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Staff Report - CCSTAFF REPORT MEETING DATE: March 3, 2015 TO: Mayor and City Council FROM: Sonya Watters, Associate City Planner 208-884-5533 (: � VIE IDIAN�-- 1DAH Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: FP -15-005 — Hill's Century Farm Subdivision No. 2 I. APPLICATION SUMMARY The applicant, Brighton Investments, LLC, has applied for a final plat (FP) consisting of 56 buildable lots and 9 common lots on 19.78 acres of land in an R-8 (medium density residential) zoning district. This is the second phase of development of Hill's Century Farm Subdivision. IL STAFF RECOMMENDATION Staff recommends approval of the Hill's Century Farm Subdivision No. 2 final plat based on the analysis provided below in Section V. III. PROPOSED MOTION Approval I move to approve File Number FP -15-005 as presented in the staff report for the hearing date of March 3, 2015, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number FP -15-005, as presented during the hearing on March 3, 2015, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number FP -15-005 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 subject property is generally located east of S. Eagle Road and south of E. Amity Road at 5340 S. Eagle Road, in a portion of the west ''/z of Section 33, T. 3N., R. IE. B. Applicant: Brighton Investments, LLC 12601 W. Explorer Drive, Ste. 200 Boise, ID 83713 C. Owner: Same as applicant Hill's Century Farm Subdivision No. 2 FP -15-005 PAGE 1 D. Representative: Mike Wardle, Brighton Corporation 12601 W. Explorer Drive, Ste. 200 Boise, ID 83713 V. STAFF ANALYSIS The proposed final plat depicts 56 single-family residential building lots and 9 common lots on 19.78 acres of land in an R-8 zoning district. The gross density of the proposed subdivision is 2.8 dwelling units (d.u.) per acre with a net density of 4.6 d.u. per acre. The minimum property size is 7,200 square feet (s.f.) with an average size of 9,396 s.f. All of the lots proposed in this phase are for single-family detached homes and must comply with the dimensional standards of the R-8 zoning district listed in UDC Table 11-2A-6. Staff has reviewed the proposed plat and found it in compliance with the aforementioned dimensional standards. Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat in accord with the requirements listed in UDC 11 -6B -3C.2. The number of buildable lots and common area is the same. Therefore, staff deems the proposed final plat in substantial compliance with the approved preliminary plat. VI. SITE SPECIFIC CONDITIONS 1. Prior to City Engineer signature on the final plat, the applicant shall remove all existing structures on the site. 2. The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11 -3A -6B. 3. The rear or side of structures on Lots 15-24 and 26-28, Block 4, and Lot 33, Block 3 that face E. Taconic Drive and/or E. Highlander Drive, shall incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines in accord with UDC 11-3A-19 and the Meridian Design Manual. 4. The final plat prepared by KM Engineering, stamped on December 16, 2014 by Aaron L. Ballard shall be revised as follows: a. Due to the potential for conflict of utility locations and required landscaping within the common lots under the current blanket easement scenario, the applicant shall define the locations of public utility, drainage and pressurized irrigation easements to ensure trees are located outside of these easement areas; modify note #5 accordingly, and show easement locations graphically on the plat. b. Note #I I shall be revised as follows: "Lots shall not be reduced in size without prior approval from the health authority and the City of Meridian." c. Note #14 shall be revised as follows: "Direct lot or parcel access to S. Eagle Road, E. Taconic Drive and E. Highlander Drive is prohibited." d. Note # 15: Include lot and block number(s) e. Note #16: Include recorded instrument number. Hill's Century Farm Subdivision No. 2 FP -15-005 PAGE 2 5. The landscape plan prepared by KM Engineering, dated January 28, 2015, shall be revised prior to signature on the final plat by the City Engineer as follows: a. Include a concrete pad at the end of the common drives on Lots 16, 18, 23, and 25, Block 3, no more than 5 feet behind the sidewalk that is of sufficient area to accommodate the receptacles of the residences that take access from the common driveway. Please contact Bob Olson at Republic Services (345-1265) for additional information. b. Where parkway trees are required and there is an ACHD storm drainage easement, trees must be placed on the adjacent lot outside of the easement by the developer/builder; a note shall be placed on the landscape plan and the tree calculations table modified accordingly. c. The 8 -foot wide pathway depicted along the north side of E. Taconic Drive should continue at that width along the north side of E. Highlander Drive for enhanced pedestrian access to the future elementary school and City park site at the northeast corner of the project; currently, it changes to 5 feet at the Taconic/Highlander intersection. d. Fencing abutting the common area on Lot 29 along the rear of Lots 22-24 and 26-28, Block 4 shall be reduced to 4 feet in height if closed vision material is used, in accord with UDC 11 -3A-7A. 7b. If this code requirement changes prior to construction of the fence, the applicant may submit a revised landscape plan in accord with the code requirements in effect at that time. e. Depict a 5 -foot wide landscape strip along the south side of Lots 17 and 24, Block 3, consistent with the common driveway exhibit, in accord with UDC 11 -6C -3D.5. 6. The common driveways proposed on Lots 17 and 24, Block 3 shall be paved with a surface capable of supporting fire vehicles and equipment, per UDC 11-6C-3EA. 7. A street light plan needs to be included in the civil plans application. 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.meridiancity.org/public_works.aspx?id=272. This plan will need to include Type 2 lighting on internal local streets in the subdivision, Type 1 lighting is currently called out on the Landscape Plan. Lighting spacing needs to be reviewed on Taconic Dr. and Highlander Dr. A midblock light should be included on Lachlan St. between Tavistock Ave. and Highlander Dr. to meet light spacing standards. A midblock light should also be included on Tavistock Ave. between La Grange St. and Lachlan St. to meet light spacing standards. Submit a copy of the final street name evaluation letter with the final plat for City Engineer signature. 8. Construction of common driveways shall comply with the standards listed in UDC 11 -6C -3D. 9. A perpetual ingress/egress easement shall be filed with the Ada County Recorder, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment, per UDC 11 -6C -3E.8. A copy of said easement shall be submitted with the final plat for City Engineer signature. VII. ONGOING CONDITIONS OF APPROVAL 1. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-313-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. 2. All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11 -3G -3F1. Hill's Century Farm Subdivision No. 2 FP -15-005 PAGE 3 3. The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site (AZ -14-012; PP -14-04). 4. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 5. The applicant shall have an ongoing obligation to maintain all pathways. 6. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 7. The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11- 3A-3. 8. Future homes constructed within this development shall be generally consistent with the conceptual building elevations included in the development agreement. VIII. PROCESS CONDITIONS OF APPROVAL 1. No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 2. The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11 -5C -3B. A surety agreement may be accepted for other improvements in accord with UDC 11 -5C -3C. 3. The applicant shall obtain approval for all successive phases of the preliminary plat within two years of the signature of the City Engineer on the previous final plat as set forth in UDC 11 -6B - 7B or obtain approval of a time extension as set forth in UDC 11-6B-7. 4. Upon installation of the landscaping and prior to inspection by Planning Division staff, the applicant shall provide a written certificate of completion as set forth in UDC 11 -3B -14A. 5. The applicant shall pay any applicable impact fees prior to the issuance of a building permit. IX. 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. 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. Hill's Century Farm Subdivision No. 2 FP -15-005 PAGE 4 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. 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. 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 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. Hill's Century Farm Subdivision No. 2 FP -15-005 PAGE 5 18. 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. 19. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 20. 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. 21. 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. 22. 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. X. EXHIIBITS A. Vicinity Map B. Approved Preliminary Plat (dated: 11/7/14) C. Proposed Final Plat (dated: 1/21/15) D. Proposed Landscape Plan (dated: 1/28/15) E. Common Driveway Exhibit (dated: 2/17/15) Hill's Century Farm Subdivision No. 2 FP -15-005 PAGE 6 11 Exhibit A — Vicinity Map Site Hill's Century Farm Subdivision No. 2 FP -15-005 PAGE 7 ... ....... ... . ........ Hill's Century Farm Subdivision No. 2 FP -15-005 PAGE 7 Exhibit B — Approved Preliminary Plat (dated: 11/7/14) Phase 2 Kit Ito I Fm pq Allsf All, g Phase 2 Kit Fm .0 V, Hill's Century Farm Subdivision No. 2 FP -15-005 PAGE 8 Exhibit C — Proposed Final Plat (dated: 1/21/15) u 33 ' P[.rt ff wxlnrtEl,ERT R9F[1A PEA CIOs w. 113s111 009a8 Pofw Ac cm�icP. �� a99ar'��` frlrrT Pa. tl TCYMR �Sftri�If newr as J r-aaawz 9! PLAT OF HILL'S CENTURY FARM SUBDIVISION PHASE 2 A PORTION OF THE R Eh OF TEE MW E1E, MC7GN i[. TOWNSMP T NORTH, RANGE I RAA, wm humE AN. Cm Of MORKHW AOA.000Nn, NAW.. 200 fYM W U.0.twd Ypxn9 N.' ' R[NW NG ilM,Rd Sli .YY 49 i(K wAM:Y\ Ul +. T w OdlT]at b' TA Unplufmd a19 [. 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OF RTO cwX AW ISE TAKE[ 9MET S - CCREf1E8X a 9NKMT! 9 v . - CERf91GTE8 — mMMdR:R lE0[ND FOUND N.Wf9.lE TJP C FQ,0 8/R' RYb1R WARM " 19.w uwc k91F0 OTEmRTi[ w fYRkO 1/Y REBMR YPAKFD 'aaD 11.W uRl!!S AMD OTIEREDE SET T' PIYN Oft P1a6b0 W N m 'AID 1I.Sf SET 1/2' *WMI WITH K46TC CAP WA9M 5uD iNRs- SET mm 9EW c— Woe Mum "^mv taB IMBP' —e—l" POR, (Nb1iwC POORM to vr) Ds fa nrRrn OT LME - - - — SEC>CN U.E — - — ow CER'OMAIE Eulsmr -E IITfEREN[ii Rt. mOwRJ P SRRLT tip. 18m, Raman A — Cm1 , aN1R. b. mfeORJ W RRm.Tv aY. am W, mn1 V .OP cc m,,. wro. R? m1C01a a SUReR" ab- 81:+, mamas 9E IM wRm. awo.. R.: REwn m s9Rr~ NP T.1+. Ruomca a RIP cwvn. nN.9. [K P1/,m .T PACCg corm!__— R001M8 Of' KR CDMT, 1uu10 19'w•at 1. ow[EOPnf BRIGHTON CORPORATION WOE, ID ww9w.wNwu ov wlsTnavaxn OOm1.4RgATY .Y Ro01A19.Rx Hill's Century Farm Subdivision No. 2 FP -15-005 PAGE 9 Exhibit D —Proposed Landscape Plan (dated: 1/28/15) W." OW&TC7 UP Hill's Century Farm Subdivision No. 2 FP -15-005 PAGE 10 us Hill's Century Farm Subdivision No. 2 FP -15-005 PAGE 10 Exhibit E - Common Driveway Exhibit (dated: 2/17/15) LOT 17 r, A NDN—Etu[t.AatE ... COMMON LOT ,, A -- MAJIMU INGRESS/EGRESS. [ASEM Mr IN FA'aOR OF LLRS It AND S8, BLOCK 3 Lots 16-18, Block 3 &d: ,•-W* Hill's Century Farm Phase 2 Shared Driveway Exhibits February 17, 2015 2 'A1•Q. RED r,r4,IV,A,f BLOCK 3 I I 25 5 J x h- a i LOT 2A Z A NDN—BJLDABIE COMMON LGT RM A + - rASRA W N FAVORR (W LM 23 AND 25.. ©LACK 3 .. BLOCK3 Lots 23-25, Block 3 S"Jk: I --W -+� V Sk,* is zr' I..•,f,, Aj W � ZIP L 2 i f, G ' L �T._ LOT 17 r, A NDN—Etu[t.AatE ... COMMON LOT ,, A -- MAJIMU INGRESS/EGRESS. [ASEM Mr IN FA'aOR OF LLRS It AND S8, BLOCK 3 Lots 16-18, Block 3 &d: ,•-W* Hill's Century Farm Phase 2 Shared Driveway Exhibits February 17, 2015 2 'A1•Q. RED r,r4,IV,A,f BLOCK 3 I I 25 5 J ( MC[, N" LOW i LOT 2A Z A NDN—BJLDABIE COMMON LGT RM A + - rASRA W N FAVORR (W LM 23 AND 25.. ©LACK 3 .. N Lots 23-25, Block 3 S"Jk: I --W Hill's Century Farm Subdivision No. 2 FP -15-005 PAGE 11