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Z - Final Plat Approved CC 5-25 Goddard Creek Townhomes FP-2021-0029 Item#4. STAFF REPORT C:�*%_ W IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 5/25/2021 Legend DATE: L11 �� 0 OProject Location TO: Mayor&City Council ��,m rt-oWE�E-MLLt � ® FFM FROM: Joseph Dodson,Associate Planner ff 208-884-5533 -� �� _ R-$ SUBJECT: FP-2021-0029 C_G L-0 C-C ID5 L_0 Goddard Creek Townhomes -RUT— I LOCATION: The site is located in the northwest corner C-N ®R-8 of W. McMillan Road and N Goddard RU.T� I0T Creek Way, in the SE 1/4 of the SW 1/4 of R-4. Section 26, Township 4N.,Range 1 W. `R-2 R'4 P �\ F" o -RUT+ I. PROJECT DESCRIPTION Final Plat consisting of 34 age-restricted, attached, single-family residential building lots and nine (9) common lots on 4.62 acres of land in the R-15 zoning district. The Applicant has also applied for Alternative Compliance to the Private Street Standards (UDC I I- 3F-4)to incorporate faux gates in lieu of a gated community consistent with a condition of approval of the approved Rezone and Preliminary Plat. The director has approved the request for alternative compliance (see analysis below). II. APPLICANT INFORMATION A. Applicant/Owner: Steve Schmidt, SI Construction,LLC— 1016 W. Sanetta Street,Nampa,ID 83651 B. Representative: Sophia Durham, Conger Group—4824 W.Fairview Avenue,Boise,ID 83706 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 only phase of development of the Goddard Creek Subdivision. The same number of buildable lots, common lots, and amount of open space is proposed as were approved in the preliminary plat. In fact,the amount of qualified open space has slightly increased due to the large open space lot(Lot 23)being larger than it was with the preliminary plat approval. Pagel Page 72 Item#4. Staff finds the proposed final plat is in substantial compliance with the approved preliminary plat as required. Alternative Compliance The Applicant has requested Alternative Compliance approval,per the standards in UDC -11-513- 5B2,to provide an alternative to the requirement to construct a gated community per the Private Street Standards,UDC 11-317-4. The Applicant was essentially required to construct private streets within the development due to its location being landlocked by public roads that cannot allow access therefore,requiring development access via an already existing private street. In lieu of constructing functional gates,the Applicant has proposed four(4) faux gates at the entrances to the development; one gate on each side of the two private streets. The Applicant has shown the gates' proposed locations and provided an exhibit of the gates with the revised landscape plans. Staff supports the proposed alternative to the gate requirement of the Private Street Standards and finds the proposed alternative meets the intent of the standards. 1. Strict adherence or application of the requirements are not feasible; or Strict adherence to the Private Street Standards(UDC 11-3F-4) in this situation is feasible but would require significant redesign and change the character of the development. With the development being an age-restricted product and wanting to integrate with adjacent development, strict adherence to the standards is not desired by Staff or the Applicant. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Applicant is providing four(4)faux gates at the entrances of the subdivision that are anchored by 5-foot tall stone pillars.Although the gates will not be functional, they should provide for the privacy envisioned by a private street/gated community. Therefore,Staff finds the alternative compliance provides an adequate aesthetic and meets the intent of aforementioned standards. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The alternative means provided by the Applicant is not detrimental to the public welfare of the subject property or to those surrounding properties. In addition,Staff finds the alternative means will enhance the character of the immediate area and the approved subdivision. IV. DECISION A. Staff: Staff recommends approval of the proposed final plat with the conditions of approval in Section VI of this report. The Director has approved the Alternative Compliance request per the findings in UDC 11-5B-5B2. Page 2 Page 73 Item#4. V. EXHIBITS A. Preliminary Plat(date: 9/2/2020) WN 5[pryCE (CCMNUNIIY BUSINE6J II I ill ,r cRNEwA��yE y i e Ca IIII� o d II� imp, 0 r b y — n II I II o e e7 Cfj i, O s. P I NORn1 connnRo GREEN wNr — C': N.GMDIRo a =a a 21 Y v tm :i FAR . i�4�'k € FN�• { 3 - �Ee -zh sly �£ 4� =Y^'+ AV &ASSOCIATESGODDARD CREEK SUBDIVISION - ,°�n ENCINFERAL6TRUCT RS INC.PRELIMINARYPLAT +ms 00k STFUCTD6I CONICN16 W ';x °Excxivr°x� A 063061 _ REVISIONS E(2ReI269-]A2] Page 3 Page 74 Item#4. B. 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I ARE w Ix11 RH1ERT As9%ILF Ox ALL aE mmRo AND aONmOo' S1355'a54 eR k a eax TMs Alta RROAe AN, u PNAxtx Is mwlsPT£ 916" s3Y5Y 'Ss•E OF MF Kx[#ffi PNP�EOOIAMO mmEgRIeM DIM m�aA, 90xB'BO• —19E s.BYsS• m1y awcNs Ls R 11 An0 LOT 22 BLKN 1 19 1d]Z35' Td'2'/E Pkornm PoR m Nrt'csrtxeRi14T A oinows exo kE5 RIIC1Ti0NLOFv m. FnN wig mwNADJACENT PUBLIC uINCEs,POAD MOTmla'nlu Ls°uE`Kz11 AREAll vN s TO ATER(10) "I I—INEDN'rzs'aY xINTYw'Y OIMID ONED �E(3) IaR Laf IHES uNLORIN[MEN9pEu VmF1 111e EASEMEInsEl utE As All lOrx arcsx'am reaw ON TWO •zrcm SBI�r3o•w 10 W(5)LFOOT m,D—RNNA I AEA E­AEN 1 Ear seem -.D w 1 AND LOTS n TNRw NL.T 40113m rmw 1 - O AAO amsrw• ,a•esw vPAxT m Ax useAIINT AmEOMExr PIA wsmuNEDT xp zma-oea�z m.- 1.1vx OD 10—NO.NIDE 1111.FEAMAnENT use T 11.11 ZaW se'm• 'saw 1 CReSS/m+E%T ICCMune9 FA.4u. 1Ha>s n-DT "OD lg1yY%'W sM0--(RttO— IL 1.34uB IN E=102 CR PL4R AT PM#1M')nvut 1 e 11 MIpE INfAE55/FMESS RY Xxx+rAsc2 A*w 1,tt xERIWN—NTO�ixAi[R�ux[Ti.l..T emlaF-uuTA .R.—-s.(RECpmen ON MAT R;..IN—NO OE Pull AT PARE IOee) 11 A'NER M Lry>LS�BTME Pusnc EHRAP wvs.T POUORx T E OOA--- ' sukwwmL NERIAPm m[xouuudT Nm A] irou ND wu m1 X 6'N x ORFas 1mFf eusne Ou_ 1e_TAN E IE E MINIM WI91DE o-PR nE Pu�alO R1GM-CF-WAYS. IIT'1 a1i l'BnxE ANo xExrc Mu 11 APPPx�F4 Br A..0 r.—T Lm Ac7Ess TJ A. RD AN OND A. bpl`AND Nay h a �e �"yN3 GIET� BOOK PAGE IDAHO ao55 w.EMERni. SURVEY JOB 40.21-087 izom EHT SHEET z of a GROUP,LLC Page 5 Page 76 Item#4. C. Landscape Plans (date: 5/17/2021) PLANT SCHEDULE sawn 1 nnEo Wien uArvs ar R o Nri<L '✓�1 "L' tea,"„°'.-,�.,.,,-.«,�,..,,,�,,, -�^^�s�a u,� ;:pt.usa?.' \\ a 11 ��L� xI�� •P �m �"per ."� :e e w� r� CITY oREQUIREMENTS PRE-PLAT RIM IT TAM— 11 TL E ,>.e 'IT Imo_ _ _�� .�_� E%•� _ o O �r• 1­®r,mrruoe�.uEaau®, a 1 a eD r _ 'q"-n- T Nvex q J q SITE DEVELOPMENT FEATURES c• Q F ' U m -- O LEGEND', EI w P —,aoL -11 ,e� - a W.McMILLAN RD. ---� a SITE] i LANDSCAPE PLAN """"" ��-•'� - L--L VICINITY MAP L1�� Page 6 Page 77 I ^ ` ' ~ ^ ^ ' Item#4. CG CONGER GROUP PROJECT AMENITY As shown on the preli urinary plat,the Goddard Creek community will feature a large open park with a covered picnic shelter. - -:fir.•r a photo shown is e sunifer product Chet wig Cie insteifed- 4924w.Fairview Ave.•Boise,Idaho•93706 209.336.5355 Page 8 Page 79 Item#4. D. Common Drive Exhibit(Lots 12 and 22) w� a� z w T=: � - e� F,j1— r, 0 p90 �a - i '- --- __ .______ _____ • w s¢rw awns w ————— it J ' -----_ I I � I ar _ -. Page 9 Page 80 Item#4. E. Emergency Access/Common Drive Exhibit W SELWAY KPIDS LN 1 I I 1 W APGAR CREEK L 0 E ❑RI EW Y EM RCE CY ACCESS EP— f— EP EP EP W MCMILLAN RD --EP EP EP 30.0' 20.0' 5.0' 10.0' 10.0' 5.0' d a [a3 z VARIES VARIES 2+-4% 2-4% C7 (9 2� ASPHALT PAVEMENT 4" -Y4" MINUS 1 10" PIT RUN EMERGENCY ACCESS SECTION -NTS- TlS - LEAVITT&ASSOCIATES EMERGENCY ACCESS EXHIBIT ENGINEERS,INC. w STRUCTURAL*CIVIL ° SI CONSTRUCTION �GODDARD CREEK SUBDIVISION SURVEYING a 1016 W.SAN ETTA obN—— male: m NAMPA,IDAHO63651 SD078.001 PHONE-(20a)283-7427 r NJP 1324FIR 7STRESOM, NPA,IMF 85aDL PDL NME(M 3 4 ( - Page 10 Page 81 Item#4. 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-2020-0092,DA Inst. #2021-014149). 2. The applicant shall obtain the City Engineer's signature on the final plat by December 22, 2022,within two (2)years of the date of approval of the preliminary plat(December 22, 2020), in accord with UDC 11-613-7, 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 Idaho Survey Group,LLC, stamped on 04/8/21 by John S. Gletne, is approved with the following conditions: a. Add plat note stating development is subject to the provisions contained within the City of Meridian Development Agreement,Inst. #2021-014149. b. Add the Book and Pages for the adjacent subdivisions noted on sheet 1 of the Final Plat. 5. The landscape plans shown in Section V.C,prepared by South Beck&Baird,with a revision date of 05/17/21, shall be revised as follows prior to signature on the final plat: a. Add an additional section of stamped concrete between the Lot 12 common drive/emergency access and the internal sidewalk adjacent to Lot 35 due to this common drive acting as the sidewalk connection to the arterial sidewalk along McMillan Road. 6. Future homes constructed in this phase shall be generally consistent with the elevations approved with the preliminary plat application(H-2020-0092)with materials and architectural features to be the same or of higher quality as shown in the elevations. 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, Sue Prescott, at 887-1620 for more information. 8. A perpetual ingress/egress easement shall be filed with the Ada County Recorder for the common driveway that also functions as an emergency access(Lot 12),which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. A copy of the recorded easement shall be submitted to the Planning Division prior to signature on the final plat by the City Engineer. 9. An administrative design review application shall be submitted to the Planning Division and approved prior to submittal of building permit applications for the attached single-family homes; one design review application may be submitted for the overall development. 10. 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 water main connection in Apgar Creek Lane must be to the 8"mainline,not 6"hydrant lateral. Page I I Page 82 Item#4. 2. The existing sewer main stub from McMillan Road must be abandoned at the edge of pavement by capping the line. Line the remaining manhole sewer inlet with CIP liner. 3. Connect SSMH-A3 directly to the sewer main in McMillan Road by installing a new manhole South of SSMH-A3. Proposed manholes SSMH-A2 and SSMH-A1 should not be installed. General Conditions: 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 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 11-313-14A. 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 Page 12 Page 83 Item#4. 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-I 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 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 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. 20. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 21. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so, how they will continue to be used, or provide record of their abandonment. 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 Page 13 Page 84 Item#4. 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 other applicable law or regulation. Page 14 — Page 85