HomeMy WebLinkAboutLarkspur Sub No. 2 FP
BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
APPLICATION OF LARKSPUR,
LLC FOR FINAL PLAT APPROVAL
OF 47 BUILDING LOTS AND 5
COMMON AREA LOTS ON 10.29
ACRES IN AN R-8 ZONE
LOCATED AT 200 AND 205 EAST
ROSAL YN COURT IN A PORTION
OF THE SW ~ OF THE NW ~ AND
THE NW ~ OF THE SW ~ OF T.
3N., R. IE., SECTION 19
C/C December 13, 2005
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CASE NO. FP-05-070
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter corning before the City Council for Final Plat approval pursuant to
Unified Development Code 11-6B-3 on December 13, 2005, and the Council finding that the
Administrative Review is complete 1Ìom Sonya Watters, Assistant City Planner for the Planning and
Zoning Department, and Michael Cole, Development Services Coordinator for the Public Works
Department, dated: Hearing Date: December 13,2005, 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 LARKSPUR SUBDIVISION NO.2 IN A
PORTION OF THE SW ~ OF THE NW ~ AND THE NW ~ OF THE SW ~ OF T.
3N., R. IE., SECTION 19, BOISE MERIDIAN, MERIDIAN, ADA COUNTY,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LARKSPUR SUBDIVISION NO.2 I (FP~O5-070)
Page 1 of 4
IDAHO 2005, HANDWRITTEN DATE: 11/09/05, SHEET I OF 3, TREASURE
VALLEY ENGINEERS, INC", LARKSPUR, 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 Watters, Assistant City
Planner for the Planning and Zoning Department and Michael Cole, Development
Services Coordinator for the Public Works Department, dated: Hearing Date:
December 13 ,2005, listing 25 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 1Ìom Treasure Valley Engineers, Inc., a
true and correct copy of which is attached hereto marked Exhibit "B" and consisting
of one page, and by this reference incorporated herein, and the response letter 1Ìom
Narnpa & Meridian Irrigation District, a true and correct copy of which is attached
hereto marked Exhibit "C" and consisting of one page, and the additional
requirements 1Ìom the action of the Council taken at their December 13, 2005
meeting as follows, to-wit:
1.1
Adopt the action of the City council taken at their December
13, 2005 meeting, and specifically pertaining to the Staff
Report, under Conditions of Approval, number 10, 16 , and
22, such that they now read as follows:
CONDITIONS OF APPROVAL
10.
Prior to signature on the plat by the City Engineer, the
applicant shall vacate the portion of the cul-de-sac
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LARKSPUR SUBDIVISION NO. 2/ (FP.OS.O70)
Page 2 of 4
right-of-way that is being shown as a portion of Lots
13 & 14, Block 6; and Lot 9, Block 7, or revise the
plat so that no portion of those lots fall within the
right-of-wav. Revise the plat and the "Certificate of
Owners" to include the above-mentioned vacated
right-of-way in the legal description.
16.
Graphically depict an 8-foot wide Public Utilities,
Drainage and Irrigation easement along the south
boundary of Lot 29, Block 4, or reroute the Dfessure
irrigation svstem to be contained in common area.
The extra width is necessary to accommodate an
irrigation main being installed.
22.
Revise the note on the plat on the north-east boundary
of the subdivision to read, "Provide støm ";¡flll or fill
along eflstom boundary a3 required." "Provide stern
wall as required along eastern boundary of Lots 26 -
28. Block 4."
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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LARKSPUR SUBDIVISION NO.2 / (FP-OS-O70)
Page 3 of 4
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.
By action of the City Council at its regular meeting held on the -, S-tb-
day
of -Df"{\ ern "f/ý
, 2005.
By:
BY'
City Clerk's Office
Dated: I-II-Ou>
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LARKSPUR SUBDIVISION NO.2 / (FP-O5-070)
Page 4 of 4
CITV OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: December 13, 2005
Transmittal Date: December 8, 2005
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TO:
Mayor & City Council
Sonya Watters, Assistant City Planner eSJI.tt
Michael Cole, Development Services Coordinator (Y\ c..
FROM:
SUBJECT:
Larkspur Subdivision No.2
Request for Final Plat Approval of Larkspur Subdivision No.2 Consisting of 47
Single-family Residential Building Lots and 5 Common Lots on 10.29 Acres in
an R-8 Zone by Larkspur, LLC (File# FP-O5-070)
We have reviewed this submittal and offer the following comments, as conditions of the applicant. These
conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian
City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Larkspur, LLC, has applied for final plat approval of 47 single-family residential building
lots and 5 common lots on 10.29 acres in an R-8 zone for Larkspur Subdivision No.2. The gross density
for this subdivision is 4.66 dwelling units per acre. The net density is 5.81 dwelling units per acre.
Larkspur Subdivision No.2 is located approximately Y2 mile south of E. Overland Road and VB mile east
of S. Kuna-Meridian Road, in the west Y2 of Section 19, T.3N., RlE.
A conditional use pennit/planned development was approved for the proposed subdivision which allowed
for reductions to the minimum requirements for lot size (from 6,500 s.f. to 4,108 s.f.), lot frontage (from
65 ft. to 42 ft.), interior side setbacks (from 5 ft. to 4 ft.), and rear setbacks (from 15 ft. to 12 ft.). The rear
setback for the lots on the east side of S. Blackspur Way (Lots 26-38, Block 4) was required to be 25 ft.
along the eastern boundary of the subdivision. Amenities approved as part of the planned development
consist of open space in excess of 10%, a gazebo and barbeque area for residents, and connection to a
City of Meridian multi-use pathway system through a connection to Larkspur Subdivision No.1.
The final plat submitted for this subdivision substantially complies with the approved preliminary plat.
Staff recommends approval of Larkspur Subdivision No.2 with the comments and conditions stated in
this report.
SITE SPECIFIC REQUIREMENTS
1.
Applicant is to meet all tenus of the approved annexation (AZ-05-036), preliminary plat (PP-05-
035), and conditional use pennit (CUP-05-038) for this development.
2.
The applicant has indicated that the pressurized irrigation system in this development will be an
extension of a Nampa and Meridian Irrigation District system in Larkspur #1. Plans shall be
approved by NMID prior to scheduling of a pre-construction meeting, and a copy of a signed
Pressurized Urban Irrigation System Agreement being submitted prior to certificates of
occupancy being released.
FP-O5-070 Larkspur Subdivision No.2 FP.doc
Exhibit "A"
PAGE 1
13.
14.
15.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
3.
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 the payment of assessments for the irrigable common areas prior to
signature on the final plat by the Meridian City Engineer.
4.
All fencing installed on the site must be in compliance with UDC ll-3A-6 and ll-3A-7.
5.
Temporary construction fencing to contain debris is required along the western and southern
boundaries of the subdivision prior to release of building permits for the subdivision.
6.
Sanitary sewer service to this site is being proposed fi-om existing stubs from Larkspur #1. The
applicant shall install mains to and through this proposed development. The applicant shall
coordinate main size and routing with the Public Works Department. Cover over sanitary sewer
mains shall be no less than three feet from finish grade to the top of the pipe. If cover is less than
three feet from the sub-grade to the top of the pipe, alternated pipe materials shall be used per the
Meridian Public Work's Standard Specifications.
7.
Water service to this site will be from main line extensions from existing water mains Larkspur
#1. The applicant will be responsible to construct water mains to and through this proposed
development. Subdivision designer to coordinate main sizing and routing with the Public Works
Department. Applicant shall execute City of Meridian standard fonns of easements, for any
mains that are required to provide service.
8.
Remove all buildings that do not meet setbacks or the zoning ordinance prior to signature on the
final plat by the City Engineer.
9.
The homes adjacent to Meridian Greens Subdivision shall be constructed usmg 40 year
"architectural" shingles on the roofs.
10.
Prior to signature on the plat by the City Engineer, the applicant shall vacate the portion of the
cul-de-sac right-of-way that is being shown as a portion of Lots 13 & 14, Block 6; and Lot 9,
Block 7. Revise the plat and the "Certificate of Owners" to include the above-mentioned vacated
right-of-way in the legal description.
11.
It appears to staff that the legal description in the "Certificate of Owners" does not exactly match
the boundary of the plat. The applicant shall confmn this infonnation and make any changes
necessary to confinn that the two are identical.
12.
The bearing of the eastern boundary of this subdivision does not appear to meet the bearing of
record for Meridian Greens Subdivision. The applicant shall confinn this infonnation and
include bearings of record.
Revise the spelling of the word "not" to "note" that is depicted in Lot 37, Block 4.
Graphically depict the "Real Point of Beginning" on the face of the plat.
The seepage beds located in Lot 9, Block 6 appear that they may encroach into the Department of
Environmental Quality's required 20-foot separation requirement between seepage beds and
building foundations.
Exhibit "A"
FP-O5-070 Larkspur Subdivision No.2 FP.doc
PAGE 2
20.
21.
22.
23.
24.
25.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
16.
Graphically depict an 8.foot wide Public Utilities, Drainage and Irrigation easement along the
south boundary of Lot 29, Block 4. The extra width is necessary to accommodate an irrigation
main being installed.
17.
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.
18.
The landscape plan, prepared by Treasure Valley Engineers and dated l1/l6/0S, shall be revised
as follows:
a.
All evergreen trees shall be a minimum of 6-feet tall per UDC 11-3B-S; revise plan
accordingly.
Location, size, and species of all existing trees on site with trunks 4 inches or greater in
diameter, measured 6 inches above the ground. Indicate whether the tree will be retained
or removed.
Show location of replacement trees equivalent to 160 caliper inches that are being
removed from the site.
b.
c.
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
the final plat by the City Engineer.
19.
Revise or add the following note(s) on the face of the plat dated l1/9/0S, prepared by Treasure
Valley Engineers, prior to signature on the final plat by the City Engineer:
(8.)
(9.)
"Lots 12, 13, and 14 of Block 6 and Lot 9 of Block 7 wHl !!IT not æ-a part of the
proposed approved PUD."
".. .in compliance with Title 11 and Title 12 of the MeFidiafl City Codc Citv of Meridian
Unified Deve1oDment Code..." Also, revise the conditional use permit file number
referenced as CUP-04-025 to read CUP-OS-038.
Add note: "Lots 26-38. Block 4. shall have a 2S.foot wide rear setback"
(ill
Label the Basis of Bearings on the face of the plat.
Provide a temporary turn around easement on the plat at or near the terminus of E. Greenview PI.
per ACHD's requirements.
Revise the note on the plat on the north-east boundary of the subdivision to read, "Provide stem
wall ef-4Hl along eastern boundary as required."
Submit the revised plat on paper that is eighteen (18) inches by twenty-seven (27) inches in size,
with a three and one-half (3 1/2) inch margin at the left end for binding and a one-half (1/2) inch
margin on all other edges per § SO-1304.
Complete the Certificate of Owners and accompanying acknowledgement.
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 REQUIREMENTS
1.
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-
Exhibit "A"
FP-O5-070 Larkspur Subdivision No.2 FP.doc
PAGE 3
14.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
13. Plans will need to be approved by the appropriate iITigationidrainage 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 will be
reviewed and approved by the meridian City Engineer prior to final plat signature.
2.
A written certificate of completion shall be prepared by the landscape architect, landscape
designer or qualified nurseryman responsible for the landscape plan upon completion of the
landscape installation. The Certificate of Completion shall verify that all landscape
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan. (UDC ll-3B~ 14)
3.
Street signs are to be in place, water system shall be approved and activated, fencing 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.
4.
A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
5.
All development improvements, including but not limited to water, sewer, fencing, micro-paths,
pressurized iITigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
6.
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.
7.
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.
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's engineer will be required to submit a signed, stamped statement certifying that all
street finish centerline elevations are set a minimum of tlu-ee feet above the highest established
normal groundwater elevation.
10.
Coordinate fire hydrant placement with the City of Meridian Public Works department.
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.
All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
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.
Exhibit "A"
FP~O5-070 Larkspur Subdivision No.2 FP.doc
PAGE 4
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Larkspur Subdivision No.2 with the above stated
comments and conditions.
FP-O5-070 Larkspur Subdivision No.2 FP.doc
Exhibit "A"
PAGE 5
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12/12/2005. 08:15
2£183951323£1
PAGE
01/01
To:
Sonja Watters
City of MeridÎan
Planning and Zoning Department
Fax 888.6854
Co
Lance Warnick
Treasure Valley Engineers
Fax 463-439]
From;
Ron Sargent
Larkspur LLC
Phone 371-61]0
Fax 395-0230
Subject:
Staff Report: Final Plat Larkspur Subdivision No.2
FP-O5-070
Date:
December 12, ;WOS
The folJowing are my comments regarding the Staff Report for the fj 1al Plat Larkspur Subdivision
No.4.
Site Specific Requirements-
'#JO At the City Council Meeting for the preliminary plat a discussion took place that the City of
Meridian could not make it a n.::quirement of the plat tQ force Ada County Highway District to sell
land to Larkspur LLC. That is the j urisdictiol1 of ACHD and not the City. ACHD has said they
want a license agreement to /a.odscape the area in question. At the City Council meeting a motion
was made and unanimously agreed by the Council that Larkspur LtC be required by the City of.
~eridian to "aDD/V" for the vacation apd if that was not success to tJ1en enter into a license
agreement with ACHD. And since the process may take some time this requirement would only
n(;ed to be met at occupancy and would not be a requirement for the signing of the final plat.
Larkspur LLC has applied for the vacation.
#16 The 8 foot wide easement wi1l be depicted on the property line between Lots 29 and 30 Block
4.
#21 At City Council preliminary plat meeting, it was noted that this stem wall was only referred to
bejog fleeded. io the northeast corner of the proposed subdivision. To avoid confusion over the
i~terpretation oftl115 note it is requested the note read "PTov¡d~ stem wall as required along c::astern
boundary of Lots 26 to 28 Block 4."
Exhibit "U"
DEC 28 '05 14;5'3 FR CITY OF MERIDIAN
208 888 4218 TO P-AND-Z
P,04/08
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Cily cí M(,~'¡di;H:'
:city n~~;, offl..-.(- ,
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1503 FIRST STREET SCUTH NAMPA, IDAHO 83651-4395
FAX # 208-.463.0092
23 November 2005
Phone>: ArBt:I Code 208
OfFICE: Nampa 466-7861
SHOP: NClmpo 466.0663
William G. Berg Jr., City Clerk
City of Meridian
33 East Idaho Ave.
Meridian, ID 83642
RE:
.FF OS-O70lLarkspuT Subdivision No.2
Dear WilJ:
Nampa & Meridian Irrigation District requires that a Land Use Change Application be filed,
for review, prior to final platting. Please contact Down Moore at 466-7861 for further
infonuatîon.
AJI laterals and Waste ways must be protected. All easements must be protected and any
encroachment without a signed License Agreement and appTOved plan, before any
construction is started, is unacceptable.
AI] municipal surface drainage must be retained on site. If any municipal surface drainage
leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. The
developer must comply with Tdaho Code 31-3805. It is recommended that irrigation water be
made avaî.lable to all developments within the Nampa & Meridian ruigation Distriçt.
Sincerely,
13~~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BHldbg
C: Crew Foreman
File - Office/Shop
Exhibit "C"
AfPROXIMATE IRRIGABLE ACRES
RIVER flOW ~IGHTS - 23,000
ElOISE PROJECT RIGHTS. dO.{]OO