Loading...
Staff Report CCSTAFF REPORT Hearing Date: TO: FROM: January 27, 2015 Mayor and City Council Bill Parsons, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: FP -14-046 —Jump Creek No. 1 I. APPLICATION SUMMARY E IDIAN*,-- 1l7AN4 The applicant, Trilogy Idaho, has applied for approval of a final plat consisting of sixty-three (63) residential lots and eleven (11) common lots on approximately 16.68 acres of land in the R-8 and R-15 zoning districts. This is the first phase of development for Jump Creek Subdivision. II. 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 -14-046 as presented in the staff report for the hearing date of January 27, 2015, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number FP -14-046 as presented during the hearing on January 27, 2015, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number FP -14-046 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 northwest corner of N. Black Cat Road and W. McMillan Road in the southeast'/4 of Section 28, Township 4 North, Range 1 West. B. Applicant: Trilogy Idaho 2358 S. Titanium Place Meridian, Idaho 83642 C. Owner: Heartland Homes 2358 S. Titanium Place Meridian, Idaho 83642 Jump Creek No. 1 — FP -14-046 PAGE 1 D. Representative: Kent Brown, KB Planning 3161 E. Springwood Drive Meridian, Idaho 83642 V. STAFF ANALYSIS The proposed final plat consists of sixty-three (63) residential lots and eleven (11) common lots on approximately 16.68 acres of land in the R-8 and R-15 zoning districts. The minimum property size is 5,200 square feet with an average size of 6,185 square feet. The gross density of the development is 3.8 dwelling units per acre with a net density of 5.8 dwelling units per acre. Open space proposed for this phase consists of a portion of the Black Cat Road street buffer, several passive open space lots equal to or greater than 5,000 square feet and several drainage lots. Overall open space with this phase is 1.82 acres which totals approximately 2.1% 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 UDC 11 -6B -3C.2. VI. SITE SPECIFIC CONDITIONS I The applicant is to meet all terms of the approved annexation (AZ -14-011), preliminary plat (PP - 12 -018) and development agreement (Instrument #2014-105206) for this development. 2. The applicant has until December 19, 2016, 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. 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. 5. 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 a note that references the recorded development agreement (Instrument #2014- 105206). • Note #9 through 13: Insert instrument numbers. • The applicant shall shift N. Oakstone Avenue to the west side of Lot 2, Block 8 per the preliminary plat findings. 6. The applicant shall comply with the submitted landscape plan prepared by South Landscape Architecture, dated 06/17/2014, with the following changes: All fencing shall be installed in accordance with UDC 11-3A-7. Per UDC 11-3A-7A7a, the applicant is responsible for fencing micropaths and internal common lots to distinguish the common areas from the private areas. Where the buildable lots abut internal common lots fencing must either be 4 -foot solid or 6 -foot open vision. Temporary construction fencing to contain debris shall be installed at the subdivision boundary prior to release of building permits for this subdivision. Jump Creek No. 1 — FP -14-046 PAGE 2 • Construct storm water integration facilities that meet the standards as set forth in UDC 1I - 3B -11C: a. Stormwater swales proposed for Lot 4, Block 6, Lot 2, Block 8, Lot 20, Block 3, Lot 18, Block 2 and Lot 3, Block 1 shall be vegetated with grass or other appropriate plant materials and designed to accommodate the required trees in accord with UDC 11-313-7. b. Gravel, rock, sand or cobble stormwater facilities are not permitted unless designed as a dry creek bed or other design feature. c. Slopes shall be equal to or less than 3:1 for maintenance. 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. Black Cat Road. The remaining area must be landscaped with lawn or other vegetative groundcover in accord with UDC 11-3B-7C5a. The revised landscape plan shall depict the ultimate right-of-way as anticipated ACHD to ensure the required 25 -foot landscape buffer adjacent to N. Black Cat Road is being provided in accord with UDC 11 -3B -7C. • Add a 5 -foot wide micropath to Lot 20, Block 3 and connect the pathway to the 5 -foot wide detached sidewalk adjacent to N. Black Cat Road. • 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) full 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. 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: Replace W. Anne Street with an acceptable street name approved by Street Naming Committee. 9. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the applicant of responsibility for compliance. 10. Prior to the issuance of a building permit, the final plat shall be recorded. 11. Future homes constructed within the subdivision must comply with the submitted elevations approved with the recorded development agreement. Lots 2-5 and 21-29, Block 3, and Lot 2, Block 4, shall incorporate a mix of materials, windows and decorative trim, pop -outs, covered porches and two variations in the roof lines to provide articulation and modulation to the side and rear facades that face N. Black Cat Road. 12. All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Jump Creek No. 1 — FP -14-046 PAGE 3 13. The applicant shall maintain surface water delivery to the adjacent properties and participate in the maintenance of the drainage ditches within and near the boundaries of the Jump Creek property in accord with the recorded development agreement. 14. The developer shall comply with the best practice standards approved with the recorded development agreement as follows: • Continue groundwater monitoring of the site through at least next irrigation season to more accurately gage peak levels and confirm current estimates. The soils report and groundwater monitoring are to be referred to and documented in the construction documents as each phase is designed. Particular attention is to be paid to finished lot grades in relation to estimated ground water levels. • Construction drawings with each development phase shall include a master grading plan addressing drainage within each block and the drainage patterns on each lot. The plans shall also include: a. Finished grades for all roads, back of curbs at lots, rear lot line swales, side lot line swales where appropriate; b. Lot existing grade prior to grading operations; c. Lot finished grade to be achieved following grading operations; d. Minimum and Maximum top of foundation wall elevations for each lot; e. Reference to the soils reports and recommendations provided by the soils consultant; f. Reference to the "Recommendations for Homebuilders" memo provided by the soils consultant; and g. The homebuilder to comply with required top of foundation elevations or submit an engineered site grading plan certifying compliance with grading plan. 15. Water service to this development is master planned to come from mains that would need to be constructed from existing mains in Black Cat Road as well as McMillan Road. Due to fire flow requirements the applicant will need to construct a 12 -inch diameter main from the intersection of N Black Cat Road and McMillan Road heading east to the existing 12 -inch diameter main near the Ten Mile & McMillan intersection. A Pressure Reducing Station vault and conduits for power and telemetry cabling will need to be installed between Pressure Zone 1 and 2, in the McMillan Road mainline, before required fire flow will be available. The installation of the pressure reducing appurtenances shall be the responsibility of the Meridian Public Works Department. Applicant shall coordinate the vault and conduit design criteria with the Meridian Public Works Department as part of the development plan review process. This connection will need to be installed with phase one of the applicant's plan, and may be eligible for partial reimbursement. If the 12 -inch water main and PRV are installed by another developer prior to phase one construction, the applicant will not be responsible to participate in construction of the required main extension, however may be responsible for the payment of a proportional reimbursement if such an agreement exists. 16. The timing of the construction of a new municipal well in the Oaks development can take as much as three -years. Because of the complex nature of water delivery in this area, each phase of the development will require modeling analysis prior to receiving approval on the development plans. Results of this modeling may necessitate additional water main connections to ensure fire flow needs are met. A Pressure Reducing Valve will need to be installed between Pressure Zone 1 and 2, in the mainline yet to be installed in McMillan Road, before required fire flow will be available. 17. With the first phase of development the applicant shall construct, at the minimum, a temporary 5 - foot wide asphalt pathway and extruded curb along the west shoulder of N. Black Cat Road from Jump Creek No. 1 — FP -14-046 PAGE 4 the north boundary of Lot 1, Block 4 to the south boundary of W. Malta Drive/Black Cat Road intersection per the recorded development agreement. 19. A street light plan will need to be submitted for review with the civil plans. In addition to type 2 lighting on internal streets, the plan will need to include a type 1 light at the intersection of Black Cat and McMillan Roads along the frontage of Black Cat Road. Street lighting conduit will need to be extended along black Cat to the northern subdivision boundary. 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.meridiancily.org/public 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 -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. 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. Jump Creek No. 1 — FP -14-046 PAGE 5 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. Jump Creek No. 1 — FP -14-046 PAGE 6 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 Jump Creek Subdivision (PP -14-013) C. Proposed Final Plat D. Proposed Landscape Plan Jump Creek No. 1 — FP -14-046 PAGE 7 Exhibit A — Vicinity Map VICINITY MAP JUMP CREEK SUBDIVISION NO. 1 A PORTION OF THE E 1/2 OF THE SE 1/4 OF SECTION 28 T.4N., R.1W., BOISE MERIDIAN MERIDIAN, ADA COUNTY, IDAHO BAINBRIDGE SUBDIVISION NO. 1 PRoracr srra BLACK CAT ESTATES NO. 2 0 a Y VOAKCREEK MCMILLAN RD.a M,t nmilMliw M 1 "-600' Jump Creek No. 1 — FP -14-046 PAGE 8 Exhibit B — Approved Jump Creek Subdivision (PP -14-013) ---------- PRELIMINARY PLAT FOR L-. ----- - 111W CRUK SUDDIVISION 7 K. - — -------- -- ---- 31!F! Y1 CD LJ I a i e 0 1 - - - - I 1A a 1 21 iLQ20 21 AL 0 74 1! t1g, gg .61T VWM�W' iW1=" Ulgincering. Inc. I T-7-17-1 'T rp Jump Creek No. 1 — FP -14-046 PAGE 9 Exhibit C — Proposed Final Plat SHMT 2.Z SHEET 2.3 0 nYE p�nem N ✓Y rim 1S a SHEET 22 SHEET 2.3 PLAT SHO9ANG JUMP CRFF.K St'TDIVISION N0.1 LOCATED IN THE E 1/2 OF THE E 1/2 OF SECTION 29, T.W. R.M. BOISE UERIDIAN, CITY OF MERIDIAN. ADA COUNTY. IDAHO 2015 NOTES 1�Y1 ,....w ..rr.... vrrN Yrtr...m.+r m.•.Y..r. YnY.em .t. ..qt .n.. m..• .. N. I,oI a. .a�io'se.�r., Nw. �q �e � �YPyen��qq.. 4.m�mt�.wMY m Yq l iW9 r Nn.+mt me wa star" br: abwrq. s� .. wa..ta a .cxo s+r...n w s.«m d M�sr.n �t A>+Y� SH�angt b M w irmm M wMnmc. S owe &OSYYm Stmwp Y. . Y.�i1e .rr M rmw rtMy . b. NMrrnml rwyexn NYr GYe Y.ctrm ]e�UC1 rrdY to r.rn .R qm . q...Y...roY .. E,...w. a ...qb.. nYm.�/w'rt+a [MN.. YrN.ttm mt. nr�n..ya�wwe M LrY.. Yn1mv� wq..rnmt �panrca.riw.% n M. �' N Iia p meY.rN b Ye.n .un ro . we Y..r N Ylmi. M Y.e. a NmnCtr.l v. r[-.mq M riPaem. mrYi.wa�a e�Pr.ns M. • m�. ~ =-!t [w+ ,; lar. Y "M Ylw .... mM a Yi �m�it rY'/.r .eRr ..emmx .r.0 �rytbr Y E.I.mY [Yry . wllm S.r Ea...mt . Sq M.t t]. .N.Y Tmq.ry br.ge L.mrn - f.. wn. 11 1Y' .r..v. Y.NMim [moot - 9. ha. M'M[Yi�xA rl • .prY�w rni..r• © LNxM txY � �W . ncYov m r�= &' 7729 e.ar tYtO]11.90- .. i.—.f.._.��rr ,err.es� N eF (r0eyf05 1000 xM�Y.3Y apyx —_ t —loo• r.. orris Jump Creek No. 1 — FP -14-046 PAGE 10 PLAY SHOWNG N JC MP CHL'h'K SUBDIVISION NO.I LOCATED OF .___J_-_____J OF SECTION 2& T /2 E 2 T.W. RAW..BOISE _ _ L_____ 1____ _____1 ____J _____ L ---- l._____ ZS .__ _ acGr J _ - MERIDIAN, CITY OF MERID1014 AN. ADA COUNTY, IDAHO CA it II 1 II I I � II II II II , , I L____,1 L ---- J L v. •WA �' e1 I ,m.a,.. rte, --..:.� a�;,•-- ._.� �_ ,< _� insxrr aim•Mm a�L'-.._Osw_ --�" Lrr_--_- ,my.m.-..-...,J �{ �I� iL`c-e_l _ °N®C'J --- i k _®—LEG=01.4'' 0 m omT.ro...V.rrw- ..�, Nroaaaa°° , or—w in! �'... O 'a I ,I SCALE IN RMT NN1v%il 'I rl V I I \'l I n J L....__ 56 x'JR n POINT OF BEGINNING(_ MO1C IIOt{S AN LIKE ►ARZ ' Jump Creek No. 1 — FP -14-046 PAGE 11 Exhibit A — Proposed Landscape Plan •-P-l414E.E-�wn�.�•wyf -I ---^ v-� -, ----- -,r r- - - - - - - T , L Al i CRX•t ,max-r�.+a-�za•�a.�-- G � I '� I Y I y �, ; � 'l ' - r `-- 1 • �' _ —Wil'•-.- - — 1 iS.a i0� OtSA1i {. p �i/W"'.,Y A'� Y • ms.BWbSII, ai. Z -- - M1NE $T 1 lax W rm O W !Ot h } 1 �,... 1 n hd!MCAPS RAN 10- - E ILL E T . W. ►HILCMENA 6T _ 1 1'il i •. - . cMASE III PHASEN 1 J ..tom r - - Li 4 T --------------------------- -- ------ -. PNASE PHA9E N. h z • a - - - .. -I > Y - -- - ------ -- ---- - - - - - - - - - -- ------ --- -- ` ,le - --------�-- n ©ITO.-.. -� ...... ,.,. w AMA 0R. I W. Avau DR. i _ / --.-.,,.�,..�-�,,.....,. � - tom- -- --------------------�--- � ...._.�.•..�_ � �. v 1 WMAL I.ANMOAh N07N R ALLEVA r = y 1 Rr14 tiER AM VLA�7. :— PKUE IV Au.Ev B ` 'ci ---------------- Jump Creek No. 1 — FP -14-046 PAGE 12 1 1 . PHASE M PHASE I H W. ANNE ST 1 OMI% IAWSCAM MOM 1 W. PHS.OMENA ST '- - , j .as sr .LA er w au0se..s soa+MM 1 _ m eauaisw IMNn. kMWGAM PLAN __--;------------- 1 I W. AVILLA Oft El 11ii j 1 r I I I I ..anAL aANa.aAra Nam I'1 III ' ��►����.���... A . I.. , tOAPHNE IST F / I W DAPHNE ST. O�111�W.POOGO ®f f�iEOM'iM ,!A I Y Ms i7.0 = NOT= " sem . F PHASE H /, LaAWAP[� R _ • 0:1"'1"" �.c:,�.:I:J& � .� r.I TF.�IWSF�a1 �.. WU 1 it i" Jump Creek No. 1 — FP -14-046 PAGE 13