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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 rw DATE: 6 ff TO: Mayor&City Council ®®®® Y h' ®®®® FROM: Sonya Allen,Associate Planner Z U51"Rd W Ustkk Rd Uslick 1 208-884-5533 w vaoo so+re y APPLICANT: Benjamin Semple,Rodney Evans+ PROJECT Partners,LLC I LOCATION 1515 W.USTICK ROAD SUBJECT: Lennon Pointe Subdivision y FP-2026-0014 , 9 LOCATION: 1515 W.Ustick Rd.,in the NW 1/4 of Section 1, T.3N.,R.1W. w; I. PROJECT DESCRIPTION, Final plat consisting of 43 building lots(41 single-family, 1 multi-family and 1 commercial) & 7 common lots on 8.8 acres of land in the R-15 and C-C zoning districts. II. APPLICANT INFORMATION A. Applicant Benjamin Semple,Rodney Evans+Partners,LLC— 1450 W. Bannock St.,Boise,ID 83702 B. Owner: Troy Lane,Lane Development,LLC—PO Box 608,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-2024-0060), as required. 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: 10/25/24) niri N{7lslnl:l�li-1s k a F a ° I �.-9j b m'aJ mpu O I O ' II ��5� / ~ !' C III �A '� •:art. • E nY mac � � 1, -•�. __ — 1-'I -�fi��--_-r-� I `�i I `�ij l I — 7 R 1 s a r T1 y„I AI - L 0 I i s i i .0 0 0 0 ! < i qq { 7 rt fi}; aE�t 5 laaa a B. 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Fencing Exhibit a,..I aa 9 y�i�3 �a� l C i ♦ ,t.r a e9 z o� c� NSW i3�♦>Cry'��� �I i<N�m — �5 a Zvi hum z ww O ow aw LU LU 0 Z_ U Z W LL I I I I I I I LU I I I I I I I I I = I II z I � U 1 W - - - _ - % LL T '(R] 2J3aNll N x � w w ❑ o m a G. Amenity Exhibit 350-1733 PLAYYWq D 350-1733 PLAyWORLD Page 17 VI. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division I. Applicant shall comply with all previous conditions of approval associated with this development [Development Agreement Inst. #2022-041093 (H-2021-0071); H-2024-0060 (PP,PS)]. 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 February 18,2027)as set forth in UDC 11-6B-7 in order for the preliminary plat and private street approval 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 HMH Engineering, stamped on 1/26/2026 by Ronald W. Hodge, shall be revised as follows: Plat Notes: a. Include a note referring to the private road maintenance agreement which includes info on the perpetual ingress/egress easement required by the development agreement. The agreement needs to have an exhibit showing the easement. b. Modify Note#3: "This development is subject to the City of Meridian Development Agreement recorded as Instrument No.2022-041093. c. Modify Note#4: "Direct lot access to W. Ustick Road and N. Linder Road is prohibited except for those access points approved by the Ada County Highway District and City of Meridian as shown on the approved site plan." d. Modify Note#5 to include a requirement for maintenance of a paved surface (for the common driveway) capable of supporting fire vehicles and equipment in accord with UDC 11-6C-3D.8. e. Note#10: Include the recorded instrument number of the multi-use pathway easement (ESMT-2025-0165). f. Note#16: Include the recorded instrument number of the amended easement. Easement Notes: g. Note#1: Include the recorded instrument number of the Maintenance and Use Agreement. Also, specify the cross-access/ingress-egress easement on Lots 3 and 4, Block 1 provides access to all lots in the subdivision. h. Note#7: Include the recorded instrument number of the City of Meridian water and sewer easement. i. Note#9: Delete as there is no note. j. Modify Note#2 to grant an ingress/egress/cross-access easement on Lot 11,Block 1 for all lots in the subdivision to use the private streets. k. Include a note for the cross-access/ingress-egress easement on Lots 2 and 3,Block I granting access to all lots in the subdivision. Plat: 1. Increase the depth of Lots 15-17,Block 2 to accommodate the minimum front setback of 20-feet to the face of garage on these lots. The parking pad shall not encroach on Lot 14, Block 2. in. Graphically depict the public use easement(ESMT-2024-0165) for the multi-use pathway on the site along with a reference to the recorded instrument number of the easement. A copy of the revised plat shall be submitted with the Final Plat Mylar Signature application. 5. The landscape plan shown in Section V.E,prepared by Rodney Evans+Partners, LLC, dated 4/6/26, shall be revised as follows: a. Revise the plan to reflect the revised final plat layout; specifically,Lot 13,Block 1 is now two (2)lots. b. Depict raised curbing(or similar)within Linder Rd. 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,per the development agreement.. c. Clearly depict and label the irrigation district easements for the Kellogg Drain and the Creason Lateral; ensure no trees are placed in these easements. If easements prevent compliance with UDC landscape standards,alternative compliance may be requested to the standard. d. Include details that demonstrate compliance with the Quality of Life amenity standards for the dog park(i.e.bags for dog waste disposal, double entrance gate,benches& fencing to enclose a minimum of 5,000 s.f. and secured open space for an off-leash dog park) and dog waste stations (i.e. installed in the ground fixture with waste disposal bags and trash receptacle)in UDC 11-3G-4C; and with the Recreation Activity Area amenity standards for the tot lot(i.e. commercial grade play equipment scaled& designed for the use and safety of younger children with benches for seating nearby) in UDC 11-3G-41). e. Demonstrate how the arterial street buffers comply with the enhanced buffer requirements listed in UDC 11-3G-3B.3 and 11-313-7C.3f; make revisions as necessary to comply with these standards. f. Stormwater swales shall be landscaped per the standards in UDC 11-313-11C.Note: Gravel,rock, sand, or cobble stormwater facilities are not permitted on the surface of required landscape areas,unless designed as a dry creek bed or other design feature. g. Depict landscaping within the street buffers along Linder and Ustick Roads per the standards listed in UDC 11-313-7C.3e,which require lawn and other grasses requiring regular mowing to comprise no more than 65%of the vegetated coverage of the buffer; all other vegetated coverage shall be mulched and treated as planting area for shrubs or other vegetative cover. h. Revise the calculations table to reflect a minimum of one(1) deciduous shade tree in common open space areas for every 5,000(instead of 8,000) square feet of area in accord with UDC 11-3G-5B.3 to comply with the current standard. i. Depict a dense 25-foot wide landscape buffer to residential uses entirely on the C-C zoned property; or, split between the C-C and R-15 zoned properties,with dense landscaping consisting of a mix of evergreen and deciduous trees, shrubs, lawn,or other vegetative groundcover that allows trees to touch within five(5)years of planting as set forth in UDC 11-3B-9C. Page 19 A copy of the revised landscape plan shall be submitted with the Final Plat Mylar Signature application. 6. All drive aisles/private streets shall be posted as fire lanes with no parking allowed as set forth in UDC 11-3F-4B.2d. In addition, if a curb exists next to the drive aisle, it shall be painted red. Submit photos of the signs and red painted curbing with the Final Play Mylar signature application. 7. Future development shall comply 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. 8. The common driveway exhibit in Section V.D shall be revised to reflect a 20' front setback on the north side of Lots 15-17,Block 2 to accommodate a 20' x 20' parking pad for on those lots. 9. The plaza in the residential portion of the development shall have lighting in conformance with UDC 11-3A-11 and landscaping in accord with UDC 11-3B,per UDC 11-3G-3B.1d. Details that demonstrate compliance shall be submitted with the final plat application. 10. A floodplain development permit shall be required prior to any site work occurring on the property. 11. The maintenance agreement for the private streets shall be amended to include proportionate cost-share for maintenance of the private streets between all lots within the subdivision. 12. All existing structures shall be removed prior to the City Engineer's signature on the final plat for this property. 13. Raised curbing (or similar) shall be constructed within Linder Rd. access adjacent to ACHD right-of-way to discourage any left-in or left-out traffic patterns. This shall be depicted on the civil drawings; coordinate with ACHD as necessary,per the development agreement. 14. Upon completion of the landscape installation, a written Certificate of Completion shall be submitted to the Planning Division verifying all landscape improvements are in substantial compliance with the approved landscape plan as set forth in UDC 11-3B-14. 15. 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. Sewer approved with LD-RSLB-2023-0017 2. There has been some modification to the Water main in the field, however these will be captured with Record Drawings. 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-3H. 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°fo 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. 14. 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 444 Permitting 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 11-14B. 14. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered baclfill,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. Page 21 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. 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 project. 18. Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street Lighting (http:llwww.meridiancity.org/public works.aspx?id=272). All street lights sliall 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 8112" x I I" snap 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 (IDWR). The Developer, Owner, or project 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. If wells are to be abandoned, the project owner or their representative must contact the IDWR Groundwater Protection Section (Aaron Skinner, Hydrogeologist 208-287-4972) BEFORE any work is done to decommission an existing well (even if it is believed that the well is less than 18 ft deep). Proof of cominunication with IDWR must be submitted to the City prior to any work being done to decommission the well. Failure to communicate with IDWR 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 S. Contact the Central District Health Department for abandonment procedures and inspections. 23. 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 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 23