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Staff Report CCSTAFF REPORT Hearing Date: TO: FROM: SUBJECT: January 20, 2015 Mayor and City Council Bill Parsons, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 FP -14-044 — Irvine No. 2 E I I !bN* - 10AHO I. APPLICATION SUMMARY The applicant, Trilogy Idaho, has applied for approval of a final plat consisting of forty (40) residential lots and six (6) common lots on approximately 12.41 acres of land in the R-8 zoning district. IL STAFF RECOMMENDATION Staff recommends approval of final plat (FP) application subject to the conditions noted 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 -14-044 as presented in the staff report for the hearing date of January 20, 2015, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number FP -14-044 as presented during the hearing on January 20, 2015, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number FP -14-044 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 A. Site Address/Location: The site is located near the southeast corner of W. Chinden Boulevard and N. Ten Mile Road in the northwest'/4 of Section 26, Township 4 North, Range 1 West. B. Applicant: Trilogy Idaho 2358 S. Titanium Place Meridian, Idaho 83642 C. Owner: Corey Barton 1977 E. Overland Road Meridian, Idaho 83642 Irvine No. 2 — FP -14-044 PAGE 1 D. Representative: Kent Brown, KB Planning 3161 E. Springwood Drive Meridian, Idaho 83642 V. STAFF ANALYSIS The proposed final plat consists of forty (40) residential lots and six (6) common lots on approximately 12.41 acres of land in the R-8 zoning district. The average lot size is 6,803 square feet. The gross density of the development is 3.1 dwelling units per acre with a net density of 4.4 dwelling units per acre. Open space proposed for this phase consists of a portion of the Ten Mile Road street buffer, 10 -foot parkways and several passive open space lots equal to or greater than 5,000 square feet. Overall open space with this phase is 2.82 acres which totals approximately 7.3% of the overall open space approved with the preliminary plat. 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 UDC11-6B-3C.2. VI. SITE SPECIFIC CONDITIONS The applicant is to meet all terms of the approved preliminary plat (PP -12-018) for this development. 2. Lot 1, Block 9 shall be restricted to a single story home. 3. The applicant has until June 18, 2016, to obtain City Engineer's signature on the final plat or apply for a time extension in accord with UDC 11-6B-7. 4. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 5. Prior to submittal to the City, the Professional Land Surveyor preparing the plat shall stamp, sign and date each page of the final plat map, including the Certificate of Surveyor. 6. Revise the notes on the face of the plat prepared by Bailey Engineering, Inc., prior to signature on the final plat by the City Engineer, as follows: • Add Lot 6, Block 9 to note #8. • Note #7, 9 and 10: Insert instrument numbers. 7. The applicant shall comply with the submitted landscape plan prepared by South Landscape Architecture, dated 11/28/2012, with the following changes: • Fencing along the north and south boundary of Lot 6, Block 9 and the west and east boundary of Lot 11, Block 8 must be 4 -foot solid or 6 -foot open vision fencing in accord with UDC 11-3A-7. The developer is responsible for installing this fencing with the subdivision improvements. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7. The applicant shall provide vinyl fencing along the perimeter of the development per the Preliminary Plat Findings. • Prior to City Engineer's signature on the final plat, the applicant shall provide details of the tot lot and the covered picnic shelter required on Lot 11, Block 8. If the picnic shelter Irvine No. 2 — FP -14-044 PAGE 2 exceeds 120 square feet and 8 feet in height, the applicant shall obtain CZC and DES approval from the Planning Division prior to applying for a building permit. If the unimproved street right-of-way is ten feet (10') or greater from edge of pavement to edge of sidewalk or property line, and street widening project is not in the Transportation Authority's five-year funded plan, developer shall maintain a 10 -foot wide compacted gravel shoulder meeting the construction standards of the Transportation Authority (ACRD) is required along N. Ten Mile Road. The remaining area must be landscaped with lawn or other vegetative groundcover in accord with UDC 11-313-7C5a. The revised landscape plan shall depict the ultimate right-of-way as anticipated ACHD to ensure the required 35 -foot landscape buffer adjacent to N. Ten Mile Road is being provided in accord with UDC 11 -3B -7C. • The applicant shall detach the 5 -foot wide sidewalk adjacent to the south side of W. Sunny Cove Street and provide a 10 -foot wide parkway within Lot 7, Block 3, Lot 13, Block 4 and Lot 14, Block 5. The street trees (2 in total) that were unable to be planted within Lot 1, Block 5 of Phase 1 are required to be planted within Lot 14, Block 5. Five (5) trees are required for Lot 7, Block 3 and Lot 13, Block 4 and must be planted in the 10 -foot wide parkway per the approved Findings unless encumbered by an ACHD drainage easement. The applicant shall coordinate with the Irrigation District on appropriate tree species for Lot 13, Block 4. The lots shall be landscaped as proposed and in accord with UDC 11 -3B - 7C and UDC 11-3A-17. • All common open space and site amenities shall be maintained by a homeowner's association as set forth in UDC 11 -3G -3F1. Provide two (2)J411 size copies of landscape plan with the aforementioned changes prior to obtaining City Engineer's signature on the final plat. 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. 9. Revise the following street names on the final plat map to be in compliance with the Ada County Street Name Committee's "Final" letter for the street names: • N. Seawind Court shall be revised to be N. Seawind Place. • W. Seadrift Street shall be revised to be W. Everest Street. • N. Noname Avenue shall be revised to be N. Silver Spruce Avenue 10. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the applicant of responsibility for compliance. 11. Prior to the issuance of a building permit, the final plat shall be recorded. 12. Temporary construction fencing to contain debris shall be installed at the subdivision boundary prior to release of building permits for this subdivision. 13. Future homes constructed within the subdivision must comply with the submitted elevations approved with the preliminary plat. The proposed elevations shall be consistent with Section E. Residential Guidelines contained in the Meridian Design Manual. Similar building materials and mix of materials shall be incorporated into all sides of the future homes. Architectural details shall be incorporated into the overall design of the home on the side and rear facades that face a public street and/or common open space. Irvine No. 2 — FP -14-044 PAGE 3 14. A street light plan will be required for this development. In addition to Type 2 lighting on internal subdivision streets, the plan will need to include Type 1 lighting along the frontage of Ten Mile Road. Power for the Type 1 lights will need to be provided by a metered service cabinet. Conduit should be run to the service cabinet at the south east corner of the Ten Mile and Chinden intersection, or a new cabinet may be installed. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridianciiy.orgZpublic works.aspx?id=272. VII. GENERAL REQUIREMENTS 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. 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 (ACHD) 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 11-313-14A. 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. 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. 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 11-5C-1. Irvine No. 2 — FP -14-044 PAGE 4 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 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. 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 prepared by an Idaho Licensed Professional Land Surveyor, 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. All easements must be submitted, reviewed, and approved prior to development plan approval. 20. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. Irvine No. 2 — FP -14-044 PAGE 5 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, 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. VIII. EXHIBITS A. Vicinity Map B. Approved Irvine Subdivision (PP -12-018) C. Proposed Final Plat D. Proposed Landscape Plan Irvine No. 2 — FP -14-044 PAGE 6 Exhibit A — Vicinity Map Vicinity Map 0J5 °3Miies 0 Legend X' The informatim shown on this map is compiled ham -�(` C/ von o sources and is subject to constant revisbn. The City of Meridian makes no warranty or guarantee as to the • Area of Impact T content, accuracy, timeliness, or completeness of any of the ■ data provided, and assumes no higal responsibility for the —� Parcels - Meridian information contained on this map_ a R-15 ""'n, oo' R R-8 C -Nr e ID — W Chinden Blvd 1 - J ® RITT Z -Z W Everest Ln .._ e w Boulder Bar NT& �11111J 77- �p R1 RUT-al—I I CMG C -C Print Date: 1/2/2015 X�V( w ��aSt�aakir` �` 1 V .. p- (✓'Vl E IDIAN* IDAHO Irvine No. 2 — FP -14-044 PAGE 7 Exhibit B — Approved Irvine Subdivision (PP -12-018) n. X� I rn Irvine No. 2 — FP -14-044 PAGE 8 Exhibit C — Proposed Final Plat PUT SHOWING w IRVINE SUBDIVISION NO. 2 W. axmaer mw. su &" xx.+,[.rn/a LOCATED IN THE W 1/2 OF THE NW 1/4 as • OF SECTION 26, T.W. RAW., B.M. sears MERIDIAN, ADA COUNTY. IDAHO j >.g 2014 IAi 1, 1 moo'lo'c u111i S{lfmtl0i ,70.00 * rpp ( R �pgpm '1 g 1�wp 0� of 8 Ta lot �2i Ci t 1 or ~S I >iIDMFi' SL F I ¢/al•7 R. a . 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