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CC - Staff Report 6-28 STAFF REPORT C:�*%- W IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 6/28/2022 Legend r DATE: 10Project Lflcaiian JOSTO: Mayor&City Council FROM: Alan Tiefenbach,Associate Planner 208-498-0573 � w SUBJECT: SHP-2022-0007 Z Ferguson Townhomes Short Plat LOCATION: 1335 NE 4th Street I. PROJECT DESCRIPTION The Applicant proposes a Short Plat to create two buildable lots on approximately 0.31 acres in the R- 8 zoning district. II. APPLICANT INFORMATION A. Applicant/Owner Matthew Ferguson-652 E. Bonita Canyon St.,Meridian,ID 83646 B. Representative: Kellen Ericson,Alpha Omega Engineering—652 E. Bonita Canyon St., Boise, ID 83706 III. NOTICING City Council Posting Date Newspaper Notification 06/09/2022 Radius notification mailed to properties within 500 feet 06/10/2022 Page 1 IV. STAFF ANALYSIS The applicant proposes to replat Lot 1,Block 1 of Olive Dale Subdivision No. 1 into two(2)lots to construct single family attached units; one on each lot. The applicant has submitted construction plans which indicate the intended floorplans and reflects curb, gutter and a 5 ft. wide attached sidewalk being constructed along the frontage of the property.As NE 4'St. is a local road, a landscape buffer is not required. A large portion of the property is shown to be within a 100-year floodplain. The Floodplain Administrator has noted a floodplain permit will be required prior to building permit. The short plat indicates the area of the floodplain and has a note requiring compliance with the City's floodplain regulations as required by UDC 10-6. Staff has reviewed the requested short plat proposal. If the plat is revised to adjust the internal lot line between Lots 1 and 2 so both lots meet the minimum 40 ft. frontage requirement in the R-8 zoning district,the proposal would meet the criteria for approval per UDC 11-6B-5. V. DECISION A. Staff: Staff recommends approval of the proposed short plat with the conditions noted in Section VII of this report. Page 2 VI. EXHIBITS A. Existing Olive Dale Subdivision No 1 OLIVE 6VLE 5[7BDIVISION NO. 1 PORTION OF Y 1IP. It 114 r 11 IA. SECTION T.TAK.,N.IE.r N.M. ADA COUNTY, IDAHO X i 9B9 r Ira s.p r ueu w ■ccr I Ip94.64 1320.E eao�IC' 41.71'9U CHAPIN SUBDIVISION 610, NO, 2 UNPLATTED e 0' h h W I I ¢ 1 I I i BACLEY 'm _ AVENUE � I 5,B9.5r1'IOr W. 585.38' ! W SIAO' 91.a2' 91-CI 7100 IGO.9fi lw� 4Ir I W — ---7.:5------ f- u+ 1 F 4 N w BL�CK }2 BLOCK I O I ILI _ r o; 30Ar• �2 qy il-pi 3,)Oe SC.oe n.o3 N.86.21'65"E. 555.25, '?99 Wore Srreir,rrn-mopnd Eo,emenr00T3E.00 le nrtrr ep Pepper rr O.ner �� 1 h ween Srreel Ip exemeea • fA QOI� 1 I m Irrgolipn UNPLATTED T 8 eery U. O _ a: f, I1,W.114 C..°-ae.7 g-a9'"CI'3�'w. em in sec-i Dine vex a. oil 2 Ve srr..lrip A. CURVE DATA CURY! R T L " CN. RER �•i o100 31 4 C-S Pa oil lt.n 19.d9 1 41 Iey9 Page 3 B. Proposed Short Plat(date: 3/11/2022) PLAT SHOWING FERGUSON TOWNHOMES A REPLAY OF LOT 1,BLOCK 1,OF OLIVE DALE SU BDMSION NO.1 . LOCATED WNH IN THE NE 1/4 OF THE NW 1l4 OF SECTION 7,TOWNSHIP 3 NORTH,RANGE 1 EAST, BOISE MERIDIAN,CITY OF MERIDIAN,ADA COUNTY,1a*10 2022 saD�avel,-ve � ��� ' � ___ _ __ �B•31'S1•E 565.38' __T __ _ __ �/ 5�•31'SYE 30A0 © I I � III 1 I 1 I I $ I R LOT 3(P;) LOT4Pv 1 z I I a E• H d �� rn � Y1� s71B•31'S]'E &S49' yyt1 da _Rt'snrrl Pa I auEutNriPa ti 1 Y b yyy O M 5 ' CID 6 I�= EDT2IF71 Zrr 1 sae•3s•Is•c 160.]8' a I I >7 t IUENC IIlEIMF��DR I n 211' �p NPR 5g8.55'S3�h' IPt,im697 �. 71-03' sse^wna"w IfiO.TT 588'49'33'W sYam,m,w 32KW LEGEND &A.S1S OF BEARJNG ' ROB SIIRDMSION PARCEL 9 NDARY UNIE UNALA77ED LOTRDMND4 YNNE 1 • •••••• •ADJACENT RECORD BOUNDARY LINE IRII EX6 NGE4EMENT6 NDARY Page 4 C. Conceptual site plan(date: 2/11/2022) i � I Ij 11 I I 58'09S 3„8T,9£,685 J oww' _ 1 — �—��,R I I I I I — EmJ m ® I I I f I I L ❑ I Ui ir I II �o dj COTI, r °J o z � I � I �L4 EJ 0 Z ffN TrIll I �° I ,LL'091 nn,.t0.9S-SSS � wF CC z ac I W a EO a a Page 5 VII. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division Site Specific Conditions: 1. The short plat prepared by Aaron P Rush PLS, dated 3/11/2022, included in Section VI.B is approved with the following revision: a) The applicant shall reconfigure the internal lot between Lots 1 &2 to meet the minimum 40 ft. lot frontage requirement of the R-8 zoning district. b) The internal lot line between Lots 1 &2 shall be graphically depicted as a zero- lot line. 2. The applicant shall obtain a floodplain permit in conformance with UDC 11-613-5 prior to building permit. 3. Administrative design review is required prior to building permit for all new attached residential structures containing two (2)or more dwelling units. 4. If the City Engineer's signature has not been obtained within two(2)years of the City Council's approval of the short plat,the short plat shall become null and void unless a time extension is obtained,per UDC 11-613-7. 5. Staff s failure to cite specific ordinance provisions or conditions from the previous approvals as noted in condition 3. above, does not relieve the Applicant of responsibility for compliance. 6. The short plat shall be recorded prior to submission of a building permit. 7. The development shall comply with all bulk,use, and development standards of the R-8 zoning listed in UDC Chapter 2 District regulations. B. Public Works Site Specific Conditions: 1. Applicant to provide DEQ approval of the setbacks with proposed water design. In addition to any DEQ requirements, applicant shall case water line per City requirements and extend the casing 10 feet past the edge of the infiltration trench and 10 feet past the sewer manhole. 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 Page 6 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 11-3B-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 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 Page 7 approved prior to the issuance of a certification of occupancy for any structures within the project. 18. 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. 19. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 20. 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. 21. 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. 22. 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. 23. 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 8 VIII. FINDINGS In consideration of a short plat,the decision-making body shall make the following findings: A. The plat is in conformance with the Comprehensive Plan and is consistent with the Unified Development Code; The Comprehensive Plan designates the future land use of this property as High Density Residential. The current zoning district of the site is R-8. The proposed short plat complies with the Comprehensive Plan and is developed in accord with UDC standards. B. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services are adequate to serve the site. C. The plat is in conformance with scheduled public improvements in accord with the City's capital improvements program; Staff finds that the development will not require the expenditure of capital improvement funds.All required utilities are being provided with the development of the property at the developer's expense. D. There is public financial capability of supporting services for the proposed development; Staff finds that the development will not require major expenditures for providing supporting services. The developer and/or future lot owner(s) will finance improvements for sewer, water, utilities and pressurized irrigation to serve the project. E. The development will not be detrimental to the public health, safety or general welfare; and Staff finds the proposed short plat will not be detrimental to the public health, safety or general welfare. F. The development preserves significant natural, scenic or historic features. Staff is not aware of any significant natural, scenic or historic features associated with the development of this site. Page 9