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HomeMy WebLinkAboutSaguaro Subdivision No. 2 FP-05-028 BEFORE THE MERIDIAN CITY COUNCIL CIC May 10,2005 IN THE MATTER OF THE APPLICATION OF FARWEST, LLC FOR FINAL PLAT APPROVAL FOR 114 SINGLE-FAMILY RESIDENTIAL BUIDLING LOTS AND 23 COMMON LOTS ON 41.05 ACRES IN AN R-4 ZONE LOCATED NORTH OF EAST MCMILLAN AND EAST OF NORTH MERIDIAN ROAD IN A PORTION OF THE S Yz OF T 4N., R. IE, SECTION 30. CASE NO. FP-05-028 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 May 10, 2005, and the Council finding that the Administrative Review is complete from Sonya Allen, Assistant City Planner for the Planning and Zoning Department, and Michael Cole, Development Services Coordinator for the Public Works Department, dated: Hearing Date: May 10, 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 SAGUARO CANYON SUBDIVISION NO.2 LOCATED IN ANPORTION OF THE S Y2 OF T. 4N., R. IE., SECTION 30, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2005, ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SAGUARO SUBDIVISION NO. 21 (FP-05-O28) Page 1 of3 HANDWRITTEN DATE: 0/23/05, SHEET 1 OF 6, BRIGGS ENGINEERING, INC.", FARWEST, 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 Michael Cole, Development Services Coordinator for the Public Works Department, dated: Hearing Date: May 10,2005, listing 22 SITE SPECIFIC REQUIREMENTSIFINAL PLAT and 15 GENERAL REQUIREMENTS, a true and correct copy of which is attached hereto marked Exhibit "A", and consisting of 6 pages, and by this reference incorporated herein, and the response letter from Farwest, LLC, a true and correct copy of which is attached hereto marked Exhibit "B" and consisting of 2 pages, and by this reference incorporated herein, and the response letter ITom Briggs Engineering, Inc., a true and correct copy of which is attached hereto and marked Exhibit "C" and consisting of 3 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 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SAGUARO SUBDIVISION NO. 21 (FP-O5-028) Page 2 of 3 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, andmust 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 ajudicial review as provided by Chapter 52, Title 67, Idaho Code. By action of the City Council at its regular meeting held on the lOth day of mCl~ ,2005. Dated: U-Lo-úC; ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SAGUARO SUBDIVISION NO. 21 (FP-05-028) Page 3 of 3 MAYOR Tammy deWeeni Shoun Wardle Charles M. Rountree clfe~;di an LEGAL DEPARTMENT (208) 466-9272 . Fax 466-4405 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500' Fax 887-1297 CITY COUNCIL MEMBERS Keith Bird Christine Donnell IDAHO PLANNING AND WNING DEPARTMENT (208) 884-5533' FAX 888-6854 STAFF REPORT: Hearing Date: May 10, 2005 Transmittal Date: May 5, 2005 To: Mayor and City Council Sonya Allen, Assistant City Planner JA. Michael Cole, Development Services Coordinator fI'\ C From: Re: Saguaro Canyon Subdivision No.2 Final Plat approval of One-hundred-fourteen (114) Single-Family Residential Building Lots and Twenty-three (23) Common Lots on 41.05 Acres in an R-4 Zone, by Farwest, LLC (File No. FP-O5-028). 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, Farwest, LLC, has applied for Final Plat approval of 114 single-family residential building lots and 23 common lots on 41.05 acres of land for Saguaro Canyon Subdivision No.2. The zoning designation for the proposed subdivision is R-4 (Low Density Residential). This subdivision will have a gross density of 2.8 d.u.lacre and a net density of 3.5 d.u.lacre. Saguaro Canyon Subdivision No.2 is located north of E. McMillan Road midway between N. Meridian Road and N. Locust Grove Road, in the S 1h of Section 30, TAN., R.lE. The common area lots within the subdivision consist of landscaping, open space, drainage, pathways, and a park. The pressurized irrigation system within this development is to be owned and maintained by Settler's Irrigation District. Amenities provided in this phase are two (2) tot lots located in the park on Lot 2, Block 19, and on Lot 5, Block 10; a IO-ft. wide public pedestrian pathway extending from the west to the north and east of this phase; and a minimum of 10% open space (6.78 acres provided in this phase). FP-O5-028 Exhibit "A" Saguaro Canyon Sub2 FP.doc FP-O5-028 Mayor & City Council Hearing Date: May 3, 2005 Page 2 A Conditional Use Perrnit/Planned Development was approved for this subdivision which allowed for reductions to the minimum requirements for the R-4 zone for the following: lot size (from 8,000 s.f. to 5,735 s.f.), house size (from 1,400 s.f. to 1,201 s.f.), street frontage (from 80-ft. to 60-ft. and from 4O-ft. to 30-ft. for cul-de-sac lots), and cul-de-sac length (from 450-ft. to 550-ft.). A secondary emergency access point was required as part of the preliminary plat. The applicant has submitted a plan showing a 20-ft. wide temporary access road west to N. Meridian Road. This plan must be approved by the Fire Department prior to signature on the [mal plat. The final plat shows nine lots fewer than was approved on the preliminary plat; however, the lots are now larger in size. The applicant states that this modification is due to a change in market conditions. A non-buildable lot was also added (Lot 29, Block I) along the eastern boundary to accommodate the proposed sanitary sewer trunk main for the North Slough. Staff has no concerns with the proposed changes and the submitted final plat still substantially complies with the approved Preliminary Plat. Staff recommends approval of Saguaro Canyon Subdivision No.2 with the comments and conditions stated in this report. SITE SPECIFIC COMMENTS 1 FINAL PLAT 1. Applicant is to meet all terms of the approved Conditional Use Permit (CUP-03-058), Preliminary Plat (PP-03-032) and Development Agreement (Inst. No.1 04089430). 2. Fencing must be in compliance with MCC 12-4-10. Temporary construction fencing will be required along the northern & southern boundaries of this phase to prevent debris from blowing to adjacent properties during construction. 3. Revise the following notes on the face of the plat dated 3/23/05: 13.) Include the Development Agreement number. 4. Revise the plat to include lengths and bearings of all exterior boundary lines of the development as required by (LC. 50-1304.) 5. Revise the plat to include all Gravity Irrigation Easement Instrument numbers. 6. Lot 46, Block 2 does not meet the minimum street frontage of 60 feet required in this development. The applicant shall make the necessary adjustments to conform. Exhibit "A" Saguaro Canyon Sub2 FP.doc Mayor & City Council Hearing Date: May 3, 2005 Page 3 7. 8. 9. FP~05-O28 The following lots do not meet the required street frontage of 30 feet allowed for Cul-de- sacs in this development. The applicant shall make the necessary adjustments to conform. a) Lot 75, 76; Block 2. GTaphically depict a 5-foot wide Easement on the following lots. They will be interior lot lines to a future phase. a) North side of Lot I, Block 21. b) North side of Lots 1,2; Block 20. c) North side of Lot I, Block 19. Graphically depict an 8-foot wide Public Utility, Drainage and Irrigation Easement in the following locations. The extra width is necessary to accommodate an irrigation main. a) North boundary of Lot 47, Block 1. b) Eastern boundary of Lot 64 Block 2. 10. The landscape plan, dated 4/5/05, shall be revised as follows: a. A 5-ft. vinyl fence with I-ft. of lattice is required along the entire east boundary that is shared with Larkwood Subdivision per Findings of Fact and Conclusions of Law, #4, pg. 5. Include detail for fence. b. A tot lot is required as an amenity on Lot 5, Block 10. c. Provide details of the proposed play equipment for the two tot lots. d. Trees that are located within Lot 29, Block I, must be relocated due to the location of a sewer trunk line within that lot. A 20-foot wide all weather access road must be constructed and centered on said sewer line. Five feet of landscaping shall still be required on each side of the access road. Submit three (3) copies of the revised landscape plan to the P&Z Department for review and approval prior to City Engineer signature of the final plat. 11. The applicant has indicated that 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 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. 12. A permanent public pedestrian easement shall be created for the lots that contain the multi-use pathway, and recorded prior to issuance of any building permits within the subdivision. The easement and/or right-of-way shall be sufficient width to cover the 10- foot wide pathway shown. The hard surfaced pathway shall be constructed and fully Exhibit "A" Saguaro Canyon Sub2 FP.doc 15. 16. 17. 18. 19. FP-O5-028 Mayor & City Council Hearing Date: May 3, 2005 Page 4 improved prior to the issuance of the first Certificate of Occupancy for any building within this phase of the subdivision. Applicant shall work with the City Parks Dept. and conform to the Park's Dept. standards for construction of the pathway. The Homeowner's Association is responsible for maintenance of all landscaping adjacent to the pathway. (no note necessary on plat) 13. 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, alternative plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signature. 14. Lot 55, Block 2; and Lot 6, Block 14 contain irrigation and ACHD drainage facilities occupying the same area. Each has asked for any other facility in the easement area to be subservient to them. The applicant shall coordinate with ACHD and Settlers Irrigation District for the co-use of the easement area to alleviate any conflict. The 20-ft. wide secondary emergency access road to Meridian Road that is proposed on the plans submitted 5-3-05, must be approved by the Fire Department prior to signature on the final plat by the City Engineer. Coordinate with ACHD and Settler's Irrigation for any trees. located within drainage areas or over storm lines. If any trees must be removed, they must be relocated within this phase. 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. Water service to this site is being proposed via an extension of water mains located at Saguaro Canyon #1. The applicant shall construct water mains to and through this proposed development. Coordinate size and routing with Public Works. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. Sanitary sewer service to this site shall be via main line extensions from the North Slough Trunk that is currently under construction by the City of Meridian. The applicant will be responsible for constructing the lateral sewer to and through this proposed development, thereby making them available to adjacent properties. The subdivision designer is responsible for coordinating main sizing and routing with the Public Works Department. This proposed development is currently not serviceable by the City of Meridian's sanitary sewer system. Proceeding through the approval process is strictly the risk of the Exhibit "A" Saguaro Canyon Sub2 FP.doc 3. 4. 5. 6. 7. 8. FP-O5-028 Mayor & City Council Hearing Date: May 3,2005 Page 5 applicant. The City of Meridian does not guarantee sewer service within the development time ITames outlined in Meridian City Ordinance. 20. The applicant shall coordinate with ACHD to provide either painted or other pedestrian crosswalks at the intersections where the regional pathway crosses Red Horse Way and E. Joshua Tree St. 21. Applicant shall submit a "FINAL" street name approval letter from the Ada County Street Name Committee prior to signature on the final plat by the Meridian City Engineer. 22. Staffs failure to cite specific ordinance provisions, or terms of the approved Development Agreement, Conditional Use Permit, or Preliminary Plat does not relieve the Applicant of responsibility for compliance. GENERAL REOUIREMENTS 1. 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. 2. Street signs are to be in place, water system shall be approved and activated, fencing shall be installed, drainage lots constructed, road base shall be approved by the Ada County Highway District, and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. All grading of the site shall be performed in conformance with MCC 1I-12-3H. 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. Applicant shall be responsible for application and compliance with any NPDES Permitting that may be required by the Environmental Protection Agency. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. Exhibit "A" Saguaro Canyon Sub2 FP.doc 12. 13. 14. 15. Mayor & City Council Hearing Date: May 3, 2005 Page 6 9. Applicant shall 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 IOO-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 sod/grass 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. 10. 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. 11. Two-hundred-fifty watt & 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. 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. Coordinate fire hydrant placement with the City of Meridian Public Works Department. Developer shall coordinate mailbox locations with the Meridian Post Office. STAFF RECOMMENDATION Staff recommends approval of the final plat with the above stated comments and conditions. FP-O5-o28 Exhibit "A" Saguaro Canyon Sub2 FP.doc Yã/'t.(}(:6'.t -11r/ r1~Y 09 '05 20:31 , ., May 9,2005 Mayor and City Council City of Meridian 33 East Idaho Avenue Meridian, 10 83642 City of Mcridi,n ':itv Clerk Office Re' Saguaro Canyon Subdivision No.2 Final Plat (File No. FP 05-028) Dear Mayor and Council: The following is in response 10 staffs comments. APPLICATION SUMMARY & LOCATION SITE SPECIFlC REQUIREMENTS 1. The Applicant will comply with terms of approvals. 2. The Applicant will comply with fencing requirements 3. The final plat will be revised in accordance with staff comments. 4. The final plat wil! be revised in accordance with staff comments. 5. The final plat will be revised in accordance with staff comments. 6. The fma! plat will be revised in accordance with staff comments 7. The final pial will be revised in accordance with staff comments. 8. The final plat will be revised in accordance with staff comments, 9, The final plat will be revised in accordance with staff comments. 10. The landscape plan shall be revised per staff comments, 11. The Applicant will comply with pressurized irrigation requirements. 12, The Applicant will comply. 13. The Applicant will comply. 14. The Applicant will comply. 1I"~-,I'-<f),'""Æ",!,*"..."li,./"., 'fl..,:", ,'M,... ,"<'711 ,'h" 1""""";(>:"'11 (","ï ."""""""", hh'Þ>1"II' 208 376 2041 PAGE. 02 20. 21. 22 Mayor and City Council May 9, 2005 Page 2 IS. The Applicant will comply. 16. The Applicant will comply. 17. The Applicant will pay all applicable fees prior to signature on the final plat. 18. Agreed 19 Agreed The Applicant will comply. The Applicant win comply. Noted GE:\'ERAL REQUIREMENTS I. The Applicant agrees with all general requirements. (No I-IS) We believe this letter addresses all of your concerns. Please feel free to call me if YOll have additional comments or questions. Sincerely, c-----" .~ ~-- ;;,,';"'Z(Y"" Justin ~n 11AY 133 '05213:31 cc: Briggs Engineering Inc. ,,',,',,' " ' 208 376 2041 FRGE.03 BRIGGS ENGINEERING, /nc. ENGDEERS I PLANNERS I SURVEYORS 1800 West Overland Road Boise, Idaho 83705 - 3142 Voice (208) 344-9700 Fax (208) 345-2950 bent@briggs-engineering.com www.brlggs-engineerlng.com May 3, 2005 Mr. Joe Silva Deputy Fire Chief City of Meridian 540 E. Franklin Road Meridian, ill 83642 Re: Saguaro Canyon Subdivision No.2 Dear Mr. Silva: Thank you for taking the time to meet with me last week in regards to the subdivision project referenced above. The following items are enclosed for your review and approval: Plan for an emergency fire access road ITom Meridian Road to the proposed development. Detail showing proposed cul-de-sac design to be utilized in Saguaro Canyon No. 2- We hereby request written approval of both the f!fe access and cul-de-sac design. If you have questions or need any additional information, please call me at 344-9700. Sincerely, BRIGGS ENGINEERING, Inc. ¡J~ 7~ Ben Thomas, P. E. Project Manager Cc: Marty Goldsmith, Justin Martin w/attachments - Farwest, LLC Sonya Allen w/attacInnents - City of Meridian Project File #41006 Exhibil "l'" .' I' ! ~~' ~I~ Þ I 1CY I I ~ -- -- - --------,- '~'h' , 4"P!RR 4"PIRR --4"PIRR -,--_...,.¿:-l.,J5_- I BLOCK 2 66 67 68 ------'-- -, ---- 73 l~lC~ (TYP.) 72 4"PIRR 71 E. PRICKLY PEAR CT. g N 89'52'26" W ---H--------'-- ;':' 207.76' 28.5' RAOIUS (¡yp,) L 4"PIRR I ------------------------------------------------------------ -------------------------- ---------------------------------_.------------ ---------------------- =-------------------------------------- BLOCK 2 55 AI. + ~ 50 ¡ 25 E 0 ~ 50 ! SCALE IN FEET 100 \ 150 : ",,",ON , 3Y SAGLARO Cc\'\YOi\' SU3JJj\,ISIO\ \0,.. BRIGGS ENGINEERING, INC. c~',B) ----- -------- -,-------------' TURN~ 1 0,-," NO SCAL" 1"~ 50' ExhIbit "C" 'NO"'eRS 'L",""5 SUi"'SW','" I"" 'Ii. D>l'LAI<õ eo'" . sesc. "<"0 "", . liDE)"'-""! 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