HomeMy WebLinkAboutAlexandria Subdivision FP-05-039
BEFORE THE MERIDIAN CITY COUNCIL
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IN THE MATTER OF THE
APPLICATION OF LONNIE
JOHNSON FOR FINAL PLAT
APPROVAL OF 34 RESIDENTIAL
BUILDING LOTS AND 5 COMMON
LOTS ON 9.8 ACRES IN AN R-8
ZONE LOCATED AT 4205 NORTH
LOCUST GROVE ROAD IN A RE-
SUBDIVISON OF LOT 11 OF
CRESTWOOD SUBDIVISION NO.1
LOCATED IN A PORTION OF THE
S ~ OF THE NE ~ OF T. 4N., R.1E.,
SECTION 31
C/C July 12,2005
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CASE NO. FP-05-039
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 July 12, 2005, and the Council finding that the Administrative
Review is complete from Sonya Allen, Assistant City Planner for the Plamling and Zoning
Department, and Michael Cole, Development Services Coordinator for the Public Works
Department, dated: Hearing Date: July 12, 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 ALEXANDRIA SUBDIVISION IN A RE-
SUBDIVISION OF LOT 11 OF CRESTWOOD SUBDIVISION NO.1 LOCATED
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR ALEXANDRIA SUBDIVISION / (FP~O5.039)
Page 1 of 5
IN A PORTION OF THE S Y2 OF THE NE I¡:í OF T. 4N., R. IE., SECTION 31,
BOISE
MERIDIAN,
MERIDIAN,
ADA
COUNTY,
IDAHO
2005,
HANDWRITTEN DATE: 06/03/05, SHEET 1 OF 2, B&A ENGINEERS, INC.",
LONNIE JOHNSON, 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: July 12, 2005, listing 27 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 6
pages, and by this reference incorporated herein, and the additional requirements
from the action ofthe Council taken at their July 12, 2005 meeting as follows, to-wit:
1.1
Adopt the action of the City Council taken at their
July 12, 2005 meeting specifically pertaining to the
Staff Report, under Conditions of Approval, number
18 and General Requirements, number 7, such that
they now read as follows:
18.
Perimeter fencing (6 ft. tall solid material) is
required around the bOlmdary of the
subdivision to be installed as shown on the
fencing plan and as shown on the preliminary
plat. Include fencing for the southern
boundary adjacent to the existing residence if
none is in existence and along the eastern
boundary adjacent to N. Locust Grove Road.
If fencing is in existence, show as such on the
landscape plan.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR ALEXANDRIA SUBDIVISION / (FP-O5-039)
Page 2 of 5
1.2
7.
Two-hundred-fifty and 100~watt, high-
pressure sodium streetlights, or other street
light approved by the City of Meridian 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 from the Public Works Department
prior commencing installations.
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 swa1e prior to discharge to the subsurface to
prevent impact to groundwater and surface water
quality; that engineers and architects should obtain
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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR ALEXANDRIA SUBDIVISION I (FP-O5-039)
Page 3 of 5
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.
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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR ALEXANDRIA SUBDIVISION I (FP-O5-039)
Page 4 of 5
By action of the City Council at its regular meeting held on the
'2~
day
J~
,2005.
of
Attest:
Dated:
8-aiJ;
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR ALEXANDRIA SUBDIVISION I (FP-O5-039)
Page 5 of 5
MAYOR
Tallliny de Weerd
PUBLIC WORKS
BUI LDING DEPARTMENT
(208) 898-5500. Fax (208)898-9551
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaull Wardle
Charles M- Rountree
" IDAHO ¿~
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01' ,
.~i;'1i ." ~
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, 1903
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 . FAX 888-6854
STAFF REPORT:
Hearing Date: July 12, 2005
Transmittal Date: July 7, 2005
To:
Mayor and City Council
f,f
Sonya Allen, Assistant City Planner C
Michael Cole, Development Services Coordinator M c
From:
Re:
Alexandria Subdivision
Request for Final Plat approval of 34 Single-family Residential Building Lots and
5 Common Area Lots on 9.8 Acres in an R-8 Zone by Lonnie Johnson (File No.
FP-O5-039).
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, Lonnie Johnson, has applied for final plat approval of 34 single-family residential
building lots and 5 common area lots on 9.8 acres of land for Alexandria Subdivision. The
zorung designation for the proposed subdivision is R-8 (Medium Density Residential). The
proposed gross density of the subdivision is 3047 dwelling units per acre. The proposed net
density is 4.33 dwelling units per acre.
Alexandria Subdivision is located at 4205 N. Locust Grove Road (on the west side ofN. Locust
Grove Road, approximately 1,700 ft. south of McMillan Road), in the NE ~ of Section 31,
TAN., R.1E.
This subdivision is a re-subdivision of Lot 11, Crestwood Subdivision No. I.
A conditional use permit/planned development was approved for this subdivision which allowed
for reductions to the minimum requirements for the following: lot size (from 6,500 s.f. to 5,300
s.f.), lot frontage (from 65-ft. to 42-ft.), and setbacks (I8-ft. alley rear setback (garage) for the
ten alley-loaded lots and from 20-ft. to 12-ft. for street side). The following ameruties were
approved with the planned development: over 10% open space, a tot lot, and two gazebos (at
least 16-ft. diameter).
FP-O5-039
Exhibit "A"
Alexandria Sub FP.doc
9.
10.
Mayor & City Council
Hearing Date: July 12, 2005
Page 2
The submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Alexandria 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-04-011), conditional use
permit (CUP-04-015), and preliminary plat (PP-04-017) for this subdivision.
2.
Fencing must be in compliance with MCC 12-4-10 and 12-13-15-9.
3.
The preliminary plat graphically depicted common parking easements, if common
driveways are still being proposed, graphically depict those easements. Water meters
located in common driveways shall consist of upgraded materials per Meridian
specification 7.08(w) note 3.
4.
Label on the face ofthe plat the "Real Point of Beginning".
5.
The western boundary of this property abuts Cobre Basin #3. Please include this on the
face of the plat.
6.
The bearing, of the western boundary line of this subdivision, differs significantly from
the bearing of record. Please include the bearing of record, in parenthesis, on the face of
the plat.
7.
The sum of the lot dimensions does not equal the exterior boundary distance on the
northern property line of this development. It appears that Lot 2 Block 3 should be
140.94 feet instead of the depicted 158.86 feet. Applicant shall confirm this and make
the necessary corrections to conform.
8.
On the face of the plat in the southwest corner there seems to be a distance of 15-feet
called out to a non-existent pin. It appears that the measurement of the interior distance
of Lot 7, Block 1; is incorrectly labeled as 290.85 feet and should be labeled as 305.85
feet. Applicant shall confirm this and make the necessary corrections to conform.
The IS-foot section, located to the south of the proposed development, labeled as "R -o-
W dedicated to the public" shall either include the instrument number, or be included in
the area to be platted. This shall include a legal description in the Certificate of Owners,
and signature of the owner of the land.
Revise or add the following easement notes on the face of the plat dated 6/3/05:
FP-O5-039
Exhibit "A"
Alexandria Sub FP.doc
Mayor & City Council
Hearing Date: July 12, 2005
Page 3
(8.)"A lO-foot wide Public Utilities. Drainage. and Irrigation easement is hereby
designated adjoining all public rights-of-ways and the exterior boundary of this
subdivision."
(9.)"A 10-foot wide Public Utilities. Drainage. and Irrigation easement is hereby
designated centered on interior lot lines. and along eaøh of the side and rear lot lines,
that are common to tv:o or more lots."
11.
Revise or add the following notes on the face of the plat dated 6/3/05:
(4.)
(8.)
(10.)
(14.)
(15.)
(16.)
(17.)
12.
"Direct lot access to North Locust Grove Road is prohibited unless specifically
allo\';ed by the Ada County Higll'Nay Distriet and the City of Meridia:n."
".. .zoning regulations of the City of Meridian and CUP-04-015."
Strike note. No longer required on plat.
Add note: "Lot 2. Block 4 contains a common drive easement for the benefit of
Lots 1 & 2. Block 4. Lots 3 & 4 are prohibited from having direct access to the
common driveway located on Lot 2. Block 4."
Add note: "fencing adiacent to pathways or common area lots shall not be over
four feet in height if constructed of a solid material."
Add note: "If fencing is constructed on any lot affected by the common open area
easement. said fencing shall be placed on the easement line and not the property
line."
Add note: "The owner of each lot. across which passes an irrigation/drainage
ditch or pipe. is responsible for the maintenance thereof. unless such
responsibilitv is assumed by an irrigation/drainage district."
The landscape plan, dated 6/2/05, shall be revised as follows:
a.
b.
c.
d.
e.
f.
Show contours for all drainage swales.
Sod is not allowed in storm drainage swales, replace with seed in these areas.
Include fencing plan and detail on the landscape plan.
Show cross section of a min. 3-ft. high berm or other feature to screen westbound
automobile headlights form the residence on Lot 2, Block 3.
Show contours for all berms indicated on the plan.
Street trees are required along the south side of E. Star Drive (1 per 35' lineal
feet). Minimum 5-ft. wide parkway (measured from back of curb to sidewalk) is
required in this area.
Please submit three (3) copies of the revised landscape plan to the Planning & Zoning
Department prior to signature on the final plat.
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 used, 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.
FP-O5.039
13.
Exhibit "A"
Alexandria Sub FP.doc
19.
20.
21.
22.
23.
Mayor & City Council
Hearing Date: July 12, 2005
Page 4
14.
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, alternate plans will be reviewed and approved by
the Meridian City Engineer prior to final plat signature.
15.
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.
16.
If a common drive is proposed for Lots 2 & 3, Block 3, graphically show this easement.
17.
Reconfigure Lots 2-6, Block 1 to reflect the requirement for a 5-ft. wide parkway on the
south side of E. Star Drive.
18.
Perimeter fencing (6-ft. tall solid material) is required around the boundary of the
subdivision. Include fencing for the southern boundary adjacent to the existing residence
if none is in existence and along the eastern boundary adjacent to N. Locust Grove Road.
If fencing is in existence, show as such on the landscape plan.
A sign permit is required for the subdivision identification sign that will be located on
Lot 1, Block 3.
Reduce the common drive shown on Lot 2, Block 4 to 149-ft. in length or submit details
for an approved fire truck turnaround on Lot 2, Block 4 prior to signature on the final plat
by the City Engineer.
The common drive on Lot 2, Block 4 shall consist of a 20-ft. wide improved hard surface
capable of sustaining 70,000 lbs.
All areas being counted toward the open space requirement shall be free of "wet ponds"
or other such nuisances.
Sanitary sewer service to this site shall be via main line extensions from the adjacent
Razzberry Crossing 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.
24. Water service to this site shall be via main line extensions from the adjacent Razzberry
Crossing Subdivision. The applicant shall be responsible to construct water mains to and
FP-O5-039 Exhibit "A" Alexandria Sub FP.doc
6.
7.
Mayor & City Council
Hearing Date: July 12, 2005
Page 5
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.
25.
All sewer and water mains, not located in ACHD right-of-way shall be centered in 20-
foot wide easements.
26.
The applicant shall be responsible for payment of and the actual physical sanitary sewer
and domestic water connection for the existing house on Lot 4, Block 4.
27.
Staffs failure to cite specific ordinance provisions, or terms of the approved annexation,
conditional use permit, or preliminary plat does not relieve the applicant of responsibility
for compliance.
GENERAL REO UIREMENTS
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.
Any existing domestic wells andlor 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.
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.
FP-O5-039 Exhibit "A" Alexandria Sub FP.doc
14.
15.
16.
Mayor & City Council
Hearing Date: July 12, 2005
Page 6
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.
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 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 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 ofthe 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.
12.
Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
13.
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 ofthe 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-O5-039
Exhibit "A"
Alexandria Sub FP.doc