Loading...
CC - Staff Report Page 1 STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT DATE: 4/28/2020 TO: City Council FROM: Joseph Dodson, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2020-0034 Burlingame Subdivision No. 2 PROPERTY LOCATION: The site is located at 1923 N. Black Cat Rd., in the SE ¼ of the SE ¼ of Section 4, Township 3N., Range 1W. I. PROJECT DESCRIPTION The Applicant is requesting Final Plat approval consisting of forty-five (45) building lots and ten (10) common lots on 10.49 acres of land in the R-8 zoning district. This is the second and final phase for the Burlingame Subdivision development. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 10.49 Future Land Use Designation MDR (Medium-Density Residential) Existing Land Use Residential/Agricultural Proposed Land Use(s) Single-family residential (SFR) Current Zoning R-8 Lots (# and type; bldg/common) 45 SFR, 10 Common Density (gross & net) 4.29 Gross, 6.74 Net Open Space (acres, total [%] / buffer / qualified) 1.59 acres qualified at 15.2% (specific to this phase) Amenities Open grassy areas and pathways Physical Features (waterways, hazards, flood plain, hillside) Settlers Canal runs along north property boundary History (previous approvals) H-2018-0079 (PP), Development Agreement Inst. #2018- 119406; H-2019-0080 (phase 1 Final Plat). Page 2 B. Project Area Maps Future Land Use Map Aerial Map Zoning Map Planned Development Map III. APPLICANT INFORMATION A. Applicant AMH Development, LLC – 280 Pilot Road, Ste. 200, Las Vegas, NV 89119. B. Owner: AMH Burlingame Development TRS, LLC – 30601 Agoura Rd., Suite 200, Agoura Hills, CA 91301 C. Representative: Becky McKay, Engineering Solutions, LLP – 1029 N. Rosario Street, Suite 100, Meridian, ID 83642 IV. STAFF ANALYSIS The proposed final plat consists of 45 building lots and 10 common lots in the R-8 zoning district. The minimum lot size proposed is 5,504 square feet with an average lot size of Page 3 approximately 6,463 square feet. The total open space for this project is spread across two phases of development— approximately 1.59 acres of the approved 2.26 acres are proposed in this second phase in compliance with the approved preliminary plat. In addition, the multi- use pathway amenity is proposed with this phase of the project as depicted on the landscape plans (Exhibit C). The other proposed amenity for this project (children’s play structures) was built with phase 1 of development. NOTE: The proposed multi-use pathway resides within the Settler’s Irrigation easement and cannot be landscaped with trees in accord with UDC requirements. The Applicant’s landscape plan shows all other UDC landscape requirements to be met regarding the pathways. However, the Applicant will need to apply for Alternative Compliance to show alternative means of meeting the UDC requirements; Staff has recommended a condition of approval regarding this in Section VII of this report. Because the number of building lots and the amount of common open space is the same as in 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. 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 (dated: 07/11/18) Page 5 B. Final Plat (dated: 03/02/2020) Page 6 C. Landscape Plan Page 7 Page 8 Page 9 Page 10 D. Common Drive Exhibit Page 11 VII. SITE SPECIFIC CONDITIONS 1. The applicant shall comply with all applicable conditions of approval associated with this site: (H-2017-0055, Development Agreement Addendum Instrument No’s. 2018-014051 and 2018- 119406; and H-2018-0079, Preliminary Plat). 2. Because the Phase 1 Final Plat has not received City Engineer signature as of this approval, the applicant has until November 20, 2020, the date of approval for the Burlingame Subdivision Preliminary Plat (H-2018-0079), to obtain City Engineer’s signature on the final plat for this phase or apply for a time extension in accord with UDC 11-6B-7. 3. The final plat prepared by Engineering Solutions, dated 3/02/2020, shall be revised prior to City Engineer’s signature as follows: • Include the ACHD License Agreement Instrument Number on Note #12 and in the legend. • Add a note to the Final Plat stating “Lots 21 and 22, Block 3, and Lots 1 and 13, Block 5 are subject to a public access easement for the multi-use pathway within them” and note that easement number. 4. Prior to City Engineer signature, the Common Drive Exhibit shall be corrected to depict an eight- foot setback along the western boundary of Lot 11, Block 5 to be consistent with the eight-foot easement in this location. 5. Prior to submittal of a final plat for City Engineer signature, the applicant shall submit public access easements for the multi-use pathways on Lots 21 and 22, Block 3, and Lots 1 and 13, Block 5. Submit easements to the Planning Division for Council approval and subsequent recordation. The easements shall be a minimum of 14’ wide (10’ pathway + 2’ shoulder each side). Use standard City template for public access easement. Easement checklist must accompany all easement submittals. Coordinate with Kim Warren from the City of Meridian Parks Department. 6. Prior to City Engineer signature of the final plat, the Applicant shall obtain Alternative Compliance approval for the landscape plan, due to trees not being allowed in the Irrigation District easement within the common lots on the west and north boundaries. 7. 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, at (208) 887-1620 for more information. 8. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the applicant of responsibility for compliance. 9. The applicant shall construct single family detached dwellings in accord with the recorded development agreements. 10. All fencing shall be installed in accordance with UDC 11-3A-7; the proposed semi-private fencing depicted on the landscape plan does not meet UDC requirements for fencing along common open space areas. VIII. 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 Page 12 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. 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 Page 13 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 6-7 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. 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 addressed per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any Page 14 other applicable law or regulation.