Loading...
HomeMy WebLinkAboutVallin Courts Subdivision FP-04-079 BEFORE THE MERIDIAN CITY COUNCIL CIC January 4, 2005 IN THE MATTER OF THE APPLICATION OF EARL, MASON, AND STANFIELD, INC. FOR APPROVAL OF 81 SINGLE- FAMILY RESIDENTIAL BUILDING LOTS AND 10 COMMON LOTS ON 19.94 ACRES IN AN R-8 ZONE LOCATED SOUTH OF WEST USTICK ROAD AND EAST OF VENABLE LANE IN A PART OF THENE %OFT.3N.,R.IW., SECTION 1. CASE NO. FP-04-079 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 January 4,2005, and the Council finding that the Administrative Review is complete ftom Sonya Allen, Assistant City Planner for the Planning and Zoning Department, and John Boyd, Engineering Technician II for the Public Works Department, dated: Hearing Date: January 4,2005, 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: 1. The Final Plat of "PLAT SHOWING V ALLIN COURTS SUBDIVISION IN A PART OF THE NE % OF T. 3N., R. IW., SECTION I, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2004, HANDWRITTEN DATE: 12/23/04, ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR V ALLIN COURTS SUBDIVISION 1 (FP-O4-079) Page 1 of3 SHEET 1 OF I, EARL, MASON, AND STANFIELD, INC.", WOODSIDE PROPERTIES, LLC, Developer, is Conditionally Approved subject to those conditions of Staff comments as set forth in the Memorandum to the Mayor and City Council ftom Sonya Allen, Assistant City Planner for the Planning and Zoning Department and John Boyd, Engineering Technician II for the Public Works Department, dated: Hearing Date: January 4, 2005, listing 20 SITE SPECIFIC REQUIREMENTSIFINAL PLAT and 8 GENERAL REQUIREMENTS, a true and correct copy of which is attached hereto marked Exhibit "A", and consisting of 5 pages, and by this reference incorporated herein, and the memorandum ftom Bruce Freckleton, a true and correct copy of which is attached hereto marked Exhibit "B" and consisting of 2 pages, and by this reference incorporated herein. 2. The final plat upon which there is contained the Certification and signature of the 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 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR V ALLIN COURTS SUBDIVISION I (FP-O4-079) Page 2 of 3 Clerk not more than twenty-eight (28) days after the fmal 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 this 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 which maybe adversely affected by this decision may, within twenty-eight (28) days after the date of this decision and order, seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. By action of the City Council at its regular meeting held on the 4- ..\-i.. day of5cinl \(\ \t.'ô- ,2004. Attest: By: Dated: ~-'2 \ -DC; ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR V ALLIN COURTS SUBDIVISION I (FP-O4-079) Page 3 of3 MAYOR TammydeWeerd olferi dlan IDAHO CITY HALL (208) 888-4433 - Fax 887-4813 PUBLIC WORKS BUILDING DEPARTMENT (208) 887-2211 - Fax 898-9551 CITY COUNCIL MEMBERS Keith BiId Christine Donnell Shaun Wardle Charles M. Rountree LEGAL DEPARTMENT (208) 888-4433 - Fax 887-4813 STAFF REPORT: Hearing Date: January 4, 2005 To: Mayor, City Council and Planning & Zoning Commission From: Sonya Allen, Assistant City Planner JIf. John Boyd, Engineering Tech. II 9.!6 Re: Vallin Courts Subdivision Request for Final Plat Approval of 81 Single-family Residential Building Lots and 10 Common Lots on 19.94 Acres in an R-8 Zone for Vallin Courts Subdivision, by Earl, Mason, & Stanfield (File No. FP-O4-079) We have reviewed the above-referenced submittal and offer the following comments, as conditions of approval. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY & LOCATION The applicant, Earl, Mason, & Stanfield, has requested fmal plat approval for the first phase of Vallin Courts Subdivision (preliminary platted as Salisbury Subdivision No.2). This phase consists of 81 single-family residential building lots and 10 common area lots on 19.94 acres in an R-8 zone. The gross density is approximately 4.1 dwelling units/acre. The net density is approximately 5.5 dwelling units/acre. This phase is located approximately % mile south ofW. Ustick Road on the east side of Venable Lane, in the NE % of Section I, T.3N., R.1 W. The common area lots within the subdivision consist of landscape, open space, and drainage lots and will be owned and maintained by the Homeowner's Association. The pressurized irrigation system within this development will also be owned and maintained by Nampa Meridian Irrigation District. A Conditional Use Perrnit/Planned Development was approved for this subdivision that allowed for reductions to the minimum requirements for lot frontage (ftom 65-ft. to 50-ft.), lot Exhibit "A" 4. FP-Q4-079 Mayor & City Council Hearing Date: January 4, 2005 Page 2 of 5 size (from 6,500 s.f. to 4,550 s.f.), and minimum block length (from 450-ft. to 300-ft.). Proposed amenities for the subdivision are a gazebo with a picnic area and a minimum lO-ft. wide pathway along the South Slough. Staff fmds that the submitted fmal plat substantially complies with the approved preliminary plat. SITE SPECIFIC REOUIREMENTSIFINAL PLAT 1. Applicant shall meet all terms of the approved Annexation and Zoning (AZ-03-036), Preliminary Plat (PP-03-042), and Conditional Use Permit (CUP-04-016). 2. The Construction Traffic Control Plan submitted to the Meridian Fire and P&Z Departments (dated 12/23/04 by Earl, Mason & Stanfield) is approved with the following conditions: a. Revise the last sentence of the instructions paragraph for the W. Sedgewick Drive sign as follows: "Sign§ to remain throughout construction of the subdivision inftastructure and residential construction. or until otherwise approved bv the Meridian Citv Council. b. Relocate the sign proposed on W. Indian Rocks Street at the east property line of Vallin Courts (labeled "Construction Access") to the N. Meridian Road entrance. c. If the construction signs cannot be located within the ACHD right-of-way on N. Meridian Road, applicant shall attempt to obtain. written consent ftom the property owners for the temporary signs. d. The Venable Lane access should not be signed or used as an alternative construction entrance unless first approved by the Meridian Fire Department as a viable fire apparatus road. 3. The min. 10-ft. wide pedestrian pathway along the South Slough shall be completed to the Parks Department's standards prior to any occupancy within the subdivision and shall connect to the pathway in Clearbrook Estates Subdivision. All fencing must be in compliance with MCC 12-4-10. Perimeter fencing for this phase must be installed prior to release of building permits. 5. Please revise the Landscape Plan dated 11-23-04, prepared by Earl, Mason, and Stanfield, as follows: a. Show the min. 14-ft. wide access road located over the sanitary sewer main on Lot 18, Block 2 and Lot 14, Block 6. Access road must be constructed to Public Works' standards. Vegetative groundcover (no trees) is required on each side of the Exhibit "A" Vallin Cnurts Sub FP.doc 12. FP-O4-079 Mayor & City Council Hearing Date: January 4, 2005 Page 3 of5 b. maintenance road. Min. 5-ft. wide paved pathway is required on Lot 12, Block 6. Show vegetative groundcover on all common areas. Show min. 10-ft. wide pedestrian pathway along South Slough and also connect the pathway to W. Indian Rocks Street on the west side of Lot 15, Block 6. If trees are proposed within the street stoI111water swale, please show tree locations on plan. Add one more species of trees per MCC 12-13-7-4. c. d. e. f. Three (3) copies of the revised landscape plan must be submitted to the Planning & Zoning Department prior to signature on the final plat. 6. This development lies within the Nampa & Meridian Irrigation District and the District will own and maintain the pressurized irrigation system within this development. 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 domestic 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. 7. Street signs are to be in place, water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building peI111its. 8. Prior to issuance of a building permit, or signature of a Final Plat on the subject properties, the Applicant shall submit evidence that the right-of-way requested for vacation, and any public utilities, has been approved by all required agencies and authorities. 9. All development improvements, including sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 10. 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. 11. Sanitary sewer service to this site shall be via mainline extension ftom existing mains installed adjacent to the property. 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. Municipal water service to this site shall be via mainline extension ftom existing mains Exhibit "A" Vallin Courts Sub FP.doc 20. Mayor & City Council Hearing Date: January 4, 2005 Page 4 of 5 installed adjacent to the property. 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. 13. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat per Resolution 02-374. 14. Please submit a copy of the Ada County Street Name Committee's "Final" letter for the street names and lot & block numbering. Make all corrections necessary to comply. 15. Please add the following plat notes: (9) "Building setbacks and dimensional standards in this subdivision shall be in compliance with Title II and Title 12 of the Meridian City Code unless otherwise modified by Conditional Use Permit (CUP-04-016) which allowed for reduced lot sizes, lot ftontages, and block length." (10) (11) Add Right to Farm Act note. "The bottom elevation of structural footings shall be set a minimum of 12" above the highest established normal ground water elevation." 16. The boundary information on the plat does not match the legal description in the Certificate of Owners. Please correct one or the other. 17. The legal description in the Certificate of Owner's states that a 5/8" Iron Pin was found to mark the North Quarter Corner of section I. On the plat, it is depicted (and described) to be a found Brass Cap. Please correct one or the other. 18. Please add the recorded boundary information ftom surrounding plats and place note in the legend. 19. Graphically depict an eight-foot wide (8') public utility, drainage & irrigation easement along the northerly side of Lot 6, Block 6, Lot 13, Block 7 and the easterly side of Lot 18, Block 6. These extra widths are necessary due to the location of pressurized irrigation mains. Staff's failure to cite specific ordinance provisions or terms of the approved Annexation, Preliminary Plat, or Conditional Use Permit does not relieve Applicant ofresponsibility for compliance. GENERAL REOUIREMENTS FP-Q4-079 Exhibit "A"' Vallin Courts Sub FP.doc Mayor & City Council Hearing Date: January 4,2005 Page 5 of5 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 (ditch owners), with written confirmation of said approval submitted to the Public Works Department. 2. Any existing domestic wells and/or septic systems within this project will have to be removed ftom 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. Two-Hundred-fifty watt (250w) 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 the subdivider's expense. Typical locations are at street intersections andlor rITe hydrants. Final design locations and quantity are determined 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. 4. 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. 5. Applicant's engineer will be required to submit a signed, stamped statement certifying that all street fmish centerline elevations are set a minimum of three feet above the highest established normal groundwater elevation. 6. Coordinate fire hydrant placement with the City of Meridian's Deputy Fire Chief and Public Works Department. 7. Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K. Sidewalks are to provide a clear five-foot-wide (four feet if detached) walkway pathway without encroachment of mailbox structures. 8. All development shall comply with the Americans with Disabilities Act and the Fair Housing Act. RECOMMENDATION FP-Q4-079 Staffrecommends approval of the final plat for Vallin Courts Subdivision with the above stated comments and conditions. Exhibit "A" VaHill Courts Sub FP.doc MAVOR Tammy de Weerd A ofGridi!C \ IDAHO ~' ~ ~C ~ CITY HALL (208) 888-4433 - Fax 887-4813 PUBLIC WORKS BUILDING DEPARTMENT (208) 887-2211 - Fax 898-9551 CITY COUNCIL MEMBERS Keith Bini Christine Donnell Shaun Wardle Charles M. Rountree LEGAL DEPARTMENT (208) 888-4433 - Fax 887-4813 ADENDUM STAFF REPORT: Hearing Date: January 4, 2005 To: Mayor, City Council and Planning & Zoning Commission Bruce Freckleton, Development Services Manager ~ Vallin Courts Subdivision From: Re: Request for Final Plat Approval of 81 Single-family Residential Building Lots and 10 Common Lots on 19.94 Acres in an R-8 Zone for Vallin Courts Subdivision, by Earl, Mason, & Stanfield (File No. FP-O4-079) I have reviewed the above-referenced submittal and offer the following additional comments, as conditions of approval. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: The applicant has requested that they not be required to pipe the existing field drainage ditch across the north boundary of the development. This ditch accepts the runoff water ftom the farming operation north of the subdivision, and therefore operationally would need to remain open. The applicants design engineer has conveyed to staff that the property owner to the north has requested that the ditch remain open in its current location, and that it simply be fenced off ftom the subdivision at this time. Staff requests that Council wave the requirement to tile this ditch per MCC 14-4-13-A2 and add the following site specific condition to the conditions of approval, and modify the following general comment: SITE SPECIFIC REOUIREMENTS 21. Applicant shall be required to post 110% of Y1 the cost to pipe the drainage ditch along the north boundary of the subdivision. In addition to the surety requirement, the applicant shall also obtain a written request from the property owner(s) to the north to not pipe the drainage ditch. Exhibit "B" Mayor & City Council Hearing Date: January 4, 2005 Page 2 of2 GENERAL REOUIREMENTS 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. unless exoresslv waved bv the Meridian Citv Council. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written confirmation of said approval submitted to the Public Works Department. FP-O4-079 Exhibit "ß" Val1in Courts FP-O4-079 Exbibit ß