HomeMy WebLinkAboutZ - Approved Final Plat STAFF REPORT E COMMUNITY
N --
COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING 11/21/2023
Legend
DATE:
TO: Mayor&City Council ElProject Location
FROM: Linda Ritter,Associate Planner
208-884-5533 y y 1T 11Y
SUBJECT: Aviation Subdivision FP-2023-0013 -
LOCATION: The site is located near the northeast _ --
comer of N. Black Cat Rd. and W. fffm
Franklin Rd. to the north and northeast
of Compass Public Charter School,in the --
SW 1/4 of the SW 1/4 of Section 10, -
Township 3N.,Range 1 W.
I. PROJECT DESCRIPTION
Final Plat consisting of 48 buildable lots(6 single family attached lots, 31 townhomes lots 2 detached
single-family, and 9 multi-family lots) 8 common lots, and 1 other lot on 9.8-acres of land in the R-15
zoning district. The Applicant also requests approval of private streets within the development(i.e.
W. Director Ln.) for access to the proposed multi-family units.
II. APPLICANT INFORMATION
A. Applicant:
Jadon Schneider,Bronze Bow Land—3625 N. Carr Lane, Garden City,ID 83714
B. Owner
Larry Jacobson,Aviation Park LLC, 6956 W. 13700 S, Herriman,UT 84096
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-2021-0096) as required by UDC 11-613-3C.2. The submitted final plat is for the same number
of building lots and common area as approved with the preliminary plat;therefore,the proposed plat
is in substantial compliance with the approved preliminary plat as required.
Page 1
Private Streets
Staff has reviewed the application for private streets within the development as shown on the final
plat. The streets are proposed to be located in common lot in the subdivision and will connect to a
local street;the point of connection of the private street to the public street is subject to approval by
ACHD. The Fire Dept.has approved the request contingent upon both sides of the street being signed
"No Parking Fire Lane."No gates or other obstacles are proposed or approved at the entries of the
private streets. The Director has tentatively approved the request subject to completion of the tasks
listed in UDC 11-3F-3B within one(1)year in accord with the Findings listed in Section VII below.
Alternative Compliance
The applicant has requested alternative compliance to the standards listed in UDC 11-3B-7C.3,which
requires:
`All required landscape buffers along streets shall be designed and planted with a variety of
trees, shrubs, lawn, or other vegetative ground cover. Plant materials in conjunction with site
design shall elicit design principles including rhythm, repetition, balance, and focal elements."
The request is for an alternate compliance for the required street buffer trees within the 20-foot buffer
on the south side of the W. Aviator extension. Baron Properties,the developer to the south of the
Aviator Subdivision project, is proposing to complete the landscaping improvements within the
specified area as part of their own development project. They have submitted a formal letter
committing to fulfilling the landscaping requirements for the southern frontage of W. Aviator Street.
The argument presented in favor of this request is that Baron Properties'commitment to fulfilling this
requirement would eliminate the need for duplicating efforts and could potentially achieve the
intended goal of the regulation equally or even more effectively than the original requirement.
The applicant also requested an alternative compliance to the standards listed in UDC 11-3B-12-C.2
Pathway Landscaping which requires:
"The landscape strips shall be planted with a mix of trees, shrubs, lawn, and/or other vegetative
ground cover. There shall be a minimum of one (1) tree per one hundred(100) linear feet of
pathway. If this calculation results in a fraction offive (S) or greater, round up to an additional
tree; if the calculation results in a fraction less than five (S), round the number down."
The area on the north side of West Topeka Street,within an easement granted to the Nampa&
Meridian Irrigation District(NMID). Historically NMID has not permit trees within their easements.
Due to this restriction,the applicant is making a request to exclude this area from the total required
tree landscaping calculations. Instead,they propose utilizing it as a grassy area,which aligns with
NMID's restrictions and is practical considering the historical context.
IV. DECISION
A. Staff:
Staff recommends approval of the proposed final plat with the conditions of approval in Section
VI of this report. The Director has approved the request for private streets within the development
per the conditions in Section VI.
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V. EXHIBITS
A. Preliminary Plat(date: 12/1/2021)
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PRELIMINARY PLAT
FOR -••
.. ... .�. AVIATION SUBDIVISION
LOCATED IN THE W%OF THE SW,OF SECTION 10 T.3N.,RAW.,B.M., s WL`k7
ADA COUNTY,IDAHO
.mxc,au,wasv DECEMBER 2021
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Page 3
B. Final Plat(date: 9/18/2023)
Plat Showing ,v
A via tion Subdivision
Situated in the West 1/2 of the Southwest 1/4 of Section 10.
Township 3 North, Range 1 East, Boise Meridian,
City of Meridian, Ada County, Idaho.
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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-2021-0096 (Preliminary Plat); H-2020-0111,Aviator Sub. CPAM,MDA,
RZ; DA Inst. #2021-067235).
2. The applicant shall obtain the City Engineer's signature on the final plat within two(2)years
of the date of approval of the preliminary plat(i.e. by April 19,2024),in accord with UDC
11-613-7, in order for the preliminary plat to remain valid; or, a time extension may be
requested.
3. Per City Council,no residential building permits shall be issued for the subject site until a
means of secondary public road access is available to the site and approved by the Planning
Division and Meridian Fire.
4. Prior to submittal for the City Engineer's signature,have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
Page 7
5. The final plat shown in Section V.B,prepared by Idaho Survey Group,LLC, stamped on
09/18/23 by Cody M. McCammon, shall be revised prior to signature on the final plat by the
City Engineer, as follows:
Plat Notes:
a. Note#10: Include the recorded instrument number of the ACHD permanent
easement.
b. Note#12: Include the recorded instrument number of the Purdam Gulch Drain
easement.
c. Note#13: Add a recorded instrument number for the City of Meridian Sanitary
Sewer easement.
d. Note#16: Include the recorded instrument number of the ACHD temporary
easement.
e. Note#17: Include the recorded instrument number of the ACHD bridge/culvert
maintenance easement.
f. Note#18: Include the recorded instrument number of the City of Meridian easement.
6. Prior to the City Engineer signature on the final plat,the applicant shall submit a license
agreement from the Nampa Meridian Irrigation District(NMID)and provide a copy of a
separate easement for the piped ditch.
7. Applicant shall continue working with ACHD on the extension of W. Aviator Street,the
Applicant shall extend W. Aviator to the east property boundary OR construct it to terminate
no greater than 150 feet east of the proposed local street and provide a road trust to ACHD
for the remaining portion of Aviator.
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 those listed in the specific use standards
for multi-family development,UDC 11-4-3-27.
9. Future development shall comply with UDC 11-3A-7 and UDC 11-3A-6 for any future
fencing constructed within the development.
10. The Applicant shall comply with all ACHD conditions of approval.
11. The Applicant shall obtain Administrative Design Review approval for the single-family
attached units and townhome units prior to building permit submittal.
12. The Applicant shall obtain Certificate of Zoning Compliance and Administrative Design
Review approval for the multi-family development prior to building permit submittal.
13. The landscape plan prepared by Paul Norberg, dated 09/12/2023, included in Section V.C,
shall is approved as submitted.
14. The private streets are approved subject to completion of the tasks listed in UDC 11-3F-3
within one year. Documentation of such shall be submitted to the Planning Division in order
to receive final approval.
15. The private streets within the development shall be 26-feet wide and constructed in accord
with the standards listed in UDC 11-3F-4B.2. Gates or other obstacles restricting access are
not approved.
16. Submit documentation from ACHD that they have approved the point of connection of the
private streets to the public streets as required by UDC 11-3F-4A.2 with submittal of the final
plat for City Engineer signature.
Page 8
17. "No Parking Fire Lane" signs shall be erected on both sides of the private streets within the
development per requirement of the Fire Dept. and UDC 11-3F-4B.2d.
18. 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:llweblink.meridianciU.org/WebLink/Browse.aspx?id=310491&dbid=0&repo=MeridianCit
Y
C. IDAHO TRANSPORTATION DEPARTMENT
https:llweblink.meridianciU.ofglWebLinkIDocView.aspx?id=311210&dbid=0&repo=MeridianC
i &cr=1
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