HomeMy WebLinkAboutRoseleaf Subdivision No. 1 FP-04-032
BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
APPLICATION OF LmERTY
DEVELOPMENT FOR APPROVAL
OF 54 SINGLE-FAMILY
RESIDENTIAL BUILDING WTS
AND 7 COMMON LOTS ON 14.12
ACRES IN AN R-8 ZONE FOR
ROSELEAF SUBDIVISION NO.1,
LOCATED AT 3615 S. WCUST
GROVE ROAD IN THE NE Yo OF
SECTION 30, T.3N., R.1E.,
MERIDIAN, IDAHO
C/C 06/15/04
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CASE NO. FP-04-032
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council for Final Plat approval pursuant to
Meridian City Code § 12-3-7 on June 15,2004, and the Council finding that the Administrative
Review is complete ftom Sonya Allen, for the Planning and Zoning Department, and John Boyd,
Engineering Technician ill, dated: Hearing Date: June 15, 2004, to the Mayor and Council, and the
Council having considered the requirements of the preliminary plat the Council takes the following
action:
IT IS HEREBY ORDERED THAT:
The Final Plat of "PLAT SHOWING ROSELEAF SUBDIVISION NO.1,
LOCATED IN THE S V. OF THE NE \4 OF SECTION 30, T.3N., R.IE., BOISE
MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2004, SHEET 1 OF 3,
STAMPED: RECEIVED !UN 152004 CITY OF MERIDIAN CITY CLERK
OFFICE, BAILEY ENGINEERING, INC. CIVIL
ENGINEERINGIPLANNING/CADD", Liberty Development, Developer, is
1.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR ROSELEAF SUBDlVlSION NO. 11 (FP-04-032)
Page 1 on
Conditionally Approved subject to those conditions of Staff comments as set forth in
the Memorandum to the Mayor and City Council ftom John Boyd, Engineering
Technician Ill, and Sonya Allen for the Planning and Zoning Department, dated:
Hearing Date: June 15, 2004, listing 21 SITE SPECIFIC REQUIREMENTSIFINAL
PLAT and 11 GENERAL REQUIREMENTS, a true and correct copy of which is
attached hereto marked Exhibit "A", and consisting of five pages, and by this
reference incorporated herein.
2.
The final plat upon which there is contained the Certification and signature ofthe City
Clerk and the City Engineer verifying that the plat meets the City's requirements shall be
signed only at such time as:
1.
The Plat dimensions are approved by the City Engineer; and
2.
The City Engineer has verified that all off-site improvements are completed
and/or the appropriate letter of credit or cash has been issued guaranteeing the
completion of off-site and required on-site improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed with the City
Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A
request for a regulatory takings analysis will toll the time period within which a Petition for Judicial
Review may be filed.
Please take notice that tlús is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an interest
in real property wlúch may be adversely affected by this decision may, within twenty-eight (28) days
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR ROSELEAF SUBDMSION NO. I I (FP-O4-032)
Page 2 on
after the date of this decision and order, seek ajudicial review as provided by Chapter 52, Title 67,
Idaho Code.
By action of the City Council at its regular meeting held on the
15th
day of
IWî~
,2004.
By:
Attest:
By: 1ì).cL.~^ Q..VY\. )
City Clerk's Office
Dated:
-:¡"ð'-ú4
Z:\Work\MIMeridianlMeridian 15360MIR"",leafSubdi\ision No. I FP-o4-032\OrderFP.doe
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR ROSELEAF SUBDMSION NO. 11 (FP-O4-O32)
Page 3 of3
MAYOR
Tammy de Ween!
CITY COUNCIL MEMBERS
Keith Bini
William L.M. Nuy
Shaun Wardle
Charles M. Rountree
j
olfe;:¡ d i!t
IDAHO
CITY HAlL
(208) 888-4433 - Fax 887-4813
PUBUCWORKS
BUILDING DEPARTMENT
(208) 887.2211- Fax 898.9551
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-441J5
STAFF REPORT:
Hearing Date: June 15, 2004
To:
Mayor, City Council and Planning & Zoning Commission
From:
Sonya Allen, Assistant City Planner JII.
John Boyd, Engineering Tech. II 9~
Roseleaf Subdivision No.1
Re:
. Request for Final Plat Approval of 54 Single-family Residential Building
Lots and 7 Common Lots on 14.12 Acres in an R-8 Zone for Roseleaf
Subdivision No.1, by Liberty Development. (File No. FP-O4-032)
We have reviewed the above-referenced submittal and otTer the foUowing comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City ConneR:
APPLICATION SUMMARY & LOCATION
The applicant, Liberty Development, has requested final plat approval for the first of two phases
of Roseleaf Subdivision. The subdivision is located at 3615 S. Locust Grove Road in the NE \4
of Section 30, T.3N., R.lE. Phase one consists of 54 single-family residential building lots and 7
common area lots on 14.12 acres in an R-8 zone. The gross density is approximately 4 dwelling
units/acre. The net density is approximately 4.6 dwelling units/acre.
Staff finds that the submitted final plat substantially complies with the approved preliminary
plat.
Staff recommends approval of Roseleaf Subdivision No.1 with the comments and conditions
stated in this report.
SPECIAL CONSIDERATION
As approved by City Council on April 6, 2004, Site Specific Condition #1 of the Roseleaf
Pre1iminary Plat requires a separate common lot between Lots 17 and 18, Block 3. The purpose
Exhibit "A" lofS
Mayor & City Council
Hearing Date: June 15, 2004
Page20f5
of this common lot would be to accommodate pedestrian and emergency personnel access to
these four flag lots by connecting the common driveway to the south with the asphalt pathway
in the linear open space lot north of the flag lots. As submitted, the final plat does not show a
separate common lot in this area. However, staff does not believe a common lot is necessary.
This was discussed at the P&Z Commission hearing and ti1e Commission supported only
providing a break in the fence to allow for pedestrian access rati1er than requiring a separate lot.
This issue should be discussed during the Final Plat meeting. If the City Council agrees with the
applicant and stall: no change to the final plat is necessary. However, if the City Council wants
to require compliance with Condition #1, the final plat will need to be amended.
SITE SPECIFIC REOUIREMENTSIFINAL PLAT
1.
Applicant shall meet all terms ofti1e approved Annexation and Zoning (AZ-04-002) and
Preliminary Plat (pP-O4-00I).
2.
The pressurized irrigation system within this development is to be owned. and
maintained by the Homeowners Association. The development lies within the Nampa &
Meridian Irrigation District. The City of Meridian requires that pressurized irrigation
systems be supplied by a year-round source of water. If a creek 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 shall be responsible for the payment of
assessments for the irrigable common areas prior to signature on the final plat by the
Meridian City Engineer.
3.
Sanitary sewer service to this site shall be via mainline extension ITom the trunk line
installed for the Tuscany Village development. Applicant will be responsible to
construct the sewer mains to and through this proposed development. Subdivision
designer to coordinate main sizing and routing with the Public Works Department. Any
applicable latecomer fees shall be paid prior to signature on the final plat by the
Meridian City Engineer.
4.
Municipal water service to this site shall be via main line extensions ftom existing
mainlines installed adjacent to the proposed development. Applicant will be responsible
to construct the water mains to and through this proposed development. Subdivision
designer to coordinate main sizing and routing with the Public Works Department.
5.
Applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during ti1e plan review process, prior to
signature on the final plat per Resolution 02-374.
6.
Complete ti1e Certificate of Owners and its accompanying Acknowledgement.
Exbibit"A"2of5
Mayor & City Council
Hearing Date: June 15,2004
Page 3 of5
7.
8.
9.
Please revise the Landscape Plan as follows:
a.
Revise notes regarding fencing around common areas to read, "Solid 4' high
eeåaF vinyl fence wi 2' laUiee ea tap ar 13' high eedar feooe eaailtflltJted af a JCR
.¡jsiea material to be provided by developer !:milder ar bømeavvaer" per Findings
of Fact and Conclusions of Law (FF/CL) Site Specific Condition No. B.3. (pg. 5)
and 1.2. (pg. 15).
Revise notes regarding fencing along the ftontages on Locust Grove Road to
read, "6' àeeaFatj..¡e eeàar ar vinyl fence" per FF/CL No. 1.2. (pg. 15).
Add note: "All solid fencing shall taper down to 3 feet maximum height within
20 feet of all right-of-way."
Landscaping must be shown on the portions of Lots 16 and 19, Block 3 that are
beyond the 24-foot wide driveway surface per Preliminary Plat FF/CL No. B.4.
(pg. 6).
Show contours on any and all stormwater swales. All stormwater swales must be
in compliance with MCC 12-13-14 Stonnwater Integration.
Indicate that the pathways shown will be paved.
b.
c.
d.
e.
f
Please add or revise the following plat notes:
a.
Note No.2: Add the recorded instrument number for the AC.H.D. Stonn
Drainage Easements on Lot 1, Block 3 and Lot 4, Block 5.
Add Note: Fencing on the common lot lines of Lots 16 and 17, and Lots 18 and
19, Block 3, shall be restricted to six-foot open vision or four-foot solid per
Preliminary Plat FF/CL No.6 (pg. 6).
b.
The Surveyor must sign and date over his stamp.
10.
Revise the sectional location of the property to read, "... Located in the S Y, of the NE V.
~fSection30..."
11.
Please indicate the status of all properties (platted/unplatted) adjacent to this
Subdivision. Ifplatted property(s) exist, please indicate the Subdivision name(s).
12.
Add the bearing and correct the distance to read 35.00 feet (see note 13 below) on the
line between PLS caps 972 and 4998 at the northwest corner of the property.
13.
The submitted plat shows 33' of Right-of-Way. The Right-of-Way must be 35' (per Ada
County Highway District's pre-plat comments). Dedicate the remainder of the required
Right-of-Way ftom Lot 1, Block 1 and Lot 1, Block 2. Revise the plat to reflect this.
14.
Add the Real Point of Beginning notation at its proper location.
15.
Correct the directions of the bearings on the westerly subdivision boundary courses as
indicated on the redlined plat.
Exhibit "A" 3 of5
Mayor & City Council
Hearing Date: June 15,2004
Page 4 of 5
20.
21.
16.
Add the proper curve number to the southwesterly corner of Lot 1, Block 3.
17.
Revise the easements at the east side of Lot 5, Block 1 and the south sides (subdivision
boundary) of Lots 1-3, Block 6 and Lots 9-13, Block 2 to show 11' instead of 10' to
allow extra width for gravity and pressure irrigation (5' beyond centerline of pipe).
18.
Revise the side lot line easements (against the subdivision boundary for future phases) at
the west sides of Lot 4, Block 4, Lot 5, Block 5 and Lot 3, Block 6 to show 5' instead of
10' (pressure irrigation lines were moved to the west sides of these lot lines as part of the
Subdivision Review process).
19.
Revise tl1e side lot line easement at the south side of Lot 3, Block 2 to show 5' instead of
10' (a pressure irrigation line was moved to the norti1 side of Lot 4, Block 2 as part of
the Subdivision Review process).
Revise the side lot line easements at the north sides of Lot 1, Block 5 and Lot 4, Block 2
to show 8' instead of 5' to allow extra width for pressure irrigation lines that were
moved as part of the Subdivision Review process (5' beyond centerline of pipe).
Staff's failure to cite specific ordinance provisions or tenns of the approved annexation
or preliminary plat does not relieve Applicant of responsibility for compliance.
GENERAL REOUIREMENTS
2.
1.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
City Ordinance 12-4-13. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association, witl1 written confirmation of said
approval submitted to the Public Works Department.
Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
3.
Street signs are to be in place, water system shall be approved and activated, pressurized
irrigation system approved and activated, drainage lots constructed, fencing installed,
and road base approved by the Ada County Highway District prior to applying for
building permits. All development improvements, including fencing, micro-paths,
irrigation, and landscaping shall be installed and approved prior to obtaining certificates
of occupancy. A letter of credit or cash surety in the amount of 110% will be required
for all fencing, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
Exhibit"A"4of5
Mayor & City Council
Hearing Date: June 15,2004
Page 5 of5
4.
Two-Hundred-fifty watt (25Ow) and One-Hundred watt (lOOw), high-pressure sodium
streetlights will be required at locations designated by the Public Works Department. All
streetlights shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants. Final design locations and quantity are detennined
after power designs are completed by Idaho Power Company. Street light contractor to
obtain design and permit ftom the Public Works Department prior commencing
installations.
5.
Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
6.
Submit "Final" letter ftom the Ada County Street Name Committee, approving the
subdivision and street names. Make any corrections necessary to conform.
7
Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
8.
Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief
and the Public Works Department.
9.
Provide five-foet-wide sidewalks in accordance with City Ordinance Section l2-5-2.K.
Sidewalks are to provide a clear five-foot-wide (four feet if detached) walkway pathway
without encroachment of mailbox structures.
10.
All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
11.
No building permits shall be issued within the development until a final plat has been
recorded for this subdivision.
RECOMMENDATION
Staff recommends approval of the final plat for RoseleafSubdivision No.1 with the above
stated comments and conditions.
Exhibit "A" 5 of5