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CC - Staff Report Twelve Oaks Villas – SHP H-2017-0111 PAGE 1 STAFF REPORT HEARING DATE: September 5, 2017 TO: Mayor and City Council FROM: Sonya Allen, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Twelve Oaks Villa – SHP (H-2017-0111) I. APPLICATION SUMMARY The applicant, James L. Jewett, has applied for short plat (SHP) approval of 4 building lots and 1 common lot on 7.99 acres of land in the C-C and TN-R zoning districts for Twelve Oaks Villas. II. STAFF RECOMMENDATION Based on the criteria listed in UDC 11-6B-5, Staff finds the proposed plat is eligible to be processed as a short plat. Therefore, Staff recommends approval of the proposed short plat with the conditions and Findings stated in this report. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2017- 0111 as presented in the staff report for the hearing date of September 5, 2017, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0111, as presented during the hearing on September 5, 2017, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number H-2017-0111 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. PROCESS FACTS a. The subject application will in fact constitute a short plat as determined by City Ordinance. By reason of the provisions of UDC 11-5B-3, a public hearing is required before the City Council on this matter. b. Newspaper notification published on: August 18, 2017 c. Radius notices mailed to properties within 300 feet on: August 10, 2017 V. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located at 1845 W. Franklin Road, in the NE ¼ of Section 14, Township 3N., Range 1W. Twelve Oaks Villas – SHP H-2017-0111 PAGE 2 B. Applicant/Owner(s): James L. Jewett PO Box 280 Eagle, ID 83616 C. History: This property has received the following approvals:  Annexation and Zoning (AZ-05-056) of 10.15 acres with a C-C zoning district and 6.08 acres with a TN-R zoning district under the name of Hark’s Canyon Creek Subdivision. A development agreement was approved as a provision of the annexation, recorded as Instrument No. 106180812.  Conditional Use Permit (CUP-05-051) for a mixed use development within 300 feet of a residential district. This required a detailed conditional use permit application to be submitted prior to submittal of a Certificate of Zoning Compliance and/or building permit; and required the developer to provide a surety agreement for the construction of a the multi- use pathway and bridge along and across the Tenmile Creek.  Modification to the development agreement (Instrument No. 106180812) to update the development plan for the site (MDA-13-008, Instrument No. 113080081 & 113103818 – first addendum). The new plan proposed a residential care facility, commercial, multi-family residential and single-family residential uses on this site. The requirement for detailed conditional use permit approval was removed.  Combined preliminary and final plat (PFP-13-001) was approved consisting of 2 building lots on 9.43 acres of land in the TN-R and C-C zoning districts and later recorded (Book 108, Page 15179).  Modification to the development agreement (Instrument No. 113103818) to update the development plan for the site (H-2016-0100, Instrument No. 2016-095963 – 2nd addendum). The updated plan proposed a multi-family residential development with a mix of 8-plex & 12- plex apartment buildings and duplexes with a clubhouse and a 2,900 square foot commercial building pad at the northwest corner of the site.  Conditional use permit for a multi-family development consisting of 24 dwelling units in the C-C zoning district (H-2016-0100). The rest of the multi-family units were in the TN-R district, which doesn’t require conditional use approval. Note: There have been several other applications approved on this site that were not included as they’ve expired. VI. STAFF ANALYSIS The proposed short plat is a re-subdivision of Twelve Oaks Subdivision and depicts 4 building lots and 1 common lot on 7.99 acres of land in the C-C and TN-R zoning districts. The proposed lots consist of 3 residential building lots, 1 commercial building lot and 1 common lot for a driveway for access to each lot and a common area. The property currently consists of one building lot (Lot 2, Block 1, Twelve Oaks Subdivision). The lots in the proposed subdivision comply with the dimensional standards listed in UDC Table 11-2B-3 and 11-2D-6 for the C-C and TN-R zoning districts respectively. Access is proposed for this site via one driveway to/from W. Franklin Road, an arterial street which will serve the lots within the development. A cross-access easement exists on Lot 1 to the property to the west; and between Lot 3 and the abutting lot to the east (Lot 1, Block 1 Twelve Oaks Subdivision). Twelve Oaks Villas – SHP H-2017-0111 PAGE 3 Lot 4, Block 1 is proposed as a common lot and consists of a driveway for internal access to the proposed building lots and common open space for the development. Staff recommends separate lots are created for the driveway and the two open space lots. Additionally, a note should be placed on the plat that pertains to ownership and maintenance of these lots. A 25-foot wide street buffer is required along W. Franklin Road within a permanent dedicated buffer or common lot, maintained by the property owner or business owner’s association. Landscaping within this buffer was installed with the improvements for Twelve Oaks Subdivision in compliance with UDC standards. Note: If any of the landscaping is dead, it will need to be replaced. Staff has reviewed the proposed short plat for substantial compliance with the criteria set forth in UDC 11-6B-5 and deems the short plat to be in substantial compliance with said requirements to recommend approval as proposed. VII. EXHIBITS A. Drawings 1. Vicinity/Zoning Map 2. Short Plat (dated: 5/9/17) 3. Landscape Plan (dated: 2/3/2017) B. Agency Comments/Conditions of Approval C. Required Findings from Unified Development Code Twelve Oaks Villas – SHP H-2017-0111 PAGE 4 Exhibit A.1 – Vicinity/Zoning Map Twelve Oaks Villas – SHP H-2017-0111 PAGE 5 Exhibit A.2 – Short Plat (dated: 7/26/2017) Twelve Oaks Villas – SHP H-2017-0111 PAGE 6 Exhibit A.3: Landscape Plan (stamp dated: 2/3/2017) Twelve Oaks Villas – SHP H-2017-0111 PAGE 7 Exhibit B. Conditions of Approval SITE SPECIFIC CONDITIONS 1. Applicant shall meet all terms of the development agreements and conditional use permit (H- 2016-0100, Inst. #106180812, #113103818 and #2016-095963) approved for this property. 2. The final plat prepared by Carl Porter, Sawtooth Land Surveying, LLC, dated: 7/26/2017, shall be revised as follows: a. Note #4: “Building setbacks and dimensional standards in this subdivision shall be in compliance with Title II 11 of the City of Meridian’s Unified Development Code City Code unless otherwise modified by conditional use permit.” b. Create separate lots for the driveway and common open space areas. c. Add a note to the plat stating who will own and maintain the driveway and common open space lots. d. Graphically depict the cross-access easement on Lot 1, Block 1 to the property to the west. e. Include a note that grants access to the building lots from the driveway proposed on Lot 4, Block 1. The lot can’t be designated as a “common driveway” as common driveways are limited to serving a maximum of 6 dwelling units, per UDC 11-6C-3D. 3. The landscape plan, prepared by The Land Group, stamped & dated on 2/3/17, is approved as submitted. 4. No structures shall encroach within the Vaughn Lateral easement unless an encroachment agreement is obtained from the irrigation district. 5. If the City Engineer’s signature has not been obtained within two (2) years of the City Council’s approval of the short plat, the short plat shall become null and void unless a time extension is obtained, per UDC 11-6B-7. 6. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized, as well as the signatures of the Ada County Highway District and the Central District Health Department. 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 11-3B-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. 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. 3. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 4. 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. Twelve Oaks Villas – SHP H-2017-0111 PAGE 8 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. 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-3B. 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. 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. 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. Twelve Oaks Villas – SHP H-2017-0111 PAGE 9 13. All grading of the site shall be performed in conformance with MCC 11-1-4B. 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 t he 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. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting (http://www.meridiancity.org/public_works.aspx?id=272). 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. 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 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 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 Water Department at (208)888-5242 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. 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 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 (MCC 9-1-28.C.1). 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, Twelve Oaks Villas – SHP H-2017-0111 PAGE 10 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 tiled 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. Twelve Oaks Villas – SHP H-2017-0111 PAGE 11 Exhibit C – Required Findings from the Unified Development Code In consideration of a short plat, the decision-making body shall make the following findings: A. The plat is in conformance with the Comprehensive Plan and is consistent with the Unified Development Code; The Comprehensive Plan designates the future land use of this property as Mixed Use – Commercial and Medium-High Density Residential. The current zoning district of the site is C-C and TN-R. Staff finds the proposed short plat complies with the Comprehensive Plan and the dimensional sta ndards in the UDC for the applicable district. B. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services are adequate to serve the site. C. The plat is in conformance with scheduled public improvements in accord with the City’s capital improvements program; Staff finds that the development will not require the expenditure of capital improvement funds. All required utilities are being provided with the development of the property at the developer’s expense. D. There is public financial capability of supporting services for the proposed development; Staff finds that the development will not require major expenditures for providing supporting services. The developer and/or future lot owner(s) will finance the extension of sewer, water, utilities and pressurized irrigation to serve the project. E. The development will not be detrimental to the public health, safety or general welfare; and Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision and subsequent development; however, staff does not believe that it will be detrimental to the general welfare of the public in the surrounding area. Staff finds that the development of this site will not involve uses that will create nuisances that would be detrimental to the public health, safety or general welfare. F. The development preserves significant natural, scenic or historic features. Staff is not aware of any significant natural, scenic or historic features associated with the development of this site.