Loading...
HomeMy WebLinkAboutStaff Report CCSTAFF REPORT Hearing Date: TO: FROM: SUBJECT: February 18, 2014 Mayor and City Council Bill Parsons, Associate City Planner 208-884-5533 E IDIAN~-- 1DAH0 Bruce Freckleton, Development Services Manager 208-887-2211 FP-14-002 -Three Corners Subdivision No. 2 I. APPLICATION SUMMARY The applicant has applied for approval of a final plat consisting of twenty-eight (28) residential lots and four (4) common lots on approximately 15.24 acres of land in the R-4 zoning district. In conjunction with the final plat approval, the applicant is seeking Council's approval to overturn the Street Naming Committees recommended street names (N. Chopin Avenue, E. Lockhart Street, E. Tallinn Court and N. Schubert Avenue) in favor of the following streets names: 1. E. Townline Way; 2. N. Sweet Valley Avenue and; 3. E. Golden Oak Court Staff has discussed the requested street name change with the City's Addressing Specialist, Police and Fire Departments and neither division has an objection to the requested street names. Under the Unified Development Code (UDC 11-6C-3B3h), the City council has the authority to approve the proposed street names. Prior to City Engineer's signature on the final plat, the applicant is responsible for obtaining the final approval letter from the Street Naming Committee approving the street names for the proposed subdivision. II. STAFF RECOMMENDATION Staff recommends approval of the proposed final plat subject to the conditions noted in Sections VI and VII below. These conditions shall be considered in full, unless expressly modified or deleted by motion of the City Council. III. PROPOSED MOTION Approval I move to approve File Number FP-14-002 as presented in the staff report for the hearing date of February 18, 2014, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number FP-14-002 as presented during the hearing on February 18, 2014, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number FP-14-002 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS Three Corners No. 2 - FP-14-002 PAGE 1 A. Site Address/Location: The site is located near the southeast corner of E. Chinden Boulevard and N. Locust Grove Road in the northwest'/4 of Section 29, Township 4 North, Range 1 East. B. Applicant/Owner: David and Luane Dean 1890 E. Dunwoody Court Meridian, Idaho 83642 C. Representative: Kent Brown, Kent Brown Planning 3161 E. Springwood Drive Meridian, Idaho 83642 V. STAFF ANALYSIS The proposed final plat consists of twenty-eight (28) residential lots and four (4) common lots on approximately 15.24 acres of land. The average lot size is 13,940 square feet. The gross density of the development is 1.83 dwelling units per acre with a net density of 2.23 dwelling units per acre. Open space proposed for this phase consists of center medians, inter-connected pathways, 6-foot wide parkways and passive open space. Overall open space with this phase is 2.66 acres which totals approximately 17.4%. The open space proposed with this phase is consistent with the overall project open space. Because the number of buildable lots is the same and the amount of common open space is the same, staff finds the proposed plat to be in substantial compliance with the approved preliminary plat as required by UDC 11-6B-3 C.2. VI. SITE SPECIFIC CONDITIONS 1. Applicant shall meet all terms of the approved rezone, preliminary plat (RZ-13-010 and PP-13- 025) and recorded development agreements (Instrument No.(s) 108022887 and 114004225) for this subdivision. The applicant has until November 19, 2015, to obtain City Engineer's signature on the final plat or apply for a time extension in accord with UDC 11-6B-7. 3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. Revise the notes on the face of the plat prepared by Rock Solid Civil, dated 01/17/14, by Carl Porter, prior to signature on the final plat by the City Engineer, as follows: • Add a note the references the recorded development agreements (Instrument #106187188 and 113062495). • Revise Note # 10 as follows: Remove ... or as specifically approved by PUD-1200010. • Notes # land 9 add instrument numbers. The applicant shall comply with the submitted landscape plan prepared by Breckon Land Design Inc., dated January 14, 2014, with the following changes: • Install the proposed landscape improvements within Lot 1, Block 4, and Lot 1, Block 5 as proposed. Three Corners No. 2 - FP-14-002 PAGE 2 • The perimeter fencing along the boundary of Lot 1, Block 4, and Lot 1, Block 5 shall be 4- foot solid vinyl or 6-foot open vision fencing as set forth in UDC 11-3A-7A7b. Submit a detail fence plan in compliance with this requirement. • Provide a detail of the sitting area required adjacent to E. Three Corners Drive on Lot 1, Block 4. • The landscape plan shall be updated to include the plant materials for Lot 1, Block 2 and Lot 1, Block 3. These common lots shall be installed in accord with UDC 11-3B-7C. • All common open space and site amenities shall be maintained by a homeowner's association as set forth in UDC 11-3G-3F1. • Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. Include the tree mitigation plan on the revised plan. • The pond proposed within Lot 1, Block 4 must comply with the standards set forth in UDC 11-3G-3G-3B.8. Provide three (3) full size copies of landscape plan with the aforementioned changes prior to obtaining City Engineer's signature on the final plat. 6. 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, Kimberly Cutler, at 887-1620 for more information. 7. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the applicant of responsibility for compliance. 8. Prior to the issuance of any new building permits, the property shall be subdivided in accordance with the UDC. 9. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7. Temporary construction fencing to contain debris shall be installed at the subdivision boundary prior to release of building permits for this subdivision. 10. The applicant shall submit a final approval letter from the Street Naming Committee approving the street names for the proposed subdivision. 11. All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. 12. The applicant shall provide a looped water system to the main in Locust Grove, in the vicinity of the southwest corner of the development per the preliminary plat conditions of approval. 13. The water main in E. Three Corners Drive, E. Towline Way, and N. Sweet Valley Avenue shall be upsized to a 12-inch diameter main. VII. GENERAL REQUIREMENTS 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. Three Corners No. 2 - FP-14-002 PAGE 3 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. Street signs are to be in place, sanitary sewer and water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District (ACRD) and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 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 11-3B-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. 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. Please contact Land Development Service for more information at 887-2211. 8. All development improvements, including but not limited to sewer, water, fencing, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11-SC-1. 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 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 11-12-3H. 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 ACRD. The design engineer shall provide certification that the facilities have been installed in Three Corners No. 2 - FP-14-002 PAGE 4 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. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. 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. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. 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, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" 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. 20. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 21. Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 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 Central District Health for abandonment procedures and inspections (208)375-5211. 23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). 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, asingle-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. VIII. EXHIBITS A. Vicinity Map B. Approved Three Corners Subdivision (PP-13-025) C. Proposed Final Plat (dated: 01/17/14) D. Proposed Landscape Plan (dated: 01/14/14) Three Corners No. 2 - FP-14-002 PAGE 5 Exhibit A -Vicinity Map Vicinity Map Legend ~ o Area of Impact Chinden Print Date: 2!672014 0 0.175 0.35 Miles The inlom~allm stawn on Nrs map rs Wmpiled tram various sources enA ~ subject to constant revisron. The CRy of Alerdian makes no warmnly or guarantee es to the content, accuracy, timeliness. a mmDieteness of eny of the Uota Orovided, and assumes no legal resDansibiity for the mfomtanon tonlmnetl on this maD. (~~E IDIZ IAN~- ~J Three Corners No. 2 - FP-14-002 PAGE 6 Exhibit B -Approved Three Corners Subdivision (PP-13-025) -,'S: x~ t~mweYelurce THREE CORNERS SUBDIVISION N0. 2 A PARC6T, OF IAND I,0(Sf7E9 AV THE NP 1/4 OP OF 7TIR 11111/t SLCIfON 29. A.4Y., R.IE., R.Y., CITY DE bE'RIDUN, AA1 COUNTY, DJWHO 2019 i :. ~, c:. i .-:.. ~, ,,:~. --~ ~-- - - -- .. ' ~ ° I ~' _~y uau' _ ~ .... 1, .W :. ~ i O.-. ~. 6 .. ..... _,_ ~ - -.. ~ { ~ g° •s ~ -,.- ~ _ - _ - -- .-.~a ~: _J-- c''- N ......... _ ......m 9;M~~~ .~~ ..... ' CS~.r.S.~4i'LT. ' &'ldl4Y:'-'-- ' ~ ~ ry®~+,~ s ~ g ®! Three Corners No. 2 - FP-14-002 PAGE 7 Exhibit C -Proposed Final Plat (dated: 01/16/14) o.ow sa .. YB awww CPAr. Mb. tf.~w! lmmisae >IVaet rani. eur ray THREE CORNERS SUBDIVISION N0. 2 A PARCdt OF L1ND LOC19St- iN 7718 !VI !/4 OF OF 7'118 Xir 1/~ SBCRQN $0, T.4N., R.l&. B.K., CITr OF 118)ODIAN, ADA CdUNT7; 9lA110 2014 ~ fGO1I6/![r9~1Ni [ IP~'06' C fs4120 y 1 MIS M'~ ~~ ~ ~ M 10~r'Y M / [ [r[}$ [ 4 1oi t w[s h ~~ i, / i/~~///: i W~ ~~ ~ SEE SNEE7 Y ~ 0 ~ woNSfH' w SEE 5~IF2T S ! i © ~ © 0 a ' s y~pp~ s ~ ~ O O O O © , I' f ~ I ~ ~ _ ..i.HLMS! a~_ _ k ~ 1 ~ [LOGR A ~ ~ © ~ C I g •I t SEC SNEE7 i ~ i t c~17 i HY i ~ ~ ~ :~. ~ N ® ~ ® 8 ~ O ~... ~. a:n,. - -- - -- -- rwsa- - -- - - - 30 !9 wcae ~'~ x~ ,~., awe a~ a.~r ~,... ~ ~ a. '~ Vtlf. P a*a~nw~.w Mi ~e N fb~~ ~sa~ w MM~ f ~~r p~ ~~y~~~fr~u ta~wY~e~r~n ~[ rwlerc ~u~ea r S PM/n Mlw~~~ rO~~Iww.1 Y fwi~wrf~ ~ LYt wpNYCP1~ Y± ~~~~wn1 *~.~ti.a~w~w~~~~r~cfY"iW~~/sOR wiM~w a..a afKVi ssaalR aiLLwap~ w ~ H I(aMarORS~Ra .~{~tilOR~tie~ As wsalrv MwYt f~EO~ = fw' w ~ ~ ~w~-r-ww uo Swa[MIV KYI[iwKU~lff ' _ ._ i~~ ~n~ f~l tlYfW w~~~i f. Tw~affNiA~wf~sawn fflf faunal acrm a _~ ---p... ~ $~ b f~~af(ss~aa~sn EM~ M i1Y14 Rai s~VR~q~ewunu 0.{IK~ u~tl rM MNMa~o awarrsinwsw WaaPOaf6 Iaw1Yaua s ~010'PI~lxu f w OenNas OM K fltlv afr awwa sslll~ s b ffO'Rit~ ~rtw Ou s IIO-4i4a ~~ O.lawl ui N f lM MME` e~R4&.wRo""3"+~~~a. etc"" .Nfo i~:e~ •wI Three Corners No. 2 - FP-14-002 PAGE 8 Exhibit D. -Proposed Landscape Plan (dated: 01/17/14) ~ ~i ~= ~ ~~~=,- -- - ~ ~~ sra,:s~ ~--~- ~ ~~ ~•. dl.'J~ ._e.».~< - ,...-...,,.~e... U1lIDiGAPE sl~Sa.:,4,.~.., sz~ra~,.U,: m ,~'~; ..»m L _ ~" `' - ~; BLOCK 7 ~ I', \L ~.. ~.. ,, .. , ~:: Uzi. X 1 ..__, _-_.~ BLOCK (~ ~ _.__. .~.~w ~ Ltd E A:C~ A ~~ _ ~'L"3 S. !`~°.~~ o~ ~ -- tji~~#~iiH °-,:. .~~.~.~ w -~=moo.:: aY ~~~° - ~~~~:. a-~~~.-: ,~.~,~~- ~~ m ...,~- ;~- _ _.._ %u ~.~ -~.. w.u...~-~-- - - ~, ~- (,.. ~ e ._~. ~. .. BLOCK 1 ~ ~ ~ ~ ~~ `, i' ~F! Three Corners No. 2 - FP-14-002 PAGE 9