Loading...
CC - 3rd Revised Staff Report for 2-25 Page 1 STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT DATE: 2/25/2020 TO: City Council FROM: Joseph Dodson, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2020-0003 Jump Creek No. 5 PROPERTY LOCATION: The site is located near the northwest corner of N. Black Cat Road and W. McMillan Road (S0428779510). I. PROJECT DESCRIPTION A final plat consisting of 13 single-family residential lots and 4 common lots in the R-8 zoning district; and 60 attached single-family residential lots and 8 common lots in the R-15 zoning district on 12.95 acres of land, by Trilogy Idaho. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 12.95 Future Land Use Designation MDR (Medium-Density Residential) Existing Land Use Vacant Proposed Land Use(s) Single-family residential Current Zoning R-8, R-15 Lots (# and type; bldg/common) 73 SFR, 12 Common Density (gross & net) 5.63 Gross, 5.08 Net Open Space (acres, total [%] / buffer / qualified) 30.8%, 3.99 Acres (specific to this phase) Amenities Micro-paths and a required tot lot Physical Features (waterways, hazards, flood plain, hillside) None History (previous approvals) AZ-14-011; PP-14-013; Instrument #2014-105206 Page 2 B. Project Area Maps Future Land Use Map Aerial Map Zoning Map Planned Development Map III. APPLICANT INFORMATION A. Applicant Trilogy Idaho B. Owner: Trilogy Idaho C. Representative: Kent Brown Planning IV. STAFF ANALYSIS The proposed final plat consists of 13 single-family residential lots and 4 common lots in the R-8 zoning district; and 60 attached single-family residential lots and 8 common lots in the R-15 zoning district. The minimum property size is 3,600 square feet with an average property size of 6,819 square feet. Page 3 Because the number of building lots and the amount of common open space is the same as the approved preliminary plat, staff finds the proposed final plat to be in substantial compliance with the approved preliminary plat as required by UDC11-6B-3C.2. A. Open Space In the development agreement, the applicant was required to provide 15% open space for the development, or 12.89 acres of land. The applicant has provided 3.99 acres in this phase with more to come in the next phase, directly to the south of Phase 5. There are several phases of the project that have not come in for final plat. The applicant will be required to meet the 15% overall open space as set forth in the development agreement. V. DECISION A. Staff: Staff recommends approval of the proposed final plat with the conditions of approval in Section VII of this report. Page 4 VI. EXHIBITS A. Preliminary Plat Page 5 B. Final Plat Page 6 C. Landscape Plan Page 7 Page 8 Page 9 VII. PLANNING AND PUBLIC WORKS COMMENTS & CONDITIONS 1. The applicant is to meet all terms of the approved annexation (AZ-14-011), preliminary plat (PP- 14-013) and development agreement (Instrument #2014-105206) for this development. 2. Prior to obtaining the City Engineer’s signature on this final plat, the Applicant shall submit to the Planning Department proof of recording of Jump Creek No. 4 final plat that was approved in conjunction with and under the name of Jump Creek No. 3. 3. Per the Ada County Street Name Review document, the applicant shall correct the Final Plat and landscape plans to reflect the required changes to the following: • Replace W. Daphne St. with W. Milano Dr. to match up with subdivision to the west; and 4. The applicant has two years from the date of signature on the previous final plat phase to obtain City Engineer’s signature on this final plat or apply for a time extension in accord with UDC 11- 6B-7. 5. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 6. Prior to submitting for building permits for any attached single-family homes, the applicant shall receive Certificate of Zoning Compliance (CZC) and Administrative Design Review (DES) approval. 7. 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: a. Remove “Subdivision” from the name of the plat to read only as Jump Creek No. 5. b. Add a note that references the recorded development agreement (Instrument #2014-105206). c. Note #9: Include recorded instrument number. d. Note #10: Include recorded instrument number. e. Note #11: Include recorded instrument number. 8. The landscape plan prepared by South Landscape Architecture, dated 12/23/2019, is approved as submitted. 9. All fencing shall be installed in accordance with UDC 11-3A-7. 10. Stormwater integration facilities shall comply with the standards listed in UDC 11-3B-11C. 11. 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 for more information. 12. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the applicant of responsibility for compliance. 13. Prior to the issuance of a building permit, the final plat shall be recorded. 14. Temporary construction fencing to contain debris shall be installed at the subdivision boundary prior to release of building permits for this subdivision. 15. Future homes constructed within the subdivision must comply with the submitted elevations approved with the recorded development agreement. Page 10 16. 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. 15. 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. VII. 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 Page 11 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. 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 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. 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. Page 12 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, 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.