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CC - Staff Report 10-13 Page 1 HEARING DATE: 10/13/2020 TO: Mayor & City Council FROM: Joseph Dodson, Associate Planner 208-884-5533 SUBJECT: H-2020-0090 Lavender Heights No. 1 LOCATION: Generally located east of S. Locust Grove Rd. and north of E. Lake Hazel Rd., in the S ½ of the SW ¼ of Section 32, T.3N., R.1E. I. PROJECT DESCRIPTION Final plat consisting of 76 single-family residential building lots, 18 common lots, and construction of a 10-foot multi-use pathway on 23.19 acres of land in the R-4, R-8, R-15, and R-40 zoning districts. II. APPLICANT INFORMATION A. Applicant/Owner: LH Development, LLC – PO Box 344, Meridian, ID 83680 B. Representative: Ben Thomas, Civil Innovations, PLLC – 1043 E. Park Blvd. Ste. 101, Boise, ID 83712 III. STAFF ANALYSIS Staff has reviewed the proposed final plat for substantial compliance with the preliminary plat as required by UDC 11-6B-3C.2. This is the first phase of development of the Lavender Heights Subdivision. The same number of buildable lots, common lots, and amount of open space is proposed as were approved in the preliminary plat. The Applicant is also required to construct and landscape a major portion of the multi-use pathway located adjacent to the Farr lateral, per the Development Agreement provisions. The Applicant has provided both construction drawings and landscape drawings showing the required pathway area but it will not be platted until future phases. This first phase of development provides 3.05 acres of qualified open space; the preliminary plat requires 6.46 acres (or 12.3% overall) of qualified open space. This phase therefore provides approximately 47% of the developments open space requirement. STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Page 2 Staff finds the proposed final plat is in substantial compliance with the approved preliminary plat as required. IV. DECISION A. Staff: Staff recommends approval of the proposed final plat with the conditions of approval in Section VI of this report. Page 3 V. EXHIBITS A. Preliminary Plat (date: 4/17/2020) Page 4 B. Final Plat (date: 10/6/2020) Page 5 C. Landscape Plans (date: 9/16/2020) Page 6 Page 7 Page 8 Page 9 Page 10 Page 11 D. Common Drive Exhibit Page 12 E. Open Space Exhibit – Phase 1 Page 13 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-2020-0009, DA Inst. #2020-106343). 2. The applicant shall obtain the City Engineer’s signature on the final plat by May 12, 2022, within two (2) years of the date of approval of the preliminary plat (May 12, 2020), in accord with UDC 11-6B-7, in order for the preliminary plat to remain valid or a time extension may be requested. 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 shown in Section V.B, prepared by Land Solutions, stamped on 08/03/20 by Clinton W. Hansen, is approved with the following conditions: a. Note number 4 - Add instrument number; b. Add a note for the required Meridian Pathways public access easement for the multi-use pathway along the western edge of the property and on Lot 1, Block 1. 5. The landscape plans shown in Section V.C, prepared by Breckon Land Design, dated 09/16/20, are approved as submitted. 6. Prior to signature of the City Engineer on this final plat, the applicant shall submit public access easements for the multi-use pathway required with Phase 1 development. 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. 7. Future homes constructed in this phase shall be generally consistent with the elevations approved with the preliminary plat application (H-2020-0009) with materials and architectural features to be the same or of higher quality as shown in the elevations. 8. 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. 9. 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. 10. The multi-use pathway along the Farr Lateral shall be owned and maintained by the HOA and incorporated into a common lot with a future phase of development. 11. The Applicant shall obtain Certificate of Zoning Compliance and Design Review approval for the changing rooms and pool located on Lot 1, Block 3. B. Public Works Site Specific Conditions: Page 14 1. Streetlight plan is required to be on a stand-alone drawing. Type 1 streetlights are required on E. Lake Hazel Road every 220' 2. SSMH 16, SSMH 20, and SSMH 21 must be accessible, via at a minimum a 14-foot wide compacted grave roadway capable of supporting 75,000 lb. operations vehicles. If SSMH 16 is relocated, make sure it is not in the sidewalk. 3. If access road to manhole is more than 150 ft. in length, a "T" type turn-around is required. 4. For future phases, eliminate or reduce where possible services crossing infiltration trenches 5. Please re-design storm water seepage beds so that sanitary sewer and water services don’t pass through them. 6. Due to the elevation differentials in this development, the applicant shall be required to submit an engineered master grading and drainage plan for approval by the Community Development Department prior to signature on the final plat by the City Engineer. This plan shall establish, at a minimum; the finish floor elevation of each building lot, the finish grade elevations of the rear lot corners, the drainage patterns away from each building pad, the drainage patterns of the overall blocks, and any special swales or subsurface drainage features necessary to control and maintain storm water drainage. Applicant's engineer shall consult the 2012 International Residential Code when establishing the finish floor elevations and drainage patterns away from the building pads. 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 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. Page 15 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. 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 Page 16 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.