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CC - Staff Report 2-11 STAFF REPORT E COMMUNITY DEVELOPMENTDEVELOPMENT DEPARTMENT .►A H O HEARING 2/11/2020 Legend R DATE: L ��Project Lflcfl�iar TO: Mayor&City Council FROM: Sonya Allen,Associate Planner RUT R= _R'4 R-_ 208-884-5533 R'8 R Bruce Freckleton,Development Services Manager R-15 208-887-2211 R-1 SUBJECT: H-2019-0145 Oaks North No. 6 UT - R- LOCATION: 6060 W.McMillan Rd.,in the SW 1/4 of Section 28,TAN.,R.1W. (Parcel R_4 RUT ' #S1428347000& SO428314880) I. PROJECT DESCRIPTION Final plat consisting of 36 building lots and 9 common lots on 13.92 acres of land in the R-4 zoning district. II. APPLICANT INFORMATION A. Applicant/Owner: Toll Southwest, LLC—3101 W. Sheryl Drive, Suite 100,Meridian,ID 83642 B. Representative: Sabrina Durtschi—3101 W. Sheryl Drive, Suite 100,Meridian, ID 83642 III. STAFF ANALYSIS Staff has reviewed the proposed final plat for substantial compliance with the preliminary plat as required by UDC 11-6B-3C.2. There is one(1) fewer buildable lot and additional common open space than shown on the approved preliminary plat. Therefore, Staff finds the proposed final plat is in substantial compliance with the approved preliminary plat as required. IV. DECISION A. Staff: Staff recommends approval of the proposed final plat with the conditions of approval in Section VI of this report. Page 1 V. EXHIBITS A. Preliminary Plat(date: 8/6/2013) --------------- .! RUT I I iF I g s I it _�__-______-__sue $ I - I I et�r •I � o I � I I i�!I •Z gg -- i Wy6� .. r �•• I Aur � tl�� ��4 � l --�--ems'•'- __ Rw -. -T\ - -TO- --TI t 1 T 7- T T F I "R.Z1- 3s� ,ti,,,• L --------�1 1 _JICI 11l�_/ -1LLI was i - L — MI 7 T� _iIJ� z b � lLl l l l l i �h �r)PC, Page 2 B. Final Plat(date: 12/9/2019) BOOK_,PAGE I + _� THE OAKS NORTH SUBDIVISION NO.6 W�� 1 LOCATED IN THE NW 114 OF THE SE 1/4, LINPLATED '6 — n>a THE SW 1/4 OF THE NE 1/4 AND THE NE 1/4 OF THE SW 1/4 OF M 6717 m =9 S6016'WE 170. 131.W SECTION 28,TAN_,R_1 W.,B_M-MERIDIAN,ADA COUfVTY,IDAHO ."._..r1. �� 5671B'92Y rec.wx ea2'e na.so' tai..sa p 7-'-- q 2020 savT �2 `SW 6' H5.V Y it L5 i ©' �25�'SO'U9 tL3 L4 " NOTES wry � ! t 13rw-i - -' _�' �'P ,r:s s 9 w,rxarernene®erwnw�um aw.iorr,. xwc«uwmm�41tuew4wna seeso'rsF S1 'O �i- � "q,°. O ,. - �1�xaa>o a�. ® ��`,� ,,re 2�.41� i Ana r �b..., `� k „x, I •^I ©, adt. is ri75'3i�_- ..,�mttw,csor,�e _ �m+svjilt ,+as is',,,u Ya..�l Y4 uew .._.me tr�nu,Fn,e�wn.r,aor,n ueea•en wwr�n,n�s,o.a W_"x•_- �le,axm C. "' `xwaWim,w.ortawnnana �mow•.,aws,*�rtelq�a,�u�cs�rmHnr.�tna°ewror=.o-wwwxrtrl�w��wxe., -- I - Jam' 'l,.`e ' e,' _['- �wamMV>»d,nP[utf,Aietu�uutmne»aA as°W Fra+x,WWen[nxne,aed n.nara.•e�«. I� ------ --� -' -.,�,g '-•.. 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H i ,•i�'.n'G '^a' �f- '-�6��/ -� ��r� f t�.�e,°aun\aewt5iai,�natkwi,¢op.x xn d�,ua pixe¢ve.,urt toxn�ruin[irv.mwrvxuw.,n°e,u7 eiawxrret .� � � i�iS.Y' � 185•� f � �, �tmwrnaa�woc,..ecn�-u�w,.w��aw,oaia°w�im.was rmiwwte�rm,xnrxi �,� �>�� .��- '® ''^ ;Y51$3�N f/ l i� 1 ` � �n�eoco�'�s,,..w,Q.,ve..,,,a�,..,n...z.��w�sn,..,,.�aGao,e,,.•e.m.,.,x�e.a.m,an..e..,m I�-l .�A%. •. ��.7• ®ry� �� 1 //%f�/ �p 1 �_✓ - r LEGEND aT. email '• s; ® •$�tman / r O Ewxoaaass nAt=ntonA.naa .114 / � •9� = ® �+¢� / /� \/ �� \ \_ _ • aunt cw,crsururn® sEr trs xElvn xrm as nt,s �4��Rbiyr$ ® ,a } � `` o sEr se•xErma mm as nt,s .�'� 4- ` l 'mnL.✓ �/� �� � � � / � G�LC NTED PCIM.NOT9ET PONT OF • � �'S ( \ V SP 1CQ 2LQ __— 4ECTIOfJ 11NE �! `"'iiY" ��0. \I �fr�.��N���\ ® PoMT OF f � PIA�L�lfllury PRESSLHE FP1CJ�nOR /,\ \ 'f'N&7'y9' CRY. �` `BEcx11NC —._._._.— nrn for oxvrkcE EasEIAExrwE � \ qqq\�' ��'4s ��\ �•�'vg $� � f sE�N�Ta,az ��� / �� � c$• e� _______ >ACNosra3u LWTER orsarvnr� Y � I SURVEY NARRATIVE — — nc,or�dwxwrsonvwc \\ e�w�cnwcgy�Hr�r.,a�w�, ,rio�s�rte,an 61E1@fr llrvE PER l A\ \ C h. I Ku1rN1•Ci'xEOYmu�iir9,aYJ®ndl�i JP SA3�R 9dJY,ARV IJIE ��`/ ` i, / iJ � Nf,onw ilffop.M�a�maYAF.ccanaFeir��w,eES 1 n ?Jut1ons Land Surveying and Consulting _ eA_vsffew�R 1 ntee xus,� n �? a '� za,e s,s,r arEw v 1r Mdrl.'M fIW➢ p P - -�_ Q m "cfw`.�C�naxs�-�_A livat��-�v! 31 'a �vfel�ww a.peel zeals5� simmi o•rFu rnr rs ..,.,.v �.oc>aww�>~us k�'n rr roT w.mso»xs SHEET}OF4 Page 3 THE OAKS NORTH SUBDIVISION NO.b BOOK PAGE cure TnaE NE TABLE CURVE p LENGTH R1y1111S DELTA BEruING I:HpiO un6m ppmnd Mf6 WV -fV—U.,E san' LSE WOI 4rPtxPE 59M wdV %UNY m�YY4it fi.7Y 9mY51t w50' IIYT16 m�Y6YTr R U •lBY 984aa5a1: N9 IW+6u'c Ife6 nearut leu' Iwm'r>= maeost eaar wsr .�,o�i• ausTn� u,r am' imyxt a Naa war s>vru•e.msE nrr luv snur,rr n ».3T arax ew m' amsnuw nA' ati n,bmhif 91Apt 1S .susxt [w 6R' arax iaG'V bf�al'tlY dfY Sled x;a;r�r �.y ® S rn me trax• rxrm• as,mot me �'e$ ne ,mar amm• Ira•ss•as'x•xe ioaar rase mwuE 's- ns ate azur rsrn• sr,svet xsr asx su VE �§ na mn guar emr axrlst � Sew mm•4rE g. ns auar uam- Atmmt ie nar sanm� y� � �ewt +ssr A1'16Wt ul am 43P]5'rYr � S°' cn rse ssim• evnr s.a,rc sur ;aw sar+ew>: ca rer msr nrar aw•sre s s• m. �\ $.¢� rm' �nI"%Y Err meY x�m• sNaY IBiatYs£ msa' u[6 'AT167 BL0�1 n E21 n.rS x�m• �r reivYlt si.,Y S_,yYylY ca os.' msr msW' yol.w nos I� �-wrre + �� n.a mn ,nrsr snsst � e ''�"E xta rxrr s•Nt Lw sze sretre 1 u, lur swnr. :sr n.rs msm u>w i1e I¢sR wwxeuw WEBSTER DETAIL qa>3YE R ou' SVYi55rY W'rs +xiu rr msa.Tr® se,w wam amu' sn7lmr xtl• svaran tour Guar luvsra•:tIMSu'E kTr swJSar. oaoa xam +rumr ssuwe•E esae rrnn~ nze Ixrw�YE nary uaro Nm•.r evw•wE nas ax .,Ml CH fiJY ]ar00' b,Yw• 9iY'b'E sd,i' R06 rq)I'NrT cs we waa ww,r mnrw•E n.e osa r¢ssr�a. 139e xu9fxY �9�11 S ON ar.H* �Ourveyinqielutlons and Consulting gMTaraxow r.�Izoel zesxsn """""'��°�'btr SHEET 2 OF 4 Page 4 C. Landscape Plan(date: 12/10/2019) 7-1 PHASE 6 M .._..._. OAKS NORTH �FUTURE OAKS�y�FTH;P A d$ - - '!JII- �'IL � I -I'-I LIB -FUTURE OAK$NORTH PHASES `�Olkl[8NORTH PHASE-3- - z a 1 O a 1 L.� = LU OAKS NORTH PHJ1 -J1 t— ❑ - -i Ir Z C O y z ❑ LLI J 4 J 1 , I I I I 0 - __ ! F J T HABE 1 � H NOTPS f�HA'$I E 5 l T IN ii j I W.MCMILLAN ROAD ovERwL LANUSGRPE I x-�rri�11' PLAN L1.0 Page 5 AiGHI NE L12 MATCHLI NE C . IBM \ NOTES Z S 4 i� 3 � \ O❑ J O 4 I I F'LANY SGHCGLLL e i J. ism r ' NOTES mI 1.,11co c O d MATCNUNE 2 O �1.2" C q ;AT CILRIE L1,1cc F ` ��, F p ❑ O a a ZLLI¢ c CO I 1 1 Y a Q z LL PLRN i O AGO 1=Ik �L1.2 Page 6 F'LANY SGHEDULE !� NO s s NOTES 2 o a 2 q A"-ol 'JUZ ¢ r LAN�9CAPE RAN L1.3 _\ PLANT SGHEDULE �E Alp RM VIWL PR--FEF LANDSCAPE GALGLLATIONS NOTES � Q p 5H--TI- Y Z C dS f J '1 a i i 0 O PLANTER'�I II III I LAN�9CAPE RAN LIA Page 7 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(AZ-13-008,RZ-13-015,DA Inst.No. 114030972; PP-13-014). 2. The applicant shall obtain the City Engineer's signature on the final plat within two(2)years of the City Engineer's signature on the previous phase final plat, in accord with UDC 11-6B- 7 in order for the preliminary plat to remain valid or a time extension may be requested. 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 shown in Section V.B prepared by Land Solutions, stamped on 12/9/2019 by Clinton W. Hansen, shall be revised as follows: a. Note#10: Include the recorded instrument number of the Development Agreement—Inst. "114030972". b. Note#12: Include the recorded instrument number of the ACHD License Agreement. c. Legend: Include the recorded instrument number of the ACHD permanent sidewalk easement. d. Include the Book and Page numbers of the recorded plats for The Oaks North Subdivision No. 1 and No. 3 noted on Sheet 1. e. Include the recorded instrument number of the ACHD temporary easements noted on Sheet 1. 5. The landscape plan shown in Section V.0 prepared by Jensen Belts Associates,dated 12/10/19, shall be revised as follows: a. In the Landscape Calculations table on Sheet L1.3, include the linear feet of parkways (minus 26' for driveways) and the required number of trees in accord with the standards listed in UDC 11-313-7C. One(1)full-size copy and one(1) electronic copy of a revised landscape plan shall be submitted prior to signature on the final plat by the City Engineer. 6. A license agreement shall be obtained from the Irrigation District to develop the easement area on Lots 1-3, Block 28 and Lots 10-13, Block 11 with fencing and landscaping; a copy of said agreement shall be submitted to the Planning Division prior to signature on the final plat by the City Engineer.If irrigation district/lateral association requires access across the buildable lots in the form of a gravel road and/or a portion of the property cannot be customized by the home owners, the applicant shall place the easements in a common area to be owned and maintained by the HOA. 7. Future homes constructed in this phase shall comply with the elevations included in the development agreement (Oaks North and South Subdivision — Inst. No. 114030972) with materials and architectural features to be the same or higher quality as shown in the elevations. 8. Prior to the issuance of any new building permit,the property shall be subdivided in accordance with the UDC. Page 8 9. 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, Sue Prescott, at 887-1620 for more information. 10. Staffs 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: 1. This phase of the development will result in multiple dead-end water mains,which may result in poor water quality. As future phases are developed,additional mainlines will eliminate these dead-ends and correct this concern. 2. Extend sewer mainline to the project boundary along W. Snow Currant Street to meet the City's "to and through" policy. End this mainline with clean-out with at least the required minimum slope. 3. Slope of line along N. Purple Heart Way needs to be 0.4%minimum. 4. Temporary dead-ends longer than 150'require a manhole.Place manhole instead of CO at end of N.Purple Heart Way and east end of W.McNair St as those temporary dead-ends are greater than 150'. General Conditions: 5. 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. 6. 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. 7. 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. 8. 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. 9. 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. 10. 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 Page 9 be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 11. 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. 12. 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. 13. 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. 14. 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. 15. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 16. Developer shall coordinate mailbox locations with the Meridian Post Office. 17. All grading of the site shall be performed in conformance with MCC 11-1-413. 18. 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. 19. 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. 20. 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. 21. 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. 22. Street light plan requirements are listed in section 6-7 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. 23. 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 Page 10 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 I I" 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. 24. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 25. 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. 26. 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. 27. 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. 28. 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 addressed 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 11