Loading...
HomeMy WebLinkAboutSettlement Bridge Subdivision No. 3 FP-05-042 BEFORE THE MERIDIAN CITY COUNCIL IN THE MATTER OF THE APPLICATION OF CAPITAL DEVELOPMENT, INc. FOR FINAL PLAT APPROVAL OF 33 SINGLE- FAMILY RESIDENTIAL BUILDING LOTS AND 4 COMMON LOTS ON 6.12 ACRES IN AN R-8 ZONE LOCATED ON THE SOUTHEAST CORNER OF NORTH LOCUST GROVE ROAD AND EAST MCMILLAN ROAD IN THE N Y2 OF THE NW % OF T. 4N., R.IE., SECTION 32 C/C July 12, 2005 ) ) ) ) ) ) ) ) ) ) ) ) ) CASE NO. FP-05-042 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 Planning 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 SETTLEMENT BRIDGE NO.3 LOCATED IN THE N 'li OF THE NW ~ OF T. 4N., R. IE., SECTION 32, BOISE MERIDIAN, ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SETILEMENT BRIDGE SUBDIVISION NO.3 / (FP.O5-042) Page 1 of 4 MERIDIAN, ADA COUNTY, IDAHO 2005, HANDWRITTEN DATE: OS/25/2005, SHEET 1 OF 3, ENGINEERING NORTHWEST, INC.", CAPTIAL DEVELOPMENT, INC., 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 28 SITE SPECIFIC REQUIREMENTS/FINAL PLAT, 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 Engineering Northwest, Inc., a true and correct copy of which is attached hereto marked Exhibit "B" and consisting of3 pages, and by this reference incorporated herein, and the additional requirements from the action of the Council taken at their July 12, 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 stormwater disposal and design a stormwater management system that is ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SETTLEMENT BRIDGE SUBDIVISION NO.3 / (FP-O5-042) Page 2 of 4 preventing b,':roundwater and surface water degradation. Manuals for guidance: 1. State of Idaho Catalog of Stonnwater Best Management Practices for Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. 2. Stonnwater 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 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SETTLEMENT BRIDGE SUBDIVISION NO.3 / (FP-O5-042) Page 3 of 4 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. By action of the City Council at its regular meeting held on the \ ;;)~ day 0 f ----=IU1 \ à ,2005. By,: By: Attest: Dated: ~~4-()l; ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SETTLEMENT BRIDGE SUBDIVISION NO.3 / (FP-O5-042) Page 4 of 4 , p. PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500 - Fax (208)898-9551 PLANNING AND ZONING DEPARTMENT (208) 884-5533 - FAX 888-6854 MAYOR Tammy de Ween! ~ ,. ~.~ ,'~ ~~ ./'CITYOF 1!~~::. ,. '\..../Vl er¡diãn- - -';, "~~I "JDJ\HO l tQ ~' '~l:'¡.¡ - .'1- ::'i..."t~ , ..HC¡ ,1903 CITY COUNcrL MEMBERS Keith Bird Cluistine Donnell Shawl Wardle Charles M- Rountree STAFF REPORT: Hearing Date: July 12, 2005 Transmittal Date: July 1, 2005 To: Mayor, City Council and Planning & Zoning Commission .(1.f Sonya Allen, Assistant City Planner 0 Michael Cole, Development Services Coordinator (y\ C. From: Re: Settlement Bridge Subdivision No.3 Request for Final Plat Approval of 33 Single-Family Residential Lots and 4 Common Area Lots on 6.12 Acres in an R-8 Zone for Settlement Bridge Subdivision No.3, by Capital Development, Inc. (File No. FP-O5-042). We have reviewed the above-referenced submittal 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, Capital Development, Inc., has requested final plat approval of the third phase of Settlement Bridge Subdivision. This phase of the subdivision consists of 33 single-family residential lots and 4 common area lots on 6.1 2 acre in an R-8 zone. The gross density of this phase is 5.39 dwelling units per acre and the net density is 6.38 dwelling units per acre. Settlement Bridge Subdivision is located on the south side of E. McMillan Road and on the east side ofN. Locust Grove Road, in the NW ~ of Section 32, TAN., R.1E. A Conditional Use Pennit/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 5,250 s.f.-detached); lot frontage (from 65-ft. to 58-ft. for detached lots on straight-away streets, 30-ft. for corner/cul-de-sac lots, 40-ft. for attached lots on straight-away streets, and 28- ft. for lots on a corner/cul-de-sac); and a substandard cul-de-sac length (approx. 950-ft long). A multi-use pathway was allowed in lieu of a 5-ft. sidewalk where the pathway location coincides with the sidewalk on McMillan Road in this phase. Lots sharing common driveways were not required to have any street frontage. Staff finds that the proposed final plat substantially complies with the approved Preliminary Plat. Staff recommends approval of the third phase of Settlement Bridge Subdivision with the comments and conditions stated in this report. FP-O5-042 Exhibit"A" Settlement Bridge Sub3 FP.doc 5. 6. 7. Mayor & City Council Hearing Date: July 12, 2005 Page 2 CONDITIONS OF APPROVAL 1. Applicant shall meet all terms of the approved Preliminary Plat (PP-03-04l), Plmmed Development (CUP-03-065), and Development Agreement (Inst. No. 104061807). 2. The pressurized irrigation system within this development is to be owned and maintained by the Home Owner's Association. 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 municipal water system shall be required. Plans and specifications for the irrigation system shall be reviewed by the Public Works Department as part of the development plan review process, and a draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the Meridian City Engineer. 3. Sanitary sewer service and municipal water to this site shall be via extensions from existing mains. Applicant will be responsible to construct the sewer m1d 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 standm'd fonns of easements, for any mains that are required to provide service. 4. 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. Graphically depict a ten-foot wide Public Utilities, Drainage and Irrigation centered on all interior lot lines that are not spanned by attached multi-family units. Graphically depict a 5-foot wide Public Utilities, Drainage, and Irrigation easement in the following locations. They are interior lot lines to an existing phase. a) South property line Lot 24, Block 9 b) South property line Lot 20, Block 12 c) Southeast property line Lot 9 Block 12. d) Southeast property line Lot 45, block 9. Add or revise the following notes on the plat dated 5/26/05, prepared by Engineering Northwest: (*.) Add note: "All lot lines common to a public right-of-way shall have an 11 Y2 foot wide Public Utilities. Drainage. and IrrÎlzation easement. unless other wise dimensioned." (The extra width is necessary to ensure a lO-ft. free & clear easement past the back of sidewalk.) "All lot lines common to a public right of way lino, and the exterior subdivision boundary have a ten (10) foot wide pennanent public utilities, property drainage and property irrigation easement, unless dimensioned otherwise." (1.) FP-O5-042 Exhibit "A" Settlement Bridge Sub3 FP.doc 12. 13. 14. 15. 16. Mayor & City Council Hearing Date: July 12, 2005 Page 3 (2.) "A ten (10) foot wide Public Utilities. Property Drainage, and Property Inigation easement is hereby designated along the rear lot lines, unless dimensioned otherwise. " Include instrument number Add note: "Direct lot access to E. McMillan Road and N. Schumann Ave. is prohibited. " (10.) (12.) 8. Any existing domestic wells and/or septic systems within this project shall 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. 9. Street lights shall be installed in compliance with the approved streetlight agreement. One-Hundred watt (1O0w), 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. Street light contractor to obtain design and permit from the Public Works Department prior commencing installations. 10. 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. 11. 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 certify 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 ofthe crawl spaces of homes is at least I-foot above. All areas being counted toward the 10% open space amenity shall be free of "wet ponds" or other such nuisances. 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. Coordinate fire hydrant placement with the City of Meridian's Public Works Department. Sidewalks within the proposed subdivision shall be built in accordance with MCC 12-13- 10-8. FP-O5-042 Exhibit "A" Settlement Bridge Sub3 FP.doc 22. 23. 24. 25. 26. 27. Mayor & City Council Hearing Date: July 12, 2005 Page 4 17. Add a note to the face of the plat (graphically or in the notes section) that Lot 29, Block 9, shall have a blanket cross-access easement in favor of Lots 30, and 31. Address ownership & maintenance of Lot 29, Block 9. 18. The common drive located in Lot 29, Block 9 shall be constructed of a hard surface material, at lease 20-ft. wide, and be capable of supporting 70,000 lbs. 19. Prior to the final plat being recorded for this phase, a permanent pedestrian easement in favor of the City of Meridian shall be recorded and graphically shown (& instrument number noted) for the North Slough pedestrian pathway. 20. The Applicant is responsible for ensuring that all development shall comply with the Americans with Disabilities Act and the Fair Housing Act. 21. Temporary construction fencing to contain debris shall be installed along the southern boundary of this phase where no permanent fencing is proposed unless permanent fencing exists at the subdivision boundaries. 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 pennits. All development improvements, including sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 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. 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. Except for the North Slough (aka Settlers Canal), 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 final plat signature Developer shall coordinate mailbox locations with the Meridian Post Office. 28. Staffs failure to cite specific ordinance provisions or terms of the approved preliminary plat, conditional use permit or development agreement does not relieve Applicant of FP-O5-042 Exhibit "A" Settlement Bridge Sub3 FP.doc Mayor & City Council Hearing Date: July 12, 2005 Page 5 responsibility for compliance. RECOMMENDATION Staff recommends approval of the final plat, with the above stated comments and conditions. FP-O5-042 Exhibit "A" Settlement Bridge Sub3 FP.doc ._~?{lKineerinK North West, LLC 1}J.. Ancestor Place. Suite 180 Boise, Idaho 83704 July 6, 2005 (208) 376.5000 0 Fax (208) 376-5556 . c. , ". . i,. ':" '\.' "',,, ,,::, . ,; \",;' " : \:. ': I , .> Mayor and City Council City of Meridian óGO E. Watertower, Suite 200 \iJ.eridian, ill 83642 Re: .,.'ini'il'jll', ' , ,:. "" !- u.,' ,¡ l \' oJ! i'.-"¡,;." d i;¡, , ;; ! " ;" ('1'1' \) ;() ", File No. FP-05~042 Settlement Bridge No, 3 r am writing on behalf of our client, Capital Development, who have indicated to us their acceptance of the conditions of approval as outlined by staff for the above referenced. Our response to the City's Site Specific Comments for this project is as follows: City of Meridian - Conditions of Aooroval 10) 11) 12) 13) 14) 15) 16) 17) 18) 19) 20) 21) 22) 23) 24) 1) AU terms of the approved Preliminary Plat (pP-O3~O41), Conditional Use Permit (CUP-03-065) and Development Agreement (h1St. No. 104061807) have been met. The SetHement Bridge Homeowner's Association will own and maintain the pressure irrigation system within tills development. An irrigation well will be continued for use as a secondary source as in Phases 1 & 2. Sewer and water mains will be constructed through this phase of development. Agree. Agree. Agree. Face of plat - Notes Note 1 covers both the * and note (1). Notes 2, 10 & 12 have been revised. There are no known wells or septic systems within this phase. Streetlights will be installed at subdivider's expense per City of Meridian requirements. No engineered backfill is required on this phase of the project. Please see attached letter regarding depth of groundwater. No basins are being used in this phase. There are no 404 issues with this phase of the development. Agree. Fire hydrant locations have been coordinated and approved with the City of Meridian Public Works Superintendent. Agree. Note added regarding cross-access. Agree. Agree. Agree. Agree. Agree. Agree. An Ada County Street Name Conunittee Final letter will be submitted to the City prior to signature by the City Engineer. 2) 3) 4) 5) 6) 7) 8) 9) Exliibil "ß" 25) 26) 27) A letter of credit win be submitted for those items not already installed or constructed. Not applicable for this phase of development. Agree. Should you have any questions or need anything else feel ftee to give me a call. ~kJ;i¿ Xc: Dave Yorgason, Capital Development ('xl,ibil " ¡" 2 , Jí~n~ineerin~ North West, LLC '! '1 N. Ancestor Placc, Suite 180 Boise, Idaho 83704 (208) 376-5000 . Pax (208) 376-5556 -.'.' ~ ":",' ' /; ., :¡,..j !~.:: " i".,'.' -".. " V.,J . , July 6, 2005 -', ZOO':: Mr. Brad Watson, P.E. City of Meridian ~ Public Works Department 660 E. Watertower, Suite 202 Meridian, ill 83642 c_;~i.,) ~)j l\¡::ridi:'jl> :.)ll.v \; ,xk Uill(:\' Rc: Settlement Bridge Subdivision No.3 Dear Brad: According to the initial test pit investigations and subsequent monitoring, the ground water within this project was not encountered within depth of 3 feet of the existing ground. Based on the above infonnation, it is safe to assume that ground water would be greater than 36 inches below finished street centerline elevations throughout the project. Should you need further infonnation, please advise. "'hihit "II"