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HomeMy WebLinkAboutCC - Department Report for 7-28 STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT A H O HEARING 7/28/2026 DATE: TO: Mayor&City Council FROM: Sonya Allen,Associate Planner 208-884-5533 SUBJECT: Driftwood Townhomes FP-2026-0018 LOCATION: Generally located north of W.Ustick Rd. on the west side of N. Venable Ave., in the SW 1/4 of Section 36,TAN.,R.1W. (Parcel#R1931270100) Q4O3 G7Lfl29Ci8 G7��57] ©mmacb Jl2�kGn 4n%if77� ©1 433'S9.53' I. PROJECT DESCRIPTION, Final plat consisting of 61 buildable lots and two(2) common/other lots on 4.81 acres of land in the TN-R zoning district for Driftwood Townhomes subdivision,by Brighton Development. This is a re- subdivision of Lot 1,Block 1, Driftwood Subdivision. II. APPLICANT INFORMATION A. Applicant Jeremy Wright,Brighton Development—2929 W Navigator Dr. Ste 400,Meridian, ID 83642 B. Owner: Travis Barney,Alturas Ustick,LLC—500 E. Shore Drive#120,Eagle,ID 83616 C. Representative: Same as Applicant III. STAFF ANALYSIS For the proposed final plat to be deemed in substantial compliance with the approved preliminary plat as set forth in UDC 11-6B-3C.2,the number of buildable lots cannot increase,and the amount of common area cannot decrease. Because there is no change to the number of buildable lots and no decrease in common open space, Staff deems the proposed final plat to be in substantial compliance with the approved preliminary plat(H-2025-0051), as required. The proposed final plat is also consistent with the provisions in the development agreement. Page 1 IV. DECISION Staff recommends approval of the proposed final plat with the conditions noted in Section VI of this report. V. EXHIBITS A. Preliminary Plat(dated: 12/9/25) CHV,'l NVIGNA,', MVNIM111 NOISIAKIPAS CICCAhLl� 99%-UK-009-6 iV3N11E)1G7V3'E)N1OE)1C]3HOAS rc-T Jj-q fl4t 2w t " (D (D �=------------ .6 Fi 1 lip ER 2 0--J 10, A.M" .1D Al 52i 2 qz po pi C'N iq Page 3 B. Final Plat(dated: 5/26/26) � k � �Af $ 4 � � • 5 s e� �: }` a ���- s� ! �€� k = '��g¥s g`s � � a � 3 � o a � d� s � � � r�p $ s� �� � T�o 4 ■ �J i k i S F k 3 's �-�' I I o E 2 ❑ ■ aerw�u�.a■.•n' x ini.eiwr wwua� �I�k^ s I: b 6• m,o � a �w ER F�F o ® ® ®$tw ® ® ® of mall Eo o 03 V. 3 J� 3 __—►�_� Q Q � a ;��2 o y W o 2 Y 'ul e+w+9ti18'M O s r #A'i86lti■9.10.�M1 wnr iT W�g7 OH4101 `NVIaIb3W Z 133HS ,� a nj NOISIAIGOnS S3WOHNM01 OOOCIIH 1Vld IVNI3 U sNolsvaa 'JANN3311tl�H31q 564E-1bE-008-L 1V 3NIl`JIO TWD'`JNI`J`JIO M:10339 tn p S j e z I " gel ae1 Q I s EI I _ p yy I s _ € 9, L I oe • • n 3 54 __ I enrol i• a i e vwe� I w.aaw.00a �� �f� 7� Page 5 ao OHV(11 'NVIGI2lW £ BINS N CV NOISIAICOnS SIMOHNN01 OOONLIda 1Vld H'dNII ti°tea U SNUISI+e 'JNf➢l33N1�N3Jf7 9e9L-LbE-OMB ltl 3NIl°JIO TWO'9NIOGIC➢RHOAR9 a a ��➢t]� ii� ¢�¢��E11+ � $(�¢ � 3$ ���$ j � � 11 �l�I�EE�€ �� t §9939 �� +' J 33➢ � ��s�� � � j �' J i I€i�i � 6 ig�� }1�` GS � 7,7 i ➢ � g €�� ' pp} 1 F a y e s a a r a €p€ € G¢ a aE ➢ E 1 P��� �� i 9 jig q 1€3 I i i a U)0 ➢[ Ali ilt ��a }8 + ' , ;�� ag� 3 U)0 �aaaiae big aa s= � - : i oa � i a ° E€er, [[ 1 ➢aaiv��a'r�sa®aaa:a a����a �� ➢ �i� �+ f➢�➢�� � ��;��� � 8�i� � � v r a�a a a'-a t a �a&��a$Iniilis!ee.�' t�Isla � a � l i GIs alb# af9 ai:9AA iPA�tl4t%lilt .6 9cn�� `paa�e ^M!3`s��3 v� �- �stastssat$"s$E$$JBGG$ 0 9 I �• ip--_� r-----__,�_ -mil __�'_� E�! sI L _ l'9 Q.nro.� � I= t .�•� t III t «..O �a'E m ., ., ..o.w.•aw : �I� �x II t _ c ..w.a..m a a.�w t O I•o aaruwew i � O r a O uw«nwnoe s•-w�I .�rO e.-w II,d� sag ° 3„ CT)OHVOI `NVIOb3W 133H5 �, '. a C j NOISIWIO8f1S 53WOHNMOI 1Vlrl IVNIH U sNolsvaa DNR133NI9N3N7 SM-Zt,"M-I ltl 3NIl`Jl4 llb'0'9NI99Id 3Pl0=139 --------------------------------- I pp 1 I I� a ® ' ® a i hw�a 1 � � .uww.uwmo 1 a ' r r--- ----------- ' � w a � �•��x �m.0 c O �_L � ,� I a 1 .� L__ ��wcea.,w.00x --------------- 0 0 {{ /� , O S O' Q p Q i I x R pg I I�� I I uz e.m aw aw. uw I 1 e w.ea.w {P�, r-ov wwrxvms 1 L_F____________J nr.vunavo q ��� ! 9 Page 7 OHVOI `NVIGINJA 5 AIHS N NOISIAIaanS SIMOHNM01 000AL Ida ITd IVNIH 4�a U SNQISv H �ma33m�irixa SBSL-ZbE-DC(K IV 3NI10IO llV`J'`JNI*9IO M10=139 �yxg '�a?$ w'wwa.wmow J o P' I I ® I ' I 5 Ljo Ll q ® o a o• -- i i C. Private Street Cross-Sections « 1 t1 : »« � ® @ < nI 2 : /2l3T: : »/ EE O » w___;'ONlmCl__ � Ad (` ) 33S / , \ , « / / . \ ` t k� t - [� { : ) _ 2I § ( IL /� � E «d ; — \ K Page 9 31 m I I I '1 3 ON183 AON3 O S8Sl-Z4E-6d8-1 IV 3NIlEJId TWD'9NV)01d 3i10�39 »yy�y I I a � ff L _ F msw i L33Hs swL 33s 133H5 SIH1 335 L .t O 1 9 I J — _ a a F ao y1 c� � I L I I w tR W7Wo x y r V u V N \ I rl Q € L- — ar1 211113 m-ZV ee.a_mom a' ,RH_S :> ` ! § e �§ < q$ a N / ( » , � � � § r \ � �O /\ \ } $• }\ � \ ...+\ '� � ~ ~ . §) �.... .x f � ; � �: ■ ! ; . . �( t � �. \ . . . \. . . \p. . . . . . Page 11 D. Landscape Plan&Fencing Plan(dated: 5/29/2026) *- NVA 3dM UNV1 SNVld 1N3W3A011dW13dV'1SUNVI €�a}1 c (11 NVIQIN3W 53 WOHNMO14OONUAIN4 :@ :.. �Eysy }-}G? 1£n aaf s Nz kx g�3�F��� 132m�m..:'�1e. w � W 9M V. ® O pi IrrWy I� I € 3 � � 4€ ] nz 92 3=gwaa 33 p a�6a gg$b tlR�B ¢yam.:sue } I ppp CC aa y lee W yaWag 5= S 12H ® am_2 :]de_r § ` _oA&O OONUA- HIM } \ } \ � - © . -- -© -- -- -- -- _ . ., . - - . J ---------1 -- . . . y. . , . > + 'Al )f | - �a A * , « , | - - [ l £G _ | ^ } § * § ~ ) r | - : , —> : ~ » , , ON, ! , i - 1, 4 © s } , a , , � , , �,¥:■ .. :s . . , . ... ` . §,� 9 Page 13 E. Emergency Access Exhibit 0 oHval w'Ndlala3 NOlslnla8ns IGI M a[ ilUHX3 SSIJJV 3NIH W �aa�xi�u3ip MI-Zft OWI IV Wien l7Y3'vNivviO BNOA38 A • -_' ,Iry i I II �-- I . II' - - I 1 - I -- , F ll I — I ` t O ® r jA �+I i• II 3nv isxone'x Gi�»oivnne a" a aL.33—s . III I �� T .itlE3Ef 3tfEf 3iE 3t V � 'I I 0 0 0 8 (D C) VI. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division 1. Applicant shall comply with all previous conditions of approval associated with this development [H-2025-0051,Development Agreement Inst. #2026-024282 and A-2025-0152 (private streets)]. 2. The applicant shall obtain the City Engineer's signature on the final plat and obtain final approval of the private street application within two(2)years of the City Council's approval of the preliminary plat(i.e.by March 24,2028) as set forth in 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,the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. The final plat shown in Section V.B prepared by CK Engineering, stamped on 5/26/2026 by Michael S. Byrns, shall be revised as follows: a. Note#4: Include the recorded instrument number for utility easements and vacations thereof. b. Note#5: Modify note to grant ingress/egress to all lots from the private streets and alleys on Lots 1 and 66,Block 1. c. Note#6: Include the recorded instrument number of the City of Meridian Sanitary Sewer and Water Main Easement. d. Note#11: Include information on what easement is referred to for termination. e. Revise street names per the Ada County Street Name Review letter. A copy of the revised plat shall be submitted with the Final Plat Mylar Signature application. 5. The landscape plan shown in Section V.C,prepared by KM Engineering, dated 5/29/26, shall be revised as follows: a. A 5' wide landscape strip shall be provided along the north side of the pathway along the front of Lots 43-48 (depicted on the plat as Lots 44-49)with landscaping in accord with the standards listed in UDC 11-313-12C; or, submit an application for alternative compliance to the standard(see UDC 11-513-5 for more information). b. Depict the location of the dog waste station. A copy of the revised landscape plan shall be submitted with the Final Plat Mylar Signature application. 6. On-street parking is only allowed on one(1)side of the 27'wide private streets. The other side shall be signed"No Parking". 7. No parking shall be allowed on either side of the street within 50' of the alley entrance as measured from the centerline of the alley;the curbs shall be painted red or"No Parking"signs erected in these areas. 8. A copy of the existing Declaration of Access Easement and Private Drive Access Easement Agreement for Lot 2, Block 1, Driftwood Subdivision referenced in plat note #5 on the Driftwood Subdivision plat shall be submitted that grants access to the proposed development from the private street. In the absence of such access easement, a new recorded easement agreement shall be recorded and a copy submitted with the final plat signature application. Page 15 9. 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 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 impnvements related to public 111'e, 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 1 1-5C-3B. 4. Upon installation of the landscaping and prier to inspection by Planning Department staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-38-14A. 5. A letter of credit or cash surety in the amount of 11 b% wi11 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 afcredit, cash deposit or frond. Applicant mutt file an application for surety, which can be found on the Community Development Department website. Please contact Laud Tewlopment Scrvice fur mare information at 897-221 1. 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 887-221 1. S. In the event that an applicant anchor 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 Narks development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plant 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 that may be required by the Army Corps of Engineers. 12. Developer shall coordinate mai Ibex locations with the Meridian Post Office. 13. A11 grading of the site shall be performed in conformance with MCC 11-1-4B. 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 andfor 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. IT 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. l S, Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street Lighting (http:ilwww.rneridiancity.org/public_ orks.aspx?id=272). All street lights shall be installed at developer's expense. Finat 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 ISPC. Contact the City of Meridian Transportation and Utility Coordinator at F98-5500 for information on the locations of existing street lighting_ 19. The applicant shall provide easements)for a21 public water/sewer mains outside of public right of way (include all water services and hydrants). The casement 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 81IT' x l I" map with hearing., and distances (marked EXHTBIT 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 sigriature 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 Mules administered by the Idaho Department of Water Resources (IDWR). The Developer, Owner, or project Engineer, shall provide a statement addressing Page 17 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. If wells are to be abandoned, the project owner or their representative must contact the 1DWR Groundwater Protection Section (Aaron Skinner. Hydrogeologist 208-2874972) BEFORE any work is done to decommission an existing well {even if it is believed that the well is less than 19 fl deep). Proof of communication with IDWR must be submitted to the City prior to any work being done to decommission the well. Failure to communicate with IDR may result in additional work and expense to decommission the well. 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. 21 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6.). 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 imgation 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 1 1-3A-6. In performing such work, the applicant shall comply with Idaho Cade 42-1207 and any other applicable law or regulation. C. Department of Environmental Quality(DEQ) https:llweblink.meridiancity.orglWebLinkIDocView.gypx?id=450785&dbid=0&repo=MeridianC