HomeMy WebLinkAboutVallin Courts Subdivision FP
BEFORE THE MERIDIAN CITY COUNCIL
C/C 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'l40FT.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 rIDding that the Administrative
Review is complete from 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 VALLIN COURTS SUBDIVISION IN A
PART OF THE NE 'l4 OF T. 3N., R. lW., SECTION 1, BOISE MERIDIAN,
MERIDIAN, ADA COUNTY, IDAHO 2004, HANDWRITTEN DATE: 12/23/04,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR V ALLIN COURTS SUBDIVISION I (FP-O4-079)
Pagelof3
SHEET 1 OF 1, 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 from 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
REQUIREMENTS/FINAL 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 from Bruce
Freckleton, a true and correct copy of which is attached hereto marked Exhibit "B"
and consisting of2 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 / (FP-O4-079)
Page 2 DO
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 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 may be 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-..\-t...
day
of 5cin \ \(\ \tÖ-
,2004.
By:
Dated: \-'21-0C;
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR V ALLIN COURTS SUBDIVISION / (FP-O4-079)
Page 3 of 3
MAYOR
Tammy de Weerd
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IDAHO
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CITY HALL
(208) 888-4433 - Fax 887-4813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 - Fax 898-9551
CITY COUNCIL MEMBERS
KeithBirrl
Christine Donnell
Shaun Warrlle
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 ¿II
John Boyd, Engineering Tech. II
7¿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 fuI), unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Earl, Mason, & Stanfield, has requested final 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 'l4 mile south ofW. Ustick Road on the east side of Venable
Lane, in the NE 'l4 of Section 1, T.3N., R.1W.
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 PermitIPlanned Development was approved for this subdivision that
allowed for reductions to the minimum requirements for lot frontage (from 65-ft. to 50-ft.), lot
Exhibit "A"
FP-O4-079
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 10-ft.
wide pathway along the South Slough.
Staff finds that the submitted final plat substantially complies with the approved preliminary
plat.
SITE SPECIFIC REOUIREMENTS/FINAL PLAT
1.
Applicant shall meet all terms of the approved Annexation and Zoning (AZ-03-O36),
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
infrastructure 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 from 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.
4.
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
Exbibit "A"
Vallin Courts Sub FP.doc
12.
FP-Q4-079
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 stormwater 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 permits.
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 from 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 from existing mains
Exhibit "N'
Vallin Courts Sub FP.doc
16.
17.
18.
19.
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 11 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 frontages, 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."
The boundary information on the plat does not match the legal description in the
Certificate of Owners. Please correct one or the other.
The legal description in the Certificate of Owner's states that a 5/8" Iron Pin was found to
mark the North Quarter Comer of section 1. On the plat, it is depicted (and described) to
be a found Brass Cap. Please correct one or the other.
Please add the recorded boundary information from surrounding plats and place note in
the legend.
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-O4-079
Exhibit "A"
Vallin Courts Sub FP.doc
Mayor & City Council
Hearing Date: January 4,2005
Page 5 of 5
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 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.
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 and/or fire 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 from 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 finish 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
Staff recommends approval of the final plat for Vallin Courts Subdivision with the above stated
comments and conditions.
FP-O4-079
Exhibit "A"
Vallie Courts Sub FP.doc
MAYOR
Tammy de Weerd
Æ
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.A IDAHO I
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"TReo\S_Y""'" ",Ü
CITY HALL
(208) 888-4433 - Fax 887-4813
CITY COUNCIL MEMBERS
KeithBirrl
Christine Donnell
Shoun Werdle
Charles M. Rountree
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 - Fax 898-9551
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 ~
VaUin 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 from 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
from 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 Y2 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 expresslv 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-Q4-079
Exhibil "B"
Vallin Courts FP-Q4-079 Exbibit B