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CC - Staff ReportSTAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT HEARING 1/22/2019 DATE: Continued from: 1/15/2019 TO: Mayor & City Council FROM: Sonya Allen, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2018-0132 Caven Ridge Estates East No. 3 LOCATION: South of E. Victory Rd., east of S. Standing Timber Way "NEURIKKOIA 7_x.Y4 71711 [17►1 E IDIAI�T� Legend ��. rr 1hICTORY :.: `, � i10111f�1'n111fI1�lY rj.yy,,,,1t.11■ ,. 1 {ttlllt \ ✓ ♦ � y �,t tern. �'y, �` F.�1 ♦ � � �, - � � •vw . ��•y!�41� �!s o��+' The Applicant proposes a Final Plat consisting of 32 building lots and 7 common lots on 13.32 acres of land in the R-8 zoning district for the third phase of Caven Ridge Estates East Subdivision. II. APPLICANT INFORMATION A. Applicant: Wendy Shrief, JUB Engineers — 250 S. Beechwood Ave., Ste. 201, Boise, ID 83709 B. Owner: New Cavanaugh, LLC — 3327 N. Eagle Rd., Ste. 110, Meridian, ID 83646 C. Representative: Same as Applicant III. STAFF ANALYSIS 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. Because the number of buildable lots decreased by one (1) and the common area increased from what was shown on the approved preliminary plat, staff deems the final plat in substantial compliance with the approved preliminary plat. All development shall comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district as follows: Page 1 R-8 Standard Requirement Minimum property sizeldwelling unit (in square feet) 4,000 Minimum street frontage (in feet)_ 4fl y garage, or private mew lots PiWith alley loaded garage, side entrEl 32 Street setback to garage (in feet): Local 2fl Collector 25 Alley Street setback} to living area (in feet): Local El 10 Collector Pi 25 Alley in feet) Interior side setback (in feet) 15 Rear setback ( Collector 20 Arterial ElEl Entryway corridor 35 Interstate 50 El 35 Nates: 9. Measured from back of sidewalk or property line where there is no adjacent sidewalk. 2. A reduction to the width of the buffer may be requested as set forth in subsection 11-3B-7 in feet) 12 Street landscape buffer {in feet}: Collector 20 Arterial 25 Entryway corridor 35 Interstate 50 Maximum building height {in feet} 35 C1e of this title. a. Fencing (UDC 11 -3A -6,11-3A-7) : All fencing is required to be installed in accord with the standards listed in UDC 11-3A-7. Fencing is not depicted on the proposed landscape plan. The Developer is responsible for constructing fences abutting pathways and common open space lots to distinguish common from private areas per UDC 11 -3A -7A.7. The landscape plan should be revised accordingly. IV. DECISION Staff: Staff recommends approval of the proposed final plat within the conditions noted in Section VIII of this report. Page 2 V. EXHIBITS A. Preliminary Plat (date: 6/22/2017) PRFL'MINAW PLAT FOR CAVEN RIDGE ESTATES EAST SUBDIVISION _ SII P3 R". wEer I offW EN M, TOWN5HIFi NORTH. RANOEIEAST 801EEMEWDIRN, MERIDIAN IDAHO 2017 w ,• ` PP -02 1 PP O4-03 pp — ]Y3�'Y• cVT me MV— ff Page 3 �6 I �IIp� O_ Zg PP -03 O e 3..:,.. +�-` ~� �.� •.L� _ — — mom, xww —..— mo r B. Final Plat (date: 11/13/2018) PLATSHOWING PIAT ®QOK PAGE Caven Ridge EState S East Subdivision No. 3 wer 114aza.» 5lhloked m S..Ihwsl Oral, .f the R[+—I avle al --- Rsslin 31, toimshlp 3 NaN, Rage I Eosl, Rase Yttidian, xea4s•ue� z4.xia1' l City of Meridian, Ado County, Idaho. 2048 Legend // ,$ 0 1-00 ZOB � va,-reran darn, ®nets �/ RS 5001•" a Hole nA r imron � Ha l • - n ve�.ia �r,.l='u� ersm - G �� _r.im,._.l slal STLrlsne,i a rrxn -tis H,mw .. n . Hmaean '�� i Key Map r=9m yr34 �ar1 c7 N0°s3o Sze Tag ° 57 8' s i�na•� crt' ao.Frt [�, 506'OS'N'E jE QT �a? xa 1 N9PW..'E156 40' E155-40' B NB4'5]'S5"E Li9 L19 N6t'31" Bed, S w n rm m n [w z $ _ I? B•u a ;3 ® Sin a en xn. t s$ n p•w f �' ]I uSs a0 � � � y Uy - C3 LB 4124 3 [, wary _—_—_—_—_—_ °L ii 74 13Ti j2' •eN _ 4 ar k of _ ,0 l0 11 10 0 le 0 la ,3 69 t1 10 0 0 0 t✓,i -E Na9'39'4]"E» 838.51 [�>a• fir'-_- —_—_ !uaxr :wns oar Onq_—_—ER __. Gael 11 Om01] 800'44'399Y 132],04' � 10 s, 43]w 59V43'33•W 1074.00' �. 1168]•1 LiF - ie/a [+l�]34] ]a 4r �� 7 Ntb J-N� ENGINEERS, INC. Z re Ow -Y w. �o- e.m SHE£I I OF 9 Page 4 PLAT SHOWING PUT BJOK PAGE " Caven Ridge Estates East Subdivision No. 3 Key Map r=wlr ff I � eo I 5i . ' z w - 4 ? N�1gpMitptJ re '–+� I� t� � SIA � N91.3B"+b"E tiw� _9i Xa.f R it 2 B99'57'55� 17&.93tb _ --T��! ll�o Y Cwnmery lat � Ilr f` "+ n e I g®v ------------------------------------ �- _xensan'E .. ..svz,t .—..—..—...—.. — .- 411-6 ENGINEERS.I PLAT SHOWING PUT BOOK PAGE Caven Ridge Estates East Subdivision No. 3 lire Y�F` Key Map r 91— 5 — I I I f II n¢ G l8 Cy N@9'a6'IO."E j � I I I I •'-I II II' -,r rv1 �'0 51 nl �I I 19 is II` it a III B11&< 15 h I e ,ate Y i l ––––– __J L---, -------- L_ I asoe' I I L + UB /� 58ffW'391V 13]3-00'I ` Sa Ys 4G� ENGINEERS, INC. Page 5 PLAT SHOWING PINT UV"K -1",E— Caven Ridge Estates East Subdivision No. 3 Key Map ---------- ------------ - ------- --------- - -------- - -- ----- -- - - --------- ---------------------- ti 1V ert --------- --- I B— 4 1 24 23 21 2Q - E2. 56' L-----------L -------- L — --------------=ILI ---------- Eaw }Ltd ENGINEERS, INC wj I OF 9 Caven PLAT SHOWING PUT GOOK ME Estates East Subdivision No. 3 ski III Key Map i. 27 2a ----------- eaON ,F -- 2.2 FL. I ISI ! Z M 4 i - i — NUB L L L ]i ENGINEEMINC Page 6 PLAT SHOWING PLAT BOOK PAGE Caven Ridge Estates East Subdivision No. 3 it4 L- "Uw — N - WE m�® a a HI -B ENGINEERS, ING ramexaso r,ae3vnx� p SHEET 50F.N PLAT SHOWING PIAT BOOK Caven Ridge Estates East Subdivision No. 3 Noes ill er oviwa "m m". q cv.m xdp [etvds rdmeorwn �"I�emnavc rMeenm vas�m vnaY e. wove erw merrtelna p xemyv b wrWen IMgm s. rv,] �.-.vml.mly" m ale pm avll a"mor .xn rn. vprneml. v.�l"y na"Ivn.�. I. �.en v rti nmv N r. vweHvlvn rsb � a xv maim"nel ems..<t .nu v ro�+n Y e. I�r.alma"et�n" vvnr gm.mrear+TMe I" �gn rm /c[, eHee ereba recllliry vrrl�ivemoo a® ii5eyvn er .vewmi tuerea� �e"qr®I+e.av �a1 fra�W .tet a Ir.al—14 —A, a,.rem. r o. rv' r] tVl lt.0 ���melnrbumentxmu9ol]-1i 34, vN Brurr�nf�rw.lnmumeirt M. KK 12 111 IDr dmvm! it wEier.! yr C'M1e of Yerd'wn MwloFme�d Igreemenl Ime�d Ma. 11 unk. Fn A n/e %�"e1 navlyrtx rp e �v��z, ovar•W �M� �e ryM� {q"m.. �vvsa [.v.nkrt'). inv elaxr weme"t v"a a. er,.m " rv�r ". r r e ae.iw I"kalen rae�". anp»p. pmvna� "xa ¢ rmr pmp.rp vino nrreepar orwr am " x far ennnnvne} m as Ism Ia araa} vur von ar mmaxwma mam Reference Documents aNSA x+Y sooatsa�-6e]N:iii��]�.�iss.�e�ov9lRua-zgoe/leo-0P1 �. N�a�sm5, _-ooma9. xar�oottxo, mr.]-oai9aa mn-acnes mr]-cream, mr]-seam, esa (ml Mv) aq,cve�ar2N9ypat9v.]Ya �pGup 5yam`Or"I.) �� }II�ENGINEERS,ING d Page 7 C. Landscape Plan (dated: 11/2/18) mm�Wmmm ®m®®m©® ®©®®mm® ®m®®mm® r-- j ------------- -- �r-----3— ---- -------- — --, I - I cgL101 i EF AREA 2 ----------------------------- ------------------------------ v m _ L100 Page 8 ��- - --------------------------- -`a---------------------------- --JL ----------------------------------------------- ----------------------------------------------------------------------------- D. Common Driveway Exhibit e: W Page 9 VI. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division Site Specific Conditions: 1. Applicant shall comply with all previous conditions of approval associated with this development (H-2017-0020, Development Agreement #2017-074871). 2. The applicant shall obtain the City Engineer's signature on the subject final plat within two years of the City Engineer's signature on the second phase final plat (on or before 1/7/ 2021), 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. The final plat prepared by J -U -B Engineers, Inc., stamped on 11/13/18 by Bert J. Nowak, included in Section VII.B shall be revised as follows: a. Note #1: Remove Lot 8, Block 4 as a common lot as it appears to be a building lot. b. Note #5: "... without prior approval from the health authority and the City of Meridian." c. Easement Note #3: This note is incorrect, revise or delete entirely as applicable. d. Note #4: Include recorded instrument number for ACHD sidewalk easements. e. Reference Documents (sheet 7): Include the recorded instrument number of the ACHD Storm Drain. £ Correct the sheet numbers on Sheets 5 and 6 (i.e. Sheet 5 of 5 9 and Sheet 6 of -5 9) g. Include a note on the plat stating direct lot access to S. Standing Timber Way is prohibited. h. Block "4" should be changed to Block "3" in accord with the block numbering for Caven Ridge Estates East Subdivision No. 1. i. Re -number the lots in Block 3 (currently shown in Block 4) to continue from those in Block 3 to the north in the first phase of Caven Ridge Estates East Subdivision. j. Break Common Lot 8, Block 3 into two (2) separate common lots to accommodate the two (2) common driveways. Common driveways may only serve a maximum of six (6) dwelling units per UDC 11 -6C -3D.1. 5. The landscape plan prepared by Stack Rock Group, dated 11/2/18 needs to be revised as follows: a. Depict fencing abutting pathways and common open space lots in accord with the standards listed in UDC 11 -3A -7A.7. b. Depict landscaping within common Lot 6, Block 4 in accord with the standards listed in UDC 11 -3G -3E. c. Revise the configuration of Lot 7, Block 4 as shown on the plat. d. Remove the landscaping on the common lot (between the two common lots where the common driveways are located) where driveways are proposed to the building lots. e. Re -number the Lot and Block numbers consistent with the future revised final plat. Page 10 f. Remove the pathway/grass section between the two (2) common driveways on Lot 8, Block 3 and depict (hinged) bollards on the shared property line between the common lots. The 20 -foot wide paved surface shall extend through both common lots and be capable of supporting fire vehicles and equipment as required by UDC 11 -6C -3D.4. This driveway was approved by the Fire Department. 6. Homes constructed on lots accessed by the common driveway on Lot 8, Block 3 shall be consistent with the layout and setbacks shown in Section V.D. Lot 8, Block 4 and Lot 29, Block 3 shall be accessed via the common driveway and not via S. Daybreak Pl. 7. Common driveways shall be paved with a surface with the capability of supporting fire vehicles and equipment in accord with UDC 11 -6C -3D.4. 8. A perpetual ingress -egress easement for the common driveway 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 as set forth in UDC 11 -6C -3D.8. Submit a recorded copy of the easement(s) to the Planning Division prior to or concurrent with the plat for City Engineer signature. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat and/or development agreement does not relieve the Applicant of responsibility for compliance. B. Public Works Site Specific Conditions: This phase adds to the dead end water mainlines in sub. The age of water in the system is a concern that will be alleviated when water main connects along Rumple Lane to Meridian Road. 2. The water mainline in Rumple Lane must be 12 inch. This phase is served by Pressure Zone #5 from the south. Existing valves Q14-427 on Standing Timber Way and Q14-441 on Pisa Drive must be closed, and remain closed after construction to separate the Pressure Zones. Place a note on the construction plans to that effect. General Conditions: Sanitary sewer service to this development is available via existing mains. 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. 4. Water service to this site is available via existing mains. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 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. 6. 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. 7. A letter of credit or cash surety in the amount of 110% will be required for all incomplete Page 11 fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat. 8. 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. 10. 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. 10. 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. 11. 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. 12. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 13. Developer shall coordinate mailbox locations with the Meridian Post Office. 14. All grading of the site shall be performed in conformance with MCC 11-1-4B. 15. 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. 16. 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. 17. 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. 18. 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. 19. 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 Page 12 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. 20. 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. 21. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 22. 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. 23. 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. 24. 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, the developer will be responsible for the payment of assessments for the common areas prior to development plan approval. 25. 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. Page 13