HomeMy WebLinkAboutWestborough Square Subdivision FP-05-075
BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
APPLICATION OF JLJ
ENTERPRISES, INC. FOR FINAL
PLAT APPROVAL OF 1 MULTI-
FAMILY RESIDENTIAL BUILDING
LOT CONSISTING OF TEN 4-
PLEXES AND 6 COMMERCIAL
OFFICE BUILDING LOTS ON 5.4
ACRES IN R-15 AND L-O ZONES
LOCATED AT 6015 NORTH
JERICHO ROAD IN A PARCEL OF
LAND BEING ALL OF LOT 6,
BLOCK 1, WESTBOROUGH
SUBDIVISION LOCATED IN THE
NE ~ OF NE % OF T. 4N., R.1E.,
SECTION 30
C/C January 10, 2006
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CASE NO. FP-05-075
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council for Final Plat approval pursuant to
Unified Development Code 11-6B-3 on January 10, 2006, and the Council finding that the
Administrative Review is complete 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: January 10, 2006, to the Mayor and Council, and the Council
having considered the requirements ofthe preliminary plat the Council takes the following action:
IT IS HEREBY ORDERED THAT:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR WESTBOROUGH SQUARE SUBDIVISION / (FP-O5-075)
Page 1 of 4
1.
The Final Plat of"PLA T SHOWING WESTBOROUGH SQUARE SUBDIVISION
IN A PARCEL OF LAND BEING ALL OF LOT 6, BLOCK 1, WESTBOROUGH
SUBDIVISION LOCATED IN THE NE % OF NE % OF T. 4N., R. IE., SECTION
30, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2006,
HANDWRITTEN DATE: 11/14/2005, SHEET 1 OF 3 , W&H PACIFIC", JLJ
ENTERPRISES, 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 Watters, Assistant City Planner for the Planning and Zoning
Department and Michael Cole, Development Services Coordinator for the Public
Works Department, dated: Hearing Date: January 10, 2006, 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 4 pages, and by this reference incorporated herein, and the additional
requirements from the action of the council taken at their January 10, 2006 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 ofEnviromnental Quality for
central sewage and central water; that run-off is not to create a
mosquito breeding problem; any existing septic systems on
this property must be properly abandoned; and it is suggested
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR WESTBOROUGH SQUARE SUBDIVISION / (FP-O5-075)
Page 2 of 4
that the stonnwater be pretreated through a grassy swale ptior
to di scharge 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:
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.
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
ORDER OF CONDITIONAL APPROV AL OF FINAL PLAT
FOR WESTBOROUGH SQUARE SUBDIVISION / (FP-O5-075)
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 ~ day
of J!\UQ")
, 2006.
By:
\11\,\I'HlIlIlJì~y e eerd
\,\' Or: MË;~II'
"", "'\ .- , t. , ity of Meridian
,:. ~ <t,L '"
~ CJ '..rpY\POfl'-1.,..þ, v \.
~ 4"' <"() -
JdL:Þ-~ ~ "SEAL eo :
William G. Berg, Jr.~ ~it; cler~ %. ~~ ,,~Çj.o j
~ .,() ~'! 1'],"1: . ~ "..
. . "'-'" '1 . - ~ 'r ,<~: .. .
Copy served upon ApplIcant, the Plannll1g â'n,g ~Bep~ent, PublIc Works Department, and
II, III
City Attorney. 'Ir-"", ,,\\1"
Attest
B:
Dated:
\-J,LD-OLD
ORDER OF CONDITIONAL APPROV AL OF FIN'AL PLAT
FOR WESTBOROUGH SQUARE SUBDIVISION / (FP-O5-075)
Page 4 of 4
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
TO:
Mayor & City Council
Sonya Watters, Assistant City Planner SIll
Michael Cole, Development Services Coordinator (Y\ C
cA.{;;ri di ~n -~ ~ '\
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STAFF REPORT:
Hearing Date: January 10,2006
Transmittal Date: January 6, 2006
FROM:
SUBJECT:
Westborough Square Subdivision
Request for Final Plat Approval of West borough Square Subdivision Consisting
of 1 Multi-family Residential Building Lot and 6 Commercial Office Lots on 5.4
Acres in an R-15 and L-O Zone by JLJ Enterprises (File# FP-O5-075)
We have reviewed this submittal and offer the following comments and 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, JLJ Enterprises, Inc., has applied for final plat approval of 1 multi-family residential
building lot and 6 commercial office building lots on 5.4 acres in the R-15 and L-O zones. The residential
lot will consist of 10 four-plexes containing a total of 40 residential units.
Westborough Square Subdivision is a re-subdivision of Lot 6, Block 1 of Westborough Subdivision
which is located in a portion of the NE ~ of the NE ~ of section 30, Township 4 North, Range 1 East,
Boise Meridian. The site is located on the south east comer of Chinden Boulevard and Jericho Road,
approximately ~ mile west ofN. Locust Grove Road.
A conditional use permit for a planned development was approved for this subdivision that allowed for a
reduction to the required standards for street frontage to be reduced to zero feet and multiple principle
detached buildings to be constructed on a single lot. Amenities provided with this subdivision are as
follows: a plaza with benches, planters, tables, and trees with a more direct walkway from the plaza to the
multi-family portion of the development and a tot lot to be located within the multi-family portion of the
development.
The final plat submitted for this phase substantially complies with the approved preliminary plat.
Staffrecommends approval of West borough Square Subdivision with the comments and conditions stated
in this report.
SITE SPECIFIC REQUIREMENTS
1.
Applicant is to meet all tem1S of the approved development agreement (Inst. No. 105152707),
preliminary plat (PP-05-020), and conditional use permit (CUP-05-027) for this development.
2.
All subdivisions in the City of Meridian require each lot be provided with pressurized irrigation.
The construction plans submitted concurrently with this plat do not show any pressurized
irrigation plans. If the system is to be privately owned and maintained plans and specifications
will be reviewed by the Public Works department as part of the construction plan review. A draft
copy of the Operations and Maintenance manual shall be submitted prior to plan approval. If the
Exlùbit "A"
FP-O5-075 Westborough Square Subdivision FP.doc
PAGEl
3.
4.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
system is to be owned and maintained by an irrigation district then evidence of a license
agreement or letter of plan approval shall be submitted prior to scheduling of a pre-construction
meeting.
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 ilTigab1e COlllil1on areas prior to
signature on the final plat by the Meridian City Engineer.
All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.
Temporary construction fencing to contain debris shall be installed around the perimeter of the
subdivision where pennanent fencing is not proposed.
5.
The applicant is proposing sanitary sewer service to this site via mains that flow to a lift-station in
Arcadia Subdivision. Prior to certificates of occupancy the applicant shall be responsible for any
upgrades to the lift-station or the pressure line leaving the lift-station that may be required. This
condition may be waived by the City Engineer at his discretion or if gravity means becomes
available through Saguaro Canyon which would de-activate the lift-station.
6.
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 ofthe 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 is being proposed via an extension of water mains located Jericho road.
Prior to certificates of occupancy an additional water connection through the school or through
Saguaro Canyon shall be required. The applicant shall construct water mains to and through this
proposed development. Applicant shall execute City of Meridian standard fOlll1S of easements, for
any mains that are required to provide service. Coordinate main size and routing with Public
Works.
8.
Provide a 20' easement for all public water/sewer mains outside of public right of way (include all
water services and hydrants). Graphically depict these easements on the plat and reference the
instrument number in a plat note.
9.
Prior to signature of the final plat by the City Engineer, provide a cross parking/cross access
agreement for all of the new lots within the subdivision to use the drive aisles and parking areas
(including sidewalks). Maintenance of the drive aisles and parking areas should be provided for
in a note on the face ofthe final plat, AND/OR in a document such as CC&Rs.
10.
There must be a minimum 20- foot separation between seepage beds and building foundations per
Department of Environmental Quality's standard specifications.
11.
Maintenance of all common areas, including but not limited to: drive aisles, parking areas,
landscaping, etc., shall be the responsibility ofthe Westborough Square Owner's Association.
12.
Include instrument number of warranty deed referenced on the face of the plat. Also, remove
"(Waiting on Jewett)" from this note.
13.
All required landscape buffer easements shall be depicted and labeled on the face of the plat.
Exhibit "A"
FP-O5-075 Westborough Square Subdivision FP.doc
PAGE 2
14.
CITY OF MERIDIAN PLANN1NG AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
The landscape plan, prepared by The Land Group and dated 10/25/05, shall be revised as follows:
a.
The applicant shall work with the City Arborist, Elroy Huff, on designing, adopting, and
implementing a protection/mitigation plan for the existing trees on site. The plan shall be
revised to reflect the requirements stated in UDC 11-3B-1 O.
Relocate the trees shown along Jericho Road south of the driveway that are within the
right-of-way. A lO-foot wide landscape buffer is required on the east side of the sidewalk
and trees shall be located within this buffer, outside of the right-of-way.
b.
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
the final plat by the City Engineer
15.
Revise or add the following note(s) on the face of the plat dated 11/14/05, prepared by W&H
Pacific, prior to signature on the final plat by the City Engineer:
(4.)
(8.)
". ...and with conditional use permit No. 03 04305-027."
Staff recommends but does not require removing that portion from this note that
dedicates a 5-foot public utilities, drainage and irrigation easement along interior lot
lines.
Add note prohibiting vehicular access to this site from Chinden Boulevard.
(*.)
16.
Complete the Certificate of Owners and accompanying acknowledgement.
17.
Staff's failure to cite specific ordinance provisions or terms of the approved development
agreement, preliminary plat, or conditional use pennit does not relieve the Applicant of
responsibility for compliance.
GENERAL REQUIREMENTS
1.
All iuigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans will need to be approved by the appropriate iITigation/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 will be
reviewed and approved by the meridian City Engineer prior to final plat signature.
2.
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.
3.
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.
4.
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.
Exhibit "A"
FP-O5-075 Westborough Square Subdivision FP .doc
PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
5.
All development improvements, including but not limited to water, sewer, fencing, micro-paths,
pressurized inigation and landscaping shall be installed and approved prior to obtaining
certitìcates of occupancy.
6.
Applicant shall 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 tìna1 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 inigation.
8.
Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backtìll, where footing would sit atop tìll material.
9.
Applicant's engineer will be required to submit a signed, stamped statement certifying that all
street tìnish centerline elevations are set a minimum of three feet above the highest established
nonna1 groundwater elevation.
10.
Coordinate tìre hydrant placement with the City of Meridian Public Works department.
11.
Applicant shall be responsible for application and compliance with any Section 404 Pennitting
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.
14.
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.
STAFF RECOMMENDATION
Staff recommends approval of the tìnal plat for Westborough Square Subdivision with the above stated
comments and conditions.
Exhibit "A"
FP-O5-075 Westborough Square Subdivision FP.doc
PAGE 4