Loading...
HomeMy WebLinkAboutKlamath Basin Subdivision FP-05-037 BEFORE THE MERIDIAN CITY COUNCIL IN THE MATTER OF THE APPLICATION OF RANDY AND LINNEA WORDEN FOR FINAL PLAT APPROVAL OF 12 SINGLE- FAMILY RESIDENTIAL BUILDING LOTS AND 3 COMMON AREA LOTS ON 4.56 ACRES IN AN R-4 ZONE LOCATED AT 4625 WEST USTICK ROAD IN A PORTION OF GOVERNMENT LOT 4 OF T. 3N., R. lW., SECTION 3 C/C June 21, 2005 ) ) ) ) ) ) ) ) ) ) ) ) ) CASE NO. FP-05-037 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 June 21,2005 , 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: June 21,2005, 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 KLAMATH BASIN SUBDIVISION LOCATED IN A PORTION OF GOVERNMENT LOT 4 OF T. 3N., R. 1 W., SECTION 3, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2005, ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR KLAMATH BASIN SUBDNISION / (FP-O5~O37) Page 1 of 4 HANDWRITTEN DATE: 05/31/05, SHEET 1 OF 2, B&A ENGINEERS, INC.", RANDY AND LINNEA WORDEN, 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: June 21, 2005, listing 14 SITE SPECIFIC REQUIREMENTS/FINAL PLAT and 16 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 response letter from B&A Engineers, Inc., a true and correct of which is attached hereto marked Exhibit "B" and consisting of 1 page, and by this reference incorporated herein, and the additional requirements from the action ofthe Council taken at their June 21, 2005 meeting as follows, to-wit: 1.1 Adopt the Recommendation of the Central District Health Department as follows: The Central District Health requires after written approval from the appropriate entities are submitted, they can approve this proposal for central sewage and central water; that plans must be submitted to and approved by the Idaho Department of Health and Welfare, Division of Environmental Quality for central sewage and central water; that run-off is not to create a mosquito breeding problem; and it is suggested that the stormwater be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality; that engineers and architects should obtain ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR KLAMATH BASIN SUBDIVISION / (FP-O5-037) Page 2 of 4 current best management practices for stormwater disposal and design a stormwater management system that is preventing groundwater and surface water degradation. Manuals for guidance: 1. State of Idaho Catalog of Stormwater Best Management Practices for Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. 2. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000. 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 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. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR KLAMATH BASIN SUBDNISION / (FP~O5-037) Page 3 of 4 Please take notice that this is a final action of the govemingbody 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 ofthis 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 1J S+ day of Ju nc:-- ,2005. Attest: By: City Clerk's Office Dated:----=t:U -06 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR KLAMATH BASIN SUBDIVISION / (FP-O5-037) Page 4 of 4 .i MAYOR Tanuny de Weerd .<~f.1 ; f"" ~U /"CITYOF '!i~ . '-/Vl eÎ7di;;it ~ .;\ IDAHO ~I " jl '\-~ . ~~ l,'~ 4!e rrlf¡;\sCI~ $1""' ,1903 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500' Fax (208)898-955J CITY COUNCIL MEMBERS Keith Bird Christine Donne]] Shaun WardJe Charles M. RoWltree PLANNING AND ZONING DEPARTMENT (208) 884-5533 . FAX 888-6854 STAFF REPORT: Hearing Date: June 21, 2005 Transmittal Date: June 10, 2005 To: Mayor and City Council .(11l Sonya Allen, Assistant City Planner 0 Michael Cole, Development Services Coordinator (Y\ G From: Re: Klamath Basin Subdivision Request for Final Plat approval of Twelve (12) Single-family Residential Building Lots and Three (3) Common Lots on 4.56 Acres in an R-4 Zone by Randy & Linnea Worden (File No. FP-O5-037). 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 applicants, Randy & Linnea Worden, have applied for final plat approval of 12 single-family residential building lots and 3 common lots on 4.56 acres ofland for Klamath Basin Subdivision. The zoning designation for the proposed subdivision is R-4 (Low Density Residential). The proposed gross density of the subdivision is 2.63 dwelling units per acre. The proposed net density is 3.39 dwelling units per acre. Klamath Basin Subdivision is located on the southeast comer of N. Black Cat Road and W. Ustick Road, in the NW ~ of Section 3, T.3N., R.l W. The submitted final plat substantially complies with the approved preliminary plat. Staff recommends approval of Klamath Basin Subdivision with the comments and conditions stated in this report. SITE SPECIFIC COMMENTS / FINAL PLAT 1. Applicant is to meet all terms of the approved annexation (AZ-04-035) and preliminary plat (PP-04-045) for this subdivision. FP-O5-037 Exhibit "A" Klamath Basin Sub FP.doc Mayor & City Council Hearing Date: June 21,2005 Page 2 2. 3. Fencing must be in compliance with MCC 12-4-10 and 12-13-15-9. Revise or add the following notes on the face of the plat dated 5/16/05: (3.) "...is prohibited unless spøeifieally allowed by the Ada County Highvlay District. " Delete note-no longer required to be shown on plat. Add a note stating, "The owner of each lot, across which passes an irrigation/drainage ditch or pipe, is responsible for the maintenance threof unless such responsibility has been assumed by an irrigation/drainage District. (9.) (*.) The easement notes on the face of the plat shall be renumbered so that the numbers are sequential and nonrepeating. Revise or add the following easement notes on the face of the plat dated 5/31/05: 4. (2.) (4.) (6.) (7.) (9.) "...is hereby granted to the owners of Lots 12. 13. 14. & 15. Block 1. the lots \vithin this subdivision for ingress/egress and installation and maintenance of a driveway." Revise note to read: "Unless otherwise dimensioned. a 10-foot wide Public Utilities. Drainage. and Irrigation easement is hereby designated along all lot lines common to public rights-of-ways and the exterior boundary ofthis subdivision." Revise note to read: "Unless otherwise dimensioned. a ten~foot wide Public Utilities. Drainage. and Irrigation easement is hereby designated to be centered on all interior side lot lines and along all rear lot lines." Delete this comment. Add a note explaining the 50-ft. wide access easement to the south. 5. The landscape plan shall be revised as follows: a. b. c. d. e. f. g. h. Show landscaping for any portion of the flag that is beyond the driveway surface of the common drive on Lots 13 & 14, Block 1. At a minimum, 1 deciduous tree per 8,000 s.f. of open space is required on Lot 10 perMCC 12-13-16-5. Show the proposed location of the existing trees on Lot 11 (Poplars are not allowed to be planted on any public rights-of-way). One tree per 35 lineal feet is required along W. Ustick Road per MCC 12-13-10-6 (718.84 ft. = min. 21 trees req.). Bushes (Globosa spruce) are not counted as trees. Include a plant list that shows the plant symbol, quantity, botanical name, common name, minimum planting size and container, and mature size. Sod is not allowed in the bottom of drainage areas. Revise sod to reflect seed in the bottom ofthe stormwater drainage swale on Lot 10. Remove note #5 under "General Notes", as no signage is shown on plan. Include date that the plan was drawn. Please submit three (3) copies of the revised landscape and an 8 Y2" x 11" reduction to the Planning & Zoning Department prior to signature on the/mal plat. FP-O5-037 Exhibit "A" Klamath Basin Sub FP.doc Mayor & City Council Hearing Date: June 21,2005 Page 3 6. 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 used, the developer shall be responsible for the payment of assessments for the irrigable common areas prior to signature on the tìnal plat by the Meridian City Engineer. 7. All irrigation ditches, laterals or canals, exclusive of natural waterways and the Eight- Mile Lateral, 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, alternate plans will be reviewed and approved by the Meridian City Engineer prior to final plat signature. 8. If three or more lots are proposed to take access off of the common drive, the hard surface driveway shall be widened to a minimum of 24 feet per MCC 12-4-14. If only Lots 13 and 14 are taking access off of the common drive, a 20 foot wide driveway is sufficient as shown on the construction drawings; revise note #4 (2) above accordingly. 9. Prior to signature on the final plat by the City Engineer, all existing structures on the site shall be removed. 10. 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. 11. All areas being counted toward the 5% open space requirement shall be free of "wet ponds" or other such nuisances. 12. Sanitary sewer service to this site shall be via main line extensions from Staten Park Subdivision. The applicant shall be responsible to construct the sewer 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. Cover over sanitary sewer mains shall be no less than 3-feet from finish grade to the top of the pipe. If cover is less than 3-feet from the sub-grade to the top of pipe, alternate pipe materials shall be used per the Meridian Public Works Department's Standard Specifications. Applicant shall execute City of Meridian standard forms of easements for any mains that are required to provide service. 13. Water service to this site is being proposed via an extension of water mains located in Staten Park SubdÍvision. The applicant shall construct water mains to and through this proposed development, thereby making them available to adjacent properties. Coordinate main 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. FP-O5-037 Exhibit "A" Klamath Basin Sub FP.doc 9. Mayor & City Council Hearing Date: June 21, 2005 Page 4 14. Staffs failure to cite specific ordinance provisions, or terms of the approved annexation or preliminary plat does not relieve the applicant of responsibility for compliance. GENERAL REQUIREMENTS 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. 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. 3. 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. 4. All development improvements, including sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 5. 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. 6. 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. 7. 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 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. 8. 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 shall submit all updated groundwater/soils monitoring data to the PublicW orks Department for review. Any drainage areas (detention/retention basins) must be designed to ensure that water is retained only during 1 DO-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 FP-05-037 Exhibit "A" Klamath Basin Sub FP.doc Mayor & City Council Hearing Date: June 21, 2005 Page 5 12. 13. 14. 15. 16. 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. 10. 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. This is to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above. 11. 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. 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. All grading of the site shall be performed in conformance with MCC 11-12-3H. 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-O5-037 Exhibit "A" Klamath Basin Sub FP.doc i e- B & A Engineers, Inc. eo II sui ( i n g E II g i 1\ (' e r B &. Sur \- (' Y () r s 5:;05 \\'. Franklin nd. Boise. leI- 83705 Phone. 20H.34:3-:L38 I Fdcsil1\ilt". 20H<!42'57~L~ Date: June21,2005 To: Sonya Allen Meridian Planning & Zoning 660 E. Walertower Lane, Suite 202, Meridian, Idaho 83642 From: David Crawford Project Manager Re: Klamath Basin Subdivision Sonya: I have reviewed the Staff report [or Klamath Basin Subdivision with the applicant and owner. The applicant agrees to the staff report as written. Sincerely, David Crawford B&A Engineers, Inc. PC: Project hIe Page 1 of 1 E~híhil "'B"