HomeMy WebLinkAboutSaguaro Subdivision No. 3 FP-05-043
BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
APPLICATION OF FARWEST, LLC
FOR FINAL PLAT APPROVAL FOR
241 SINGLE-FAMILY
RESIDENTIAL BUILDING LOTS
AND 11 COMMON AREA LOTS ON
72.53 ACRES IN AN R-4 ZONE
LOCATED EAST OF NORTH
MERIDIAN ROAD AND NORTH OF
EAST MCMILLAN ROAD IN A
PORTION OF T. 4N., R.1E.,
SECTION 30
C/C July 26, 2005
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CASE NO. FP-05-043
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 26, 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: July 26,2005, 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.3
LOCATED IN A PORTION OF T. 4N., R. IE., SECTION 30, BOISE MERIDIAN,
MERIDIAN, ADA COUNTY, IDAHO 2005, HANDWRITTEN DATE: 06/15/05,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SAGUARO CANYON SUBDNISION NO.3 I (FP-O5-043)
Page 1 of 4
SHEET 1 OF 5, BRIGGS ENGINEERING, INC.", FARWEST, LLC, Developer, is
Conditionally Approved subject to those conditions of Staff COlllinents 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 26,
2005,
listing 17 SITE SPECIFIC REQUIREMENTS/FINAL PLAT and 14
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 F arwest, LLC, a true and correct copy 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 July 26, 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-offis 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 current best management practices for stormwater
disposal and design a stormwater management system that is
preventing groundwater and surface water degradation.
Manuals for guidance:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SAGUARO CANYON SUBDIVISION NO.3 I (FP-O5-043)
Page 2 of 4
1.
State of Idaho Catalog of Stol1nwater 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.
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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SAGUARO CANYON SUBDIVISION NO.3 / (FP-05-043)
Page 3 of 4
after the date ofthis decision and order, seek a judicial review as provided by Chapter 52, Title 67,
Idaho Code.
By action of the City Council at its regular meeting held on the
21oih
day
of JuJ \1
,2005.
By:
""""""""":"'1 Tammy de
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William G. Berg, Jr., City Clef \, 'S'r:11f'i ' $ :p. i
Copy served upon Applicant, the PI~~~n,H~~:ø~~artment, Public Works Department, and
City Attorney. "~!:'\""""-'" ,-"."-"",,,
Attest:
Dated:~O5
By':
CIty Clerk's Office
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SAGUARO CANYON SUBDNISION NO.3 / (FP-05-043)
Page 4 of 4
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STAFF REPORT:
Hearing Date: July 26, 2005
Transmittal Date: July 21, 2005
To:
Mayor and City Council
From:
,11'7
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Sonya Allen, Assistant City Planner'
Michael Cole, Development Services Coordinator (". C
Re:
Saguaro Canyon Subdivision No.3
Final Plat approval of 241 Single-Family Residential Building Lots and 1 I
Common Lots on 72.53 Acres in an R-4 Zone, by Farwest, LLC (File No. FP-O5-
043).
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 241 single-family
residential building lors and 11 common lots on 72.53 acres of land for Saguaro Canyon
Subdivision No.3. The zoning designation for the proposed subdivision is RA (Low Density
Residential). This subdivision will have a gross density of 3.3 d.u./acre and a net density of
4.1 d.u./acre.
Saguaro Canyon Subdivision No.3 is located approximately 1/2 mile north of E. McMillan
Road, approximately 'Amile east of N. Meridian Road, in a portion 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.
A Conditional Use Permit/FlaMed 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
~P
W:O5-043
Exhibit "A"
Saguaro Canyon Sub3 FP .doc
Mayor & City Council
Hearing Date: July 26,2005
Page 2
(from 80-ft. to 60-f1. for perpendicular streets and from 40-ft. to 30-ft. for cul-de-sacs/curvcs),
and cui-dc-sac length (from 450-ft. to 550-f1.).
The tìnal plat shows 18 lots fewer than were approved on the preliminary plat; however, building
lots are now larger in size and open space has increased. The applicant states that this
modification is due to a change in market conditions. Staffhas no concell1s with the proposed
changes and the submitted final plat still substantially complies with the approved Preliminary
Plat.
Sta1f recommends approval of Saguaro Canyon Subdivision No.3 with the COITll11ents and
conditions stated in this report.
SITE SPECIFIC COMMENTS / ~INAL PLAT
1.
Applicant is to meet all tenTlS of the approved Conditional Use Permit (CUP-03-0S8),
Preliminary Plats (PP-03-032 & PP-05-00l) and Development Agreement (Inst. No.
104089430).
2.
No more than 236 building penn its may be issued within all phases of Saf,ruaro Canyon
Subdivision until such time as a second vehicular access is available to a public street.
When a second public access is available, the applicant shall comply with the condition
#8 page 7 of the Development Agreement (Instrument #104089430/AZ-O3-027), which
states the applicant must relinquish rights to the ingress/egress easement currently
enjoyed by the Boyack property (now proposed as Phase 4) or offer it for sale to the
property owners to the north and the south, at appraised fair market value. (The intent of
this condition is to prohibit the use of said ingress/egress easement by Saguaro Canyon
Subdivision for any purpose after the issuance of the 2361h building permit.)
3.
Fencing must be in compliance with MCC 12-4-10.
4.
Revise the following notes on the face of the plat dated 6/15/05:
(1.) ".. .Meridian City street lights over the tØfl (10) ten and half (10 V2) feet adjacent to
any..." The extra width is necessary, because of the sidewalk encroaching out of the
right-ofwway, to obtain a lO~foot free and dear easement.
(3.) Add Lot 9, Block 33 as a nonpbuildable lot.
(3.)"Said Lot 29, Bloek 1, is covered by a blanket City of Meridian sanitary se\VCr
easement." This lot is not shown on the plat for this phase.
(12.) Delete note. Does not apply to this phase.
5.
The applicant has indicated that Settler's lITigation 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
Pf'-OS-O43
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Exhibit "A"
Saguaro Canyon Sub3 FP.doc
_Yfl-O5-043
ff'
Mayor & City CoU11cil
r ¡caring Date: July 26, 2005
Page :)
the payment of assessments for the in'igable common areas prior to signature on the final
plat by the Meridian City Engineer.
6.
Graphically depict a IS-foot wide special setback in the following locations. The setback
is needed to comply with Idaho Department of Envirorunental Quality Catalog of Best
Management Practices that require 20-feet of separation between underground stonn
drainage facilities and building foundations- A note on the plat shall be added that
references this infonnation.
a) East boundary of Lot 8, Block 21.
b) West boundary of Lot 10, Block 21.
7.
Graphica1ly depict a 20-foot wide special setback in the following locations. The setback
is needed to comply with Idaho Department of Environmental Quality Catalog of Best
Management Practices that require 20-feet of separation between underground stann
drainage facilities and building foundations. A note of the plat shall be added that
references this information.
a) Southern boundary of Lots 12, 38; Block 31.
b) Northern boundary of Lots 14,37; Block 31.
8.
Graphically depict a 5-foot wide Public Utilities, Drainage and In'igation easement in the
following locations. They are interior lot Jines to an existing phase.
a) Southern boundary of Lot 2, Block 21.
b) Southern boundary of Lots 3, 12; Block 20.
c) Southern boundary of Lot 3, Block 19.
9.
A pennanent 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
improved prior to the issuance of the first Certificate of Occupancy for any building
within this phase ofthe subdivision.
Applicant shall work with the City Parks Dept. and confol111 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 is necessary on plat)
10.
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.
Exhibit "A"
Saguaro Canyon Suh3 FP.doc
.w-O5-043
çq
Mayor & City Council
Hearing Date: July 26,2005
Page 4
11.
Applicant shaH be required to pay Public Works development plan review, and
construction inspection fees, as detennined during the plan review process, prior to
signature on the final plat per Resolution 02-374.
12.
Complete the Cetiificate of Owners.
13.
All areas being counted toward the 10% open space amenity shall be free of "wet ponds"
or other such nuisances. All stonnwater detention facilities incorporated into the required
open space are subject to MCC 12-13-14 and shall be fully vegetated with gmss and
trees.
14.
Water service to this site is being proposed via an extension of water mains located in
Saguaro Canyon #2. 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 fonns of easements, for any mains that are required to
provide service.
15.
Sanitary sewer service to this site shall be via main line extensions from the Notih Slough
Trunk that was recently constructed by the City of Meridian. The applicant will be
responsible tor 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.
16.
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.
17.
Staffs failure to cite specific ordinance provlslOns, or terms of the approved
Development Agreement, Conditional Use Pennit, 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 he 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 shaH
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.
Exhibit "A"
SagU(lrO Canyon Sub3 FP.¡]oc
-W-O5-043
Vf
Mayor & City Council
Hearing Date: July 26,2005
Page 5
3.
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.
4.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized itTigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
5.
All grading of the site shall be perfonned in confonnance with MCC ll-12-3H.
6.
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.
7.
Applicant sha1l be responsible for application and compliance with any NPDES
Pennitting that may be required by the Environmental Protection Agency.
8.
Applicant shall be responsible for application and compliance with any Section 404
Pennitting that may be required by the Anny Corps of Engineers.
9.
Any existing domestic we1ls and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 9-1-4 and 9A-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
10.
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 detennined after power designs are completed by
Idaho Power Company. The street light contractor shall obtain design and pennit from
the Public Works Department prior commencing installations.
II.
Compaction test results must be submitted to the Meridian Building Department for all
building pads rccciving engineered backfill, where footing would sit atop fill material.
12.
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 nonnal groundwater elevation.
13.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
14.
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.
ExJùbit "A"
Saguaro Canyon Sub] FP.doc
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July 25, 2005
Mayor ¡¡lid City Council
City of),1~Ódian
33 Ea:;¡t idaho An..nue
Meridian, ill 83642
Re:
1:,,:, . q ::; 1 ~
Saguaro Canyon Subdivisioll No.3 Final Plat (File No. FP 05-043)
Dt'¡¡r :\:1<1)'or and CounciJ:
The followiIlg is in respouse to staff~..-:omm::n1s.
APflUCAT1ON_[lJM:M" A n.Y~!-..9_ÇATlOt\
SITE SPECIFIC REQl.I l~MgtÐ'S..
I.
The Applicant agree1,i with all Site Specific Comments. (No 1-17)
GENERAL RF.QI11REMRNTS
2.
The Applicant agret:s with all gellemL requirements. (!'>o 1-14)
, p ,'" 2/:]'
We bdic\'c thi:> leller addresses all of YOllf\'.()(\CCrns. Please feel rrce to call l11è if you have
additional comment:> or queìölions, '
Sincerely.
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Briggs Engineering Inc.
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