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CC - Staff Report REVISED 7-7 Page 1 HEARING DATE: 7/7/2020 TO: Mayor & City Council FROM: Sonya Allen, Associate Planner 208-884-5533 SUBJECT: H-2020-0052 Aegean Estates No. 1 LOCATION: East side of N. McDermott Rd., ¼ mile south of W. McMillan Rd. (south of the Five Mile Creek), in the NW ¼ of Section 33, Township 4N., Range 1W. 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 STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT 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) Page 3 B. Final Plat (dated: 6/11/20) C. Landscape Plan (dated: 06/29/2020) & Site Amenity Details Page 5 Page 7 Page 9 D. Common Driveway Exhibit E. Qualified Open Space Comparison between Approved Preliminary Plat & Final Plat Page 11 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 11-3B-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). Not applicable as the area isn’t a required landscape area and doesn’t count toward qualified open space. 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 11-3B-10C.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; or shall be depicted on the face of the plat. 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. 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 D103.6 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 11-3A-7C. 15. Future development of Lots 5-7 and 9, Block 3 shall be consistent with Exhibit D in Section V. 16. 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 1 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%. Page 13 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 p rovided 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. 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 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. 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. Page 15 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.