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HomeMy WebLinkAboutSaguaro Canyon No. 3 FP 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 PORTIONOFT.4N.,R.IE., SECTION 30 CIC July 26, 2005 ) ) ) ) ) ) ) ) ) ) ) ) ) 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 SUBDIVISION NO.3 1 (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 comments as set forth in the Memorandum to the Mayor and City Council from Sonya Allen, Assistant City Plmmer 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 Farwest, LLC, a true and correct copy of which is attached hereto marked Exhibit "B" and consisting of I page, and by this reference incorporated herein, and the additional requirements from the action of the 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-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 current best management practices for stonnwater 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 1 (FP-O5-043) Page 2 of 4 1. State of Idaho Catalog of Stonnwater Best Management Practices for IdallO Cities mId 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 0 f creditor cash has been issued guaranteeing the completion of off-site and required on-site improvements. NOTICE OF FINAL ACTION AND RIGHT TO REGULA TORY 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-O5-043) Page 3 of 4 after the date ofthis decision and order, seek a judicial review as provided by Chapter 52, Title 67, IdallO Code. 21o 1h day By action of the City Council at its regular meeting held on the of JuL\ð ,2005. \ By: Attest: ~ r By': CIty Clerk's Office Dated:~O5 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SAGUARO CANYON SUBDIVISION NO.3 / (FP-O5-043) Page 4 of 4 M,WC)F "/"'1111111, (k Wend LHi-\1 [)1"1'f\I( ~ (-"1\ I 1:'{)K!-II,(,<).27.2-[.";,,-J('C>--I-lil5 CfTY C()[;NCII MFMBEf{', Kcith Bird Cllli;lil)~ O',111IWII Sh""" Wanli" (,harb ;vl. R('lilllr~<: ;,,; ." " "'--,. ,I,; í'--P /' "'i- :;,-.) .,1; I,) '-./Vi- e 17,:i¡c:[ 11" . .,. ,:~; I'LIIJ Ie WORkS BUILDING I)J'PI\lZI~ll "'I 1211~} ¡;'i.\-55Iill "as N.\ì-'-~'J',' /, -'" . . (,; , . 'II t, '/.:J., I", ',Cd ,'.I "".,,,.,-, II )\110 ) /' J'LANNIN(i I\N¡-¡ZONlìWi Dl[>ARTMI:N r (211,,) ~S-1"55J:\ F:\\ ^~~-('~5.1 STAFF REPORT: Hearing Date: July 26, 2005 Transmittal Date: July 21, 2005 To: Mayor and City Council From: fJIl Sonya Allen, Assistant City Planner ,i' Michael Cole, Development Services Coordinator (,1. C Re: Saguaro Canyon Subdivision No. J Final Plat approval of 241 Single~Family Residential Building Lots and II Common Lots on 72.53 Acres in an R-4 Zone, by Farwest, LLC (File No. .FP-05- 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 lots and 11 common lots on 72.53 acres of land for Saguaro Canyon Subdivision No.3. The zoning designation for the proposed subdivision is R-4 (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 Vz mile north of E. McMillan Road. approximately ~ mile 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/Plarmed Development was approved for this subdivision which allowed for reductions to the minimum requirements for the RA 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 ¡:'v W--OS-O43 Exhibit "A" Saguaro Canyon Sub3 FP.doc P1'-OS-O43 .¡:<f Mayor & City Council Hcaring Date: July 26,2005 Page 2 (from 80-ft. to 60-ft. for perpendicular streets and from 40-ft. to 30-f1. for cul-de-sacs/curves), and cul-de-sac length (from 450-ft. to 550-ft.). 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 concems with the proposed changes and the submitLcd final plat still substantially complies with the approved Preliminary Plat. Staff recommends approval of Saguaro Canyon Subdivision No.3 with the comments and conditions stated in this report. SITE SPECIFIC COMMENTS / F:'INAL PLAT 1. Applicant is to meet all terms of the approved Conditional Use Permit (CUP-03-058), Preliminary Plats (PP-03-032 & PP-05-001) and Development Agreement (Inst. No. 104089430). 2. No more than 236 building permits may be issued within all phases of Saguaro 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 #IO4089430/AZ-03-027), which states the applicant must relinquish rights to the ingress/egress easement cuITently 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 is:suance of the 236th 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 tOR (l0) ten and half (l 0 'l'2) feet adjacentto any..." The extra width is necessary, because of the sidewalk encroaching out of the right-of-way, to obtain a la-foot free and clear easement. (3.) Add Lot 9, Block 33 as a non-buildable lot. (3.)"Said Lot 29, Sleek 1, is oovered by a blalliœt City of Meridian sanitar)' sewer eascmcnt." 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 Inigation District will own and maintain the pressure irrigation system within this development. The City of Meridian requires that pressurized iITigation 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 cOlmection is utilized, the developer shall be responsible for Exhibit "A" Saguaro Canyon Sub3 FP.doc _Ø-OS-O43 ff Mayor & City Council Hearing Date: July 26,2005 Page :1 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 Environmental Quality Catalog of Best Management Practices that require 20-feet of separation between underground stann drainage facilities and building foundations. A note on the plat shaH be added that references this infonnation. a) East boundary of Lot 8, Block 21. b) West boundary of Lot 10, Block 21. 7. Graphically 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 storm drainage facilities and building foundations. A note of the plat shal] be added that references this information. a) Southern boundary of Lots 12, 38; Block 31. b) N0l1hern boundary of Lots 14,37; Block 31. 8. Graphically depict a 5-foot wide Public Utilities, Drainage and lITigation easement in the following locations. They are interior lot lines 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 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 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 confomI to the Park's Dept. standards for construction of the pathway. The Homeowner's Association is responsible for maintenance of alliandseaping adjacent to the pathway. (no note is necessary on plat) 10. All irrigation ditches, laterals or canals, exc]usive 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 Sub3 FP.doc Mayor & City Council Hearing Date: July 26, 2005 Page 4 11. Applicant sllal] be required La pay Public Works development plan review, and construction inspection fees, as dctetmined during the plan review process, prior to signature on the final plat per Resolution 02-374. 12. Complete the Cetiificatc 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 grass 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 fonTIS 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 North Slough Trunk that was recently constructed by the City of Meridian. The appJicant 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. 16. Applicant shaH 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 provisions, or tenns of the approved Development Agreement, Conditional Use Pennit, or Preliminary Plat does not relieve the Applicant of responsibility for compliance. GENERAL REQUIREMENTS 2. ;1"-05-043 Çf 1. Any tree over 4" in caliper that is removed from the property shaH 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. Street signs are to be in place, water system shaH 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 pennits. Exhibit "An Saguaro Canyon Sub3 FP.doc Mayor & City Council Hearing Date: July 26,2005 Page 5 3. A letter of credit or cash surety in the amount of 110% wi ] be required fo!" aU 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, pressmized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 5. All grading of the site shall be perfonned in COnfODllance with MCC ll-12-3H. 6. It shaH be the responsibility of the applicant to ensure tbat all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 7. Applicant shall 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 Permitting that may be required by the Anny Corps of Engineers. 9. 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- I -4 and 9-4-8. 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 determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and penllit from the Public Works Department prior commencing instalJations. 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 Staffreeommends approval of the final plat with thc above stated comments and conditions. Ø-O5-043 Vf Exhibit "A" Saguam Cal1yol1 SubJ FP.doç . I" ,~s. ;\ 1111~, ,:: ~r ¡~ Co ' ';¡ ::, 1 ~ p, 2/:) (-/.{/./(('f.I(~rt /Y1/ l~-=-, ":...,_u "-"'-)", ,~."..,..~_u_..._-- July 25, 2005 Mayor <Jnù City Council City ofM~ridì¡¡11 33 East idaho An~nue Meridian, ill 83642 Re: Saguaro Caolon Suhdi\:isioll No, 3 Final Plat (File No" PP 05.()43) De,lt ,\-layor and Council: The followillg i¡; in response 10 staff~commi:nts APPLICATiON SUMMARY_.~!-..9_Çß1101\ SITE SPECIFIC REQLJ lR...EMENTS I. The Applicant agrees wiH¡ all Site Specit:iç Comments. (No 1-17) GENERAL REOlnREMK'lTS 2. The AppLicant agrees wilh al! gelleml requirements. (1\;0 1-14) We bdic\,t ¡hi:> leller :lddrcsS\~5 all of YOllTc.onccrn!;. Please feel ["ree to call m~ i r you have ddditional comment:> or qU('.:;l; OI1S , . 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