HomeMy WebLinkAboutStrada Bellissima Subdivision No. 1 FP-05-022
BEFORE THE MERIDIAN CITY COUNCIL
C/C April 5, 2005
IN THE MATTER OF THE
APPLICATION OF DAVE EVANS
CONSTRUCTION MANAGEMENT
FOR FINAL PLAT APPROVAL FOR
70 BUILDIING LOTS AND
(SINGLE-FAMILY RESIDENTIAL
AND OFFICE LOTS) 11 COMMON
LOTS ON 32.80 ACRES IN R-4 AND
L-O ZONES LOCATED ON THE
NORTHWEST CORNER OF
VICTORY ROAD AND MERIDIAN
ROAD IN A PORTION OF THE SE
% OF T. 3N., R. tW., SECTION 24
CASE NO. FP-05-022
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 AprilS, 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: AprilS, 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 STRADA BELLIS SIMA SUBDIVISION NO.
I LOCATED IN A PORTION OF THE SE \4 OF T. 3N., R. IW., SECTION 24,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR STRADA BELLISSIMA SUBDIVISION NO. 11 (FP-05-022)
Page 1 of3
BOISE
MERIDIAN,
MERIDIAN,
ADA
COUNTY,
IDAHO
2005,
HANDWRITTEN DATE: 02/18/05, SHEET I OF 4, PINNACLE ENGINEERS,
INC.", EVANS CONSTRUCTION MANAGEMENT, 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: Aprils,
2005,
listing 29 SITE SPECIFIC REQUIREMENTS/FINAL PLAT and 10
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.
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 STRADA BELLIS SIMA SUBDIVISION NO.1 / (FP-O5-O22)
Page2of3
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 5 tf--
day
of
Apn'l
,2005.
Attest:
Copy served upon Applicant, the PI
City Attorney.
By:J(!Å/J(Y\ J:1~~
y Clerk's Õffice
Dated:
u-6-(Y;
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR STRADA BELLIS SIMA SUBDIVISION NO.1 / (FP-O5-022)
Page 3 of 3
MAYOR
TammydeWeerd
j
o(,Gridi~\
.,À IDAHO J
:11-('.
~....,
"TAEI>SURf.V""'" 1m
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500. Fax (208)898-9551
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 . FAX 888-6854
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shann Wardle
Charles M. Rountree
STAFF REPORT:
Hearing Date: AprilS, 2005
To:
Mayor and City Council
Sonya Allen, Assistant City Planner ¿if
Michael Cole, Development Services Coordinator ('/\ c..
From:
Re:
Strada Bellissima Subdivision
Request for Final Plat approval of Seventy-nine (79) Single-family Residential
Building Lots and Eleven (11) Common Lots on 32.80 Acres in R-4 and L-O
Zones by Evans Construction Management (File No. FP-O5-022).
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, Evans Construction Management, has applied for Final Plat approval of79 single-
family residential building lots and II common lots on 32.80 acres ofland for Strada Bellissima
Subdivision. The zoning designations for the proposed subdivision are R-4 (Low Density
Residential) and L-O (Limited Office).
Strada Bellissima Subdivision is located on the north-west corner of Victory Road and S.
Meridian Road, in the SE \4 of Section 24, T.3N., R.IW.
A Conditional Use PermitIPlanned Development was approved for this subdivision that included
a reduction to the minimum street frontage requirement in an R-4 zone from 80-ft. to 76-ft. The
Planned Development was approved with a 20% land use exception for the commercial portion
of the development. Proposed amenities include a micropath and bus stop, an open space plaza,
a tot lot, and detached sidewalks with street trees.
A common area lot was added in Block 6 and two building lots were reconfigured in the same
block; however, 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 Strada Bellissima Subdivision with the comments and conditions
stated in this report.
FP-OS-O22
Exhibit "A"
Strada Bellissima Sub FP.doc
6.
7.
8.
Mayor & City Council
Hearing Date: AprilS, 2005
Page 2
SITE SPECIFIC COMMENTS / FINAL PLAT
1.
Applicant is to meet all terms of the approved Annexation (AZ-04-028), Preliminary Plat
(PP-04-038), and Conditional Use Permit (CUP-04-047) for this subdivision.
2.
Fencing must be in compliance with MCC 12-4-10 and 12-13-15-9.
3.
Revise or add the following notes on the face of the plat:
(3.) .. . exterior boundary lines and rear lot lines have a ...
Note #6 and #9 are duplications. Delete one or the other from the face of the plat.
(11.) All buildings and improvements upon all lots in this subdivision shall comply
with the Master Grading and Drainage Plan on file with the City of Meridian
Public Works and Building Departments.
4.
The landscape plan, dated 2/16/05, shall be revised as follows:
a.
b.
Include landscaping on the south side of the pathway on Lot 4, Block 2.
Show a min. 5-ft. wide pathway with 5-ft. landscaping on each side on Lot 17,
Block 2.
Perimeter fencing shall consist of 6-ft. tall vinyl fencing to match Bear Creek's
fencing.
Show detail of proposed playground equipment on tot lot.
Show location of proposed bus stop.
c.
d.
e.
5.
The applicant has indicated that Nampa Meridian 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.
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 [mal plat signature.
Provide adequate room for fire trucks to make a three-point turn on Lot 10, Block 7 and
depict this area with an easement on the plat.
A master address identification plan must be worked out with the Fire Department prior
to signature on the final plat.
FP-OS-O22
Exbibit "A"
Strada Bellissima Sub FP.doc
16.
17.
18.
19.
20.
Mayor & City Council
Hearing Date: Aprils, 2005
Page 3
9.
All entrance and internal roads shall have a turning radius of 28-ft. inside and 48-ft.
outside radius.
10.
Please submit a signed 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.
11.
The proposed street buffers along Meridian Road and Victory Road shall be planted with
the initial subdivision improvements and shall not wait for development of the office lots.
The buffer between land uses shall be planted with the parking lot improvements. All
required buffers shall be maintained jointly by the business-owners and/or home-owners
associations per CUP Finding No.6, Exhibit F.
12.
A cross-access agreement shall be provided to the outparcel (SI224449600) from the
parking area on Lots 2 and 3, Block 2 per CUP Finding No.8, Exhibit F. Place a note on
the plat along with the recorded instrument number of the agreement.
13.
A cross-access agreement is required between the commercial lots within the subdivision.
Place a note on the plat along with the recorded instrument number of the agreement.
14.
The final plat must be dimensioned at 18" x 27" per Idaho State Code. All copies
submitted to the City of Meridian shall be in this format.
15.
All noted bearings and distances along the common boundary of Bear Creek don't match
the recorded plats. Please revise to match, or note any discrepancies as information of
record.
The sum of the rear lot dimensions doesn't equal the overall distance shown for Lots 11-
20, Block I. Please make the appropriate corrections.
Include the instrument number of the Utility Easement through Blo.ck 2.
A master Grading and Drainage plan is required as part of the development plans. The
Master Grading and Drainage plan shall include at a minimum the following:
a.
b.
Finish floor elevation for all houses in this development.
Finish grade elevation at each lot corner.
Drainage flow patterns on all lots.
If structural fill is to be placed on any lot, material specifications and compaction
requirements shall be detailed.
c.
d.
Lot 6, Block 7 does not meet frontage on S. Appia Place; adjust lots to meet the
minimum 76-foot frontage required by the Conditional Use Permit.
Lots 8, 18, and 28, Block 2 do not meet the minimum 76-ft. street frontage requirement
on S. Alfani Way. Make the necessary adjustments to meet this requirement.
FP-O5-022
Exbibit "A"
Strnda Bellissima Sub FP.doc
25.
26.
27.
28.
Mayor & City Council
Hearing Date: AprilS, 2005
Page 4
21.
Dimension the right-of-way width for the dedication along the Meridian Road frontage.
22.
Please remove the graphically depicted rear lot easements since they are included in note
number 3.
23.
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.
24.
All development improvements, including sewer, fencing, micro-paths, pressurized
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,
landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
Sanitary sewer and water service to this site shall be via existing mains. The applicant
has shown sewer connecting to a 27" main in Meridian Road, this trunk line is not
available at this time. According to the preliminary plat, sewer mains must be extended
approximately \4 mile from Elk Run to the north. The preliminary plat also stated that the
applicant shall extend the water main along the east side of SH-69. Staff offers the
alternative of installing a PRY vault where the twelve inch main ties into the proposed
main in Victory. Applicant shall also 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, as well as License Agreements with the appropriate jurisdiction for any mains
that are required to provide service.
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.
Please submit all updated groundwater/soils 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 1O0-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 certif'y 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.
FP-OS-O22
Exhibit "A"
Strada Bellissima Sub FP.doc
6.
7.
8.
9.
10.
Mayor & City Council
Hearing Date: Aprils, 2005
Page 5
29.
Staff's failure to cite specific ordinance provisions, or terms of the approved Annexation,
Preliminary Plat, or Conditional Use Permit does not relieve the Applicant of
responsibility for compliance.
GENERAL REOUIREMENTS
1.
Any tree over 4" in caliper that is removed from 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.
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 and 100-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 and/or 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 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.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
All development features shall comply with the Americans with Disabilities Act and the
Fair Housing Act.
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-O5-022 Exbibit "A" Strada Bellissima Sub FP.doc