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CC - Staff Report Page 1 HEARING DATE: 7/7/2020 TO: Mayor & City Council FROM: Sonya Allen, Associate Planner 208-884-5533 SUBJECT: H-2020-0063 Sky Mesa No. 4 LOCATION: NWC and the SWC of S. Eagle Rd. and E. Taconic Dr., in the E ½ of Section 32, T.3N., R.1E. I. PROJECT DESCRIPTION The Applicant proposes a Final Plat consisting of 38 buildable lots, 10 common lots and 2 other lots on 12.08 acres of land in the R-4 and R-8 zoning districts. II. APPLICANT INFORMATION A. Applicant: Sky Mesa East, LLC – 729 S. Bridgeway Pl., Eagle, ID 83616 B. Owner: Woodside Harris, LLC – 729 S. Bridgeway Pl., Eagle, ID 83616 C. Representative: Becky McKay, Engineering Solutions, LLP – 1029 N. Rosario St., Ste. 100, Meridian, ID 83642 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. There is one (1) fewer buildable lot in Block 7 and two (2) additional common area lots in Blocks 2 and 7 for storm drainage proposed on the final plat than was depicted on the approved preliminary plat. Because the number of buildable lots did not increase and the amount of common open space area did not decrease, Staff deems the final plat in substantial compliance with the approved preliminary plat as required. STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Page 2 IV. DECISION Staff recommends approval of the proposed final plat within the conditions noted in Section VI of this report. V. EXHIBITS A. Preliminary Plat (date: 8/17/2017) Page 3 B. Final Plat (date: 5/20/20) Page 4 C. Landscape Plan (dated: 5/20/20) Page 5 Page 6 Page 7 D. Common Driveway Exhibits Page 8 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-2017-0068, Development Agreement #2017-119308). 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 previous phase final 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 Land Solutions stamped on 5/20/2020 by Clinton W. Hansen, shall be revised as follows: a. Change the street name “S. Mesa Trail Way” to “S. Rosalia Way” per the Ada County Street Name Review letter. b. Note #8: Include Lot 59, Block 2 as a common lot. c. Legend: Include the recorded instrument number of the existing ACHD permanent easement. d. Include the Book number and Pages number of the Sky Mesa Subdivision No. 3 note graphically depicted on the face of the plan on Sheet 1. e. Provide a minimum 20-foot wide access easement over Lot 63, Block 2 to the Fulcher parcel (#S1132142001) in accord with UDC 11-3A-3A.3 either graphically on the face of the plat or via a separate recorded easement referenced on the plat. If a separate easement is granted, submit a recorded copy of the easement to the City with the final plat for City Engineer signature. 5. The landscape plan prepared by Breckon Land Design dated 5/20/20, is approved as submitted. 6. The rear of 2-story homes constructed on Lots 64-69, Block 2 and Lots 10-12, Block 8 visible from S. Eagle Rd. 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. 7. A perpetual ingress-egress easement for the common driveways on Lots 55 and 63, Block 2 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. If included in the CC&R’s as referenced in plat note #8, a recorded copy of the CC&R’s documenting such shall be submitted with the final plat for City Engineer signature. 8. A public pedestrian easement shall be submitted for the multi-use pathways on this site unless the pathway(s) will be in the right-of-way in which case it should be covered under a pedestrian easement with ACHD. 9. “No Parking” signs shall be installed along the 42-foot wide street sections. 10. Future development of Lots 54, 56-58, 62 and 64-66, Block 2 shall be consistent with Exhibit D in Section V. Page 10 11. 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. Type 1 streetlights are required on Eagle Road every 300' staggered from the lights on the east side of the road. 2. The angle of the sewer line coming into and out of manhole SSMH #SK11D needs to be 90 degrees minimum. 3. City manholes cannot be in common drives or sidewalks (SSMH #SK11E). Relocate to be outside these areas. 4. A manhole needs to be added near the end of the common drive that leads to parcel S1132142001. A 14-foot wide compacted gravel access path is required over and around the manhole per City requirements. The sewer main and manhole are allowed due to the unique nature of this common drive (access to another parcel). 5. Sewer coming from Phase 2 needs to come out to E Taconic Dr and run along the road instead of the access path. Existing manhole SSMH #SK11B needs to be relocated out into Taconic Drive. 6. This phase of the development ends in a dead-end water main at the northeast corner in the common drive, which may result in poor water quality. Development to the north will eliminate this dead-end and correct this problem. End the water main in the common drive at the northeast corner with a fire hydrant for flushing. General Conditions: 7. 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. 8. 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. 9. 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. 10. 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. 11. 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. 12. 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 p rovided Page 11 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. 13. 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. 14. 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. 15. 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. 16. 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. 17. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 18. Developer shall coordinate mailbox locations with the Meridian Post Office. 19. All grading of the site shall be performed in conformance with MCC 11-1-4B. 20. 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. 21. 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. 22. 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. 23. 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. 24. 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. Page 12 25. 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. 26. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 27. 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. 28. 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. 29. 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. 30. 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.