CC - Staff Report 7-7 STAFF REPORT C�
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COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 7/7/2020
DATE: (Legend R-8 0
( Project Lacfl-fian R- Nme�;
TO: Mayor&City Council R-15 R-1
FROM: Sonya Allen,Associate Planner -
208-884-5533
SUBJECT: H-2020-0052 R
Aegean No. 1
LOCATION: East side of N. McDermott Rd., 1/4 mile
south of W. McMillan Rd. (south of the
Five Mile Creek),in the NW 1/4 of RUT
Section 33,Township 4N.,Range 1W.
' C-
R-.8 R-
I. PROJECT DESCRIPTION
Final plat consisting of 70 buildable lots, 15 common lots and 1 other lot on 22.11 acres of land in the
R-4 and R-8 zoning districts.
II. APPLICANT INFORMATION
A. Applicant:
Challenger Development,Inc.— 1977 E. Overland Rd.,Meridian, ID 83642
B. Owner:
Endurance Holdings,LLC— 1977 E. Overland Rd.,Meridian, ID 83642
C. Representative:
Becky McKay,Engineering Solutions, LLP 1029 N. Rosario St., Se. 100,Meridian,ID 83642
III. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat(H-2017-0114)in accord with the requirements listed in UDC 11-6B-3C.2.
In order for the proposed final plat to be deemed in substantial compliance with the approved
preliminary plat as set forth in UDC 11-6B-3C.2,the number of buildable lots cannot increase and the
amount of common area cannot decrease. Staff has reviewed the proposed plat and the number of
buildable lots has increased by two (2) and the common open space has increase by 1.04 acres as
documented in Exhibit E. This change is due to the removal of two(2)buildable lots in Block 12
which were allowed to be relocated elsewhere in the subdivision and were included in this phase; and
Page 1
the requirement for larger lots to be provided as a transition to the Weaver rural residential property
at the southwest corner of the development(#S0433234140). Therefore, Staff deems the proposed
final plat to be in substantial compliance with the approved preliminary plat as required.
IV. DECISION
Staff recommends approval of the proposed final plat with the conditions noted in Section VI of this
report.
V. EXHIBITS
A. Preliminary Plat(dated: 7/31/2017)
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C. Landscape Plan(dated: 04/13/2020)& Site Amenity Details
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NOT FOR CONSTRUCTION
Mudd:Steelworx Hexagonal Shelter,46'
Manufacturing Mission; To provide all prefatxicated campnnents and installation Inslrucdwls for a 16'hexagonal(measured from eave to
eave)free sLanding bolt together,tubular steel constructed shelter kll.
Design Criteria; Structure Is typlcally designed for a 25 lb Ilve load and a 90 mph wind lead capaclty,but can be designed based on speclflc site
requirements upon request, All structural members are ASTlat"Ga L1,S,grade E.steEl. Welded c❑nnectlon plates shall he A.STM A-38 hot
rolled steel. All welding performed to latest AVVG standards by ASTfq Gertlfled welders and provided In accordance to same.
Tubular Steal Columne and Seams; Standard column dimension shall be 5"x 5'X 3116"tubular steal welded to 518'base plates. Main
support beams are 7"x 5"x 3116"and putllns are 6'x 3"x l ig". All framing con nectlons are done using A325 grade bolts within concealed
access openings from above and will later be concealed by"roofing, All roof framing shall be lush against the roof decking to eliminate the
possibility cf blyd nestlrsg. Steel sizes are prellminary and may change upon Anal engineering based on actual site conditions and load
requirements{site specific engineering shall he an additional test),
Roofing! 24 Ga.pre-cut steel panels with Kyner 600 flrllsh In a varlety of calofs with white underslde. Roof slope Is a 8112 pltch wlth a eave
helght of 7'-43". Alse avallable wlth 4112 or 5112 pitch roof. Attached to structural framing with engineered strength self tapplog screws.
Frame Hnlsh; All steel framework will Teceiva a corrosion protective TGIG Polyester powder coat,eleclro-statirally applied and cured at 4q0°F,
A large selectlon of standard colors are available.
Foundation; All rc)lumns need to be anchored hr concrete footings(footing
design provided separately}. Columns can be surface mounted with anchor bolts 24 GA,PRE.CLrr STEEL
at or below finish slab elevation or they can be embedded directly Into the footing, 12 PANELS&TRIM
Optional base plate covers are avallable at art eddltlonal cost. £
Hardware; All structural hardware arrd roofing fasteners shall be provided.
Warranty; 5 years against manufaQIumrdefect&
Not Included: Concrete work of any kind,unloading of product and Inslallatl❑n,
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Additional Options:
• Flexlblllty of Design • Provlslons for Electrical
Such as:44elght and Pitch • Lexnn Wlnd Screens
• Additional Engineering • Tongue 8 Groove Roof Pecking
■ Variety of Colors ■ Asphalt Shingles,Standing Seam,
• Decorative RaIlings,Lattice, Cedar Shake,or Clay Tlle Rooling ELEVATION
Braces,Trlm,atc. ■ Composite Flnlshed Celling SCALE:NTS
• Cupolas and Rooftop Arcs. • Solar Panels&Solar t-ighting
• Column Style Varlatlons . Slie Furnishings and Arcs,
5'x 3'TU6E STEEL
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FOOTING LAYOUT PLAN FRAMING PLAN
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COVERWORX
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t/ogW,qjit:hyecture Ernall:lrk@ ovenvmrx-neL DESIGN SPECIFICATIONS
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D. Common Driveway Exhibit
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AEGEAN ESTATES SUBDIVISION No. 1 (COMMON DRIVE EXHIBIT A)
Page 9
E. Qualified Open Space Comparison between Approved Preliminary Plat&Final Plat
Sonya:
Aeti! Estriea No.1 IA¢IIr7Rtil Preliminary PWU %"t:dl,&:Ikde5+Io.i it kK9 PLL]
Qiallrwd Opaniparli, f]uallnod f4w SFAop:
L Cantral!•neni[y ink-54,40e 5F(3-35■�l 1.Cent-al Anx Hy Lat-f,?,M SF 11AAW)
2, EP*Sr%ce LrrIJxdplllo Noah of 44aam 0rhe-52.270 SF I LM be.) 2.Erevenc9 L**Etftliig fa¢'I+or Aenisii DrRe•81.302 Sp{l 87 Acy
X Collodi Sutlar for mAh spa of A21Limn Cow-17.a5 W(A.79 ate] R.CaHactnr RLd&r an the suth solo gf,4uea2n Orhm-14.M SF 183d acj
#. WparrrXttArGp—Mrf%rf4%]-S,1J9SFP;LjR—] 4.ry1Deerfalthrtgrlal8uMw(H%M- F.IjjFL
m Add=mlYwDerwottnuffu Lot jim%j-1DXMBFL1313ar-I 5-AdditiC9ialukoumonwilfreiLatOif%l-1.%=sFf7.34er_1
& Mlrro-paihbx-SMosp[jWbal 6.Mcic-PethLol-4,MSr(M.1iK.[
7, End mockLwxkSaphq-mwm 7.1nd Ekmk Lardccaping-9,1675F 10.19 ac]
b tnd5[reeta-Fot4—i&-hi s-79,1MSFOM=1 a.Lo iiiiVreek&imL-widebuHers-19.WSFLOA4er-]
TMI J4un 3-74 acres Tntpl asws:4.77 j.Wtk lnrr.H9e in QpEn WpflW"I-04 ems]
••^Common Area m3a:lridjptl from tho oaltulatlon win the 962rtn Orainaga and MCFad d*n DrLn ant-27,TN
SF(4..59 et,L
Campanrig tFle cir in area deli it is appm rd thai the h,:g p•iise ne ds riie 9a AN:d Dp� space as . m Cre appeared Aralmnary Plat.I do not mhcipata any+edue6orrs in open mare For tine iu6um
pNd e'_.11ie+1.4r,re,she pfolm 9H6sd0 epope-o tee epgoo.t0 w3jire4 0p�spact•s r~on We ofigntdl lipp,oreJ prel nu+wlY PILK
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VI. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
Site Specific Conditions:
1. Applicant shall meet all terms of the approved annexation(Development Agreement-Inst.
#2017-116562) and preliminary plat(H-2017-0114)applications approved for this site.
2. The applicant shall obtain the City Engineer's signature on the subject final plat within two years
of the City Council's approval of the preliminary plat;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 Engineering Solutions,LLP, stamped by Clinton W.Hansen, dated:
6/11/2020,included in Section V.B shall be revised as follows:
a. Include the recorded instrument number of the existing ACHD permanent easement in the
Legend.
b. Note#12: Include the recorded instrument number of the ACHD License Agreement.
c. The PUDI easement on lots that have an attached sidewalk should be delineated as 10 feet per
preliminary plat condition#1.1.2b.
d. Modify note#14 to include a requirement for maintenance of a paved surface for the common
driveway capable of supporting fire vehicles and equipment as set forth in UDC 11-6C-3D.8.
A copy of the revised plat shall be submitted for City Engineer signature.
5. The landscape plan prepared by Jensen Belts Assoc., dated 04/13/2020, included in Section V.C,
shall be revised as follows:
a. Mitigation information shall be included in the calculations table on Sheet L5 for any existing
"volunteer"trees 4"caliper or greater that are removed from the site in accord with the
standards listed in UDC 11-313-10.C.5, as determined by the City Arborist.
b. The 5-foot wide buffer along the east side of the common driveway on Lot 8,Block 3 shall be
landscaped in accord with UDC 11-6C-3D.5 (if rock mulch is proposed,the area must
include vegetative groundcover at 70% coverage; or grass should be provided).
c. Depict a concrete pad at the end of the common driveways no more than 5 feet behind the
sidewalk that is of sufficient area to accommodate the receptacles of the residences that take
access from the common driveway as required by Republic Services per preliminary plat
condition#1.1.3b.
6. Prior to removal of any existing trees from the site,the Applicant shall schedule an on-site
appointment with Matt Perkins,the City Arborist,to determine if mitigation is required for any
existing trees proposed to be removed from the site per the standards listed in UDC 11-313-1OC.5.
7. A perpetual ingress/egress easement is required to be filed with the Ada County Recorder for all
common driveways,which shall include a requirement for maintenance of a paved surface
capable of supporting fire vehicles and equipment. A copy of the recorded easement should be
submitted to the Planning Division prior to signature on the final plat by the City Engineer.
8. Construction of the common driveway shall comply with the standards listed in UDC 11-6C-3D
and with the exhibit in Section V.D.
Page 11
9. Provide address signage at the entrance to the common driveway at the public street for homes
accessed by the common driveway for emergency wayfinding purposes; and sign the common
driveway with a"No Parking—Fire Lane"sign as set forth in IFC D 103.6 Signs.
10. Parking is only allowed on one side of the street in the areas where 29-foot wide street sections
are proposed in accord with International Fire Code and the ACHD Policy Manual. "No Parking"
signs shall be installed in those areas.
11. If 2-story homes are constructed on Lots 4-7, Block 3,they will be highly visible from N.
McDermott Road, an arterial street.Therefore,the rear elevations of 2-story homes shall
incorporate articulation through changes in two or more of the following: material type,
projections,recesses, step-backs,bays,banding,pop-outs,porches,balconies or other
architectural elements to break up monotonous wall planes and roof lines. This does not apply to
single-story homes.
12. The Applicant shall work with Valley Regional Transit(VRT)on transit stop amenities for this
site in accord with the Communities in Motion 2040 Plan that states this site is ideal for a transit
stop for future Employer Express Service. If none are determined to be needed by VRT, submit
written documentation from them to that effect.
13. 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.
14. All fencing shall comply with the standards of UDC I I-3A-7C.
15. 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:
1. The street light plan submitted with the construction plans appear to meet city requirements
based on a preliminary review. The type I streetlights on McDermott need to be placed over
McDermott Road, and not the entry road.
2. A Floodplain Development Permit is required. A hydraulic study was completed for The Oaks
Subdivision. Phase #1 of this development has no buildings in the floodplain. The permit is
needed for site work.
3. The applicant shall be required to pay the Oaks Lift Station and Pressure Sewer
Reimbursement Fees in the amount of$265.25 per building lot. The aggregate amount of the
reimbursement fees for the entire preliminary plat area must be paid prior to city signatures
on the first final plat.
4. The applicant shall be required to pay required to pay the Oaks Lift Station Pump Upgrades
Reimbursement fees in the amount of$185.43 per building lot. The aggregate amount of the
reimbursement fees for the entire preliminary plat area must be paid prior to city signatures
on the first final plat.
5. Slope between sanitary sewer manhole SSMH-1.01 and SSMH-1.10 is too steep. Maximum
allowable slope is 5%.
General Conditions:
6. 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.
7. 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.
8. 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.
9. 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.
10. 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.
11. 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.
12. 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.
13. 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.
14. 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.
15. 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.
16. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
17. Developer shall coordinate mailbox locations with the Meridian Post Office.
18. All grading of the site shall be performed in conformance with MCC 11-1-4B.
19. 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.
Page 13
20. 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.
21. 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.
22. 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.
23. 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.
24. 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 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.
25. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
26. 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.
27. 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.
28. 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.
29. 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 15