HomeMy WebLinkAboutArcadia Subdivision FP
BEFORE THE MERIDIAN CITY COUNCIL
C/C March 29, 2005
IN THE MATTER OF THE
APPLICATION OF PINNACLE
ENGINEERS, INC. FOR FINAL
PLAT APPROVAL OF 33 SINGLE-
FAMILY RESIDENTIAL BUILDING
LOTS AND 3 COMMON LOTS ON
10.07 ACRES IN AN R-8 ZONE
LOCATED AT 5995 NORTH
JERICHO ROAD IN A PORTION
OF THE SW % OF THE NE % OF T.
4N., R. lE., SECTION 30
CASE NO. FP-04-084
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 March 29, 2005, and the Council finding that the Administrative
Review is complete ITom Sonya Allen, Assistant City Planoer for the Planoing and Zoning
Department, and Michael Cole, Development Services Coordinator for the Public Works
Department, dated: Hearing Date: March 29, 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 "PLA T SHOWING ARCADIA SUBDIVISION LOCATED IN A
PORTION OF THE SW % OF THE NE % OF T. 4N., R. IE., SECTION 30, BOISE
MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2005, HANDWRITTEN
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR ARCADIA SUBDMSION / (FP-04-084)
Pagelof4
DATE: 01128/05, SHEET 1 OF 2, PINNACLE ENGINEERS, INC.", C-7
DEVELOPMENT, LLC, Developer, is Conditionally Approved subject to those
conditions of Staff comments as set forth in the Memorandum to the Mayor and City
Council ITom Sonya Allen, Assistant City Planoer for the Planning and Zoning
Department and Michael Cole, Development Services Coordinator for the Public
Works Department, dated: Hearing Date: March 29, 2005,
listing 21 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 additional
requirements ITom the action of the Council taken at their March 29,2005 meeting as
follows, to-wit:
1.1
Adopt the action of the City Council taken at their
March 29, 2005 meeting, and specifically pertaining
to the staff report, under Conditions of Approval,
number 16A, such now they read as follows:
CONDITIONS OF APPROVAL
16. a. Include a fencing plan in compliance with MCC 12-4-
10 and MCC 12-13-15-9. Feneing is re~reà aleng
,he miereJ'lat8 in Let (' , Bleek ~ and. A 6-ft. solid
material fence is required around the perimeter of the
subdivision.
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:
ORDER OF CONDmONAL APPROVAL OF FINAL PLAT
FOR ARCADIA SUBDMSION / (FP-O4-O84)
Page 2 of 4
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 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 ofthe City Council at its regular meeting held on the
dCll'"
day
of
~'Y\a.r~Y\
,2005.
By:
Attest:
ORDER OF CONDmONAL APPROVAL OF FINAL PLAT
FOR ARCADIA SUBDIVISION 1 (FP-O4-084)
Page 3 of 4
Dated: F5-6-OS
ORDER OF CONDmONAL APPROVAL OF FINAL PLAT
FOR ARCADIA SUBDMSION / (FP-O4-O84)
Page 4 of 4
MAYOR
Tammy de Weerd
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PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500. Fax (208)898-9551
crry COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533' FAX 888-6854
STAFF REPORT:
Hearing Date: March 29, 2005
To:
Mayor, City Council and Planning & Zoning Commission
From:
Sonya Allen, Assistant City Planoer JII
Michael Cole, Development Services Coordinator (Y\ C
Re:
Arcadia Subdivision
Final Plat approval of Thirty-three (33) Single-Family Residential Building Lots
and Three (3) Common Lots on 10.07 Acres in an R-8 Zone, by Pinnacle
Engineers, Inc. (File No. FP-O4-084).
We have reviewed the above referenced submittals 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, Pinnacle Engineers, Inc., has applied for Final Plat approval of 33 single-family
residential building lots and 3 common lots on 10.07 acres ofland for Arcadia Subdivision. The
current zoning designation for the proposed subdivision is R-8 (Medium Density Residential).
This subdivision will have a gross density of 3.28 d.u.lacre and a net density of 4.95 d.u.lacre.
Arcadia Subdivision is located approximately % mile south of Chin den Blvd. and Y, mile west of
N. Locust Grove Rd. in the NE % of Section 30, TAN., R.lE.
The common area lots within this subdivision consist oflandscaping and open space and will be
owned and maintained by the Homeowners Association. The pressurized irrigation system within
this development will be owned and maintained by Settler's Irrigation District.
The submitted final plat substantially complies with the approved preliminary plat for this
subdivision.
Staff recommends approval of the final plat for Arcadia Subdivision with the comments and
conditions stated in this report.
FP-04-084
Exhibit "/\:'
Arcadia Sub FP.doc
Mayor & City Council
Hearing Date: March 29, 2005
Page 2
SITE SPECIFIC COMMENTS 1 FINAL PLAT
1.
Applicant is to meet all terms of the approved anoexation (AZ-04-021) and preliminary
plat (PP-04-02l).
2.
The applicant has indicated that the Settler's Irrigation District will own and maintain the
pressure 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 municipal water system shall
be required. If a single-point connection is utilized, the developer shall be responsible for
the payment of assessments for the common areas prior to signature on the final plat by
the Meridian City Engineer.
3.
Fencing must be in compliance with MCC 12-4-10 and MCC 12-13-15-9.
No sight obscuring fencing shall be placed near the micropath or the open space area per
Preliminary Plat Finding #C.2.b., pg. 3.
4.
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.
5.
All development improvements, including sewer, fencing, micro-paths, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates
of occupancy.
6.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
7.
Sanitary sewer service and municipal water to this site shall be via extensions ITom
existing mains. Applicant shall provide a second water main feed for this project ITom an
adjacent development. Said second feed shall contain a pressure reducing valve to
separate this development form an adjacent pressure zone. Applicant will be responsible
to construct the sewer and water mains to and through this proposed development,
thereby making them available to adjacent properties. Subdivision designer to coordinate
main sizing and routing with the Public Works Department. Applicant shall execute City
of Meridian standard forms of easements, for any mains that are required to provide
service.
8.
Complete the Certificate of Owners and accompanying Acknowledgment prior to
signature on the [mal plat.
9.
Basis of Bearing on Plat does not match Basis of Bearing in Certificate of Owners please
correct so they match.
FP-04-084
Exhibit "A"
Arcadia Sub FP.doc
15.
16.
11.
17.
18.
Mayor & City Council
Hearing Date: March 29, 2005
Page 3
10.
Revise year of platting in situate statement to reflect actual year of platting.
11.
Graphically depict an 8-foot wide public utilities, and drainage and irrigation easement
along the east lot line of Lot 4, Block 1; and Lot 1, Block 3. The extra width is due to an
irrigation main.
12.
Graphically depict a l3-foot wide public utilities, and drainage irriation easement along
the rear lot lines of Lots 2-7, Block 1. The extra width is due to pressurized and gravity
irrigation mains.
13.
Graphically depict a IS-foot wide public utilities, and drainage irrigation easement along
the rear lot lines of Lots 1-6, Block 3; and the southern lot line of Lot 7, Block 2. The
extra easement is required by Settlers irrigation.
14.
Lot 11, Block 3 does not meet minimum street ITontage (65 feet). Adjust lots to meet
minimum requirements.
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.
Revise the landscape plan dated 6/15/04, prepared by Pinnacle Engineers, Inc., as
follows:
a. Include a fencing plan in compliance with MCC 12-4"10 and MCC 12-13-15-9.
Fencing is required along the micropath in Lot 6, Block 4 and a 6-ft. solid material
fence is required around the perimeter of the subdivision.
b. One tree per 35 linear feet is required along the micropath on Lot 6, Block 4.
c. A minimum 5-ft. wide paved pathway with 5-ft. of landscaping on each side is
required within the micropath lot.
d. Include the square footage of open space and number of trees required per MCC in
the calculations table.
e. Additional trees are required per MCC 12-13-13-6 Mitigation Trees. Either revise the
landscape plan to show the remaining required trees or apply to the Planoing Director
for Alternative Compliance (MCC 12-13-18).
Revise or add the following notes on the face of the plat dated 1/24/05, prepared by
Pinnacle Engineers, Inc.:
(3.)
(4.)
Stike the words "excepting right of ways"
Add note to face of plat " A ten-foot wide public utilities, and drainage easement
is hereby dedicated along all rear lot lines unless other wise dimensioned."
Developer shall coordinate mailbox locations with the Meridian Post Office.
All development features shall comply with the Americans with Disabilities Act and the
Fair Housing Act.
FP-04-084
Exhibit "A"
Arcadia Sub FP.doc
4.
5.
6.
Mayor & City Council
Hearing Date: March 29, 2005
Page 4
19.
Please submit all updated groundwaterlsoils monitoring data to the Public Works
Department for review. Any drainage areas (detention/retention basins) must be designed
to ensure that water is retained only during 100-year storm events, and for a period of
time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1. Any
portion of a drainage area not improved with sodlgrass seed (or other approved
landscaping) shall not count towards the required open space area. The project engineer
should pay close attention to the results of field studies determining the groundwater, soil
type & and characteristics during the design and construction phases. The engineer shall
be required to certifY that the street centerline elevations are set a minimum of 3-feet
above the highest established normal groundwater elevation. This is to ensure that the
bottom elevation of the crawl spaces of homes is at least I-foot above.
20.
Staff's failure to cite specific ordinance provisions or terms of the approved anoexation
or preliminary plat does not relieve the Applicant of responsibility for compliance.
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. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users
association approval can't be obtained, plans will be reviewed and approved by the
meridian City Engineer prior to final plat signature
2.
Any existing domestic wells and/or septic systems within this project will have to be
removed ITom 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.
One hundred watt, 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 andlor fire hydrants.
Final design locations and quantity are determined after power designs are completed by
Idaho Power Company. The street light contractor shall obtain design and permit ITom
the Public Works Department prior commencing installations.
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.
Coordinate fire hydrant placement with the City of Meridian's Public Works Department.
Any tree over 4" in caliper that is removed ITom the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be removed.
FP-O4-084
Exhibit "A"
Arcadia Sub FP.doc
Mayor & City Council
Hearing Date: March 29, 2005
Page 5
7.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
8.
Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
STAFF RECOMMENDATION
Staff recommends approval of the [mal plat for Arcadia Subdivision with the above stated
comments and conditions.
FP-O4-084
Exhibit "A"
Arcadia Sub FP.doc