirement. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of the surrounding properties. The Director finds that the proposed alternative means will not be detrimental to the public welfare or impair the intended use%haracter of the surrounding properties. Page 17