HomeMy WebLinkAboutSettlement Bridge No.4 FP05-081
BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
APPLICATION OF CAPITAL
DEVELOPMENT, INC., FOR FINAL
PLAT APPROVAL OF 30 SINGLE-
F AMIL Y RESIDENTIAL BUIDLING
LOTS AND 1 COMMON AREA LOT
ON 4.99 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.1E.,
SECTION 32
C/C January 17, 2006
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CASE NO. FP-05-081
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 17, 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 17, 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:
1.
The Final Plat of"PLA T SHOWING SETTLEMENT BRIDGE SUBDIVISION NO.
4, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2006,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SETTLEMENT BRIDGE SUBDIVISION NO.4 / (FP-O5-081)
Page 1 of 3
HANDWRITTEN DATE:
12/7/05, SHEET
1
OF 4, ENGINEERING
NORTHWEST, LLC", CAPITAL 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 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
17, 2006, listing 16 SITE SPECIFIC REQUIREMENTS/FINAL PLAT and 13
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 response letter from Engineering Northwest, LLC, a true and correct
copy of which is attached hereto marked Exhibit "B" and consisting of2 pages, and
by this reference incorporated herein, and the response letter from Capital
Development, Inc., a true and correct copy of which is attached hereto marked
Exhibit "C", and by this reference incorporated herein.
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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SETTLEMENT BRIDGE SUBDIVISION NO.4 / (FP-O5-081)
Page 2 of3
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
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
11Th
day
of :Ißnu 0..) , 2006. . ~/~
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Copy served upon Applicant, the Placib;j'~ . " ~~nt, Public Works Department, and
::~~~A u~\":::~ ¡
City Clerk's Office
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SETTLEMENT BRIDGE SUBDIVISION NO. 4/ (FP-O5-081)
Page 3 of 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: January 17, 2006
Transmittal Date: January 13, 2006
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TO:
Mayor & City Council
Sonya Watters, Assistant City Planner tS!w
Michael Cole, Development Services Coordinator rv\ C
FROM:
SUBJECT:
Settlement Bridge Subdivision No.4
Request for Final Plat Approval of Settlement Bridge Subdivision No.4
Consisting of 30 Single-family Residential Building Lots and 2 Common/other
Lots on 9.28 Acres in an R-8 Zone by Capital Development, rnc (File# FP-05-
081)
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, Capital Development, Inc., has applied for final plat approval of Settlement Bridge
Subdivision No.4, which consists of 30 single-family residential building lots and 2 common/other lots
on 9.28 acres in an R-8 zone. The gross density for this subdivision is 3044 dwelling units per acre. The
net density is 4.12 dwelling units per acre.
Settlement Bridge Subdivision No.4 is a subdivision of a previously un-platted parcel of land located in a
portion ofthe north 1/2 of the northwest ~ of section 32, TAN, RlE. The site is generally located off the
southeast comer ofN. Locust Grove Road and E. McMillan Road.
A conditional use permit/planned development was approved for this subdivision that allowed for
reductions to the minimum standards for lot size (to 4,031 s.f. for attached lots and 5,250 s.f. for detached
lots) and street frontage (to 40 feet for attached lots on straight-away streets and 28 feet for lots on
comers/cu1-de-sacs, 58 feet for detached lots on straight-away streets and 30 feet for lots on comers/cul-
de-sacs, lots sharing common driveways aren't required to have any street frontage); however, none of the
lots within this phase are below the minimum dimensional standards of the R -8 zone.
The final plat shows two less building lots than was approved on the preliminary plat; however, staff has
no objection to this change as the applicant is not increasing the number of buildable lots from what was
previously approved. A small amount of open space was also eliminated at the rear of Lots 1-4 and Lots
6-8, Block 16. The Planning Director has approved this minor modification. Staff finds that the proposed
final plat substantially complies with the approved Preliminary Plat. NOTE: Staff has concerns with
ensuring that the overall development is providing the open space required, Therefore, staff has contacted
the applicant's engineer and has requested calculations for open space. rf the new open space calculations
are less than what was previously required with the development agreement/preliminary plat/conditional
use permit, staff will bring this up as an issue at the City Council meeting.
Staff recommends approval of Settlement Bridge Subdivision No.4 with the comments and conditions
stated in this report.
Exhibit "A"
FP-O5-081 Settlement Bridge #4 FP.doc
PAGEl
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
SITE SPECIFIC REQUIREMENTS
1.
Applicant is to meet all tenus of the approved annexation (AZ-03-035), development agreement
(Inst. No. 104061807), preliminary plat (PP-03-041), and conditional use permit (CUP~03-065).
2.
The applicant has indicated the pressurized irrigation system in this proposed development is to
be owned and operated as a private system. Since it is to be owned and operated by a
homeowner's association plans will be reviewed and approved by the Public Works department
as a part of the construction plan approval.
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 colli1ection 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 1l~3A-6 and 11-3A-7.
Temporary construction fencing to contain debris shall be installed around the perimeter of this
phase unless pennanent fencing already exists at the subdivision boundary.
5.
The applicant will be responsible for all costs associated with the sewer and water service
extension. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
6.
Sanitary sewer service to this site is being proposed via extension of mains in a previous phase.
The applicant shall install all sewer mains necessary to serve this 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 is being proposed via extension of mains in a previous phase. The
applicant will be responsible to construct all water mains necessary to serve this proposed
development. Subdivision designer to coordinate main sizing and routing with the Public Works
Department. Applicant shall execute City of Meridian standard forms of easements, for any
mains that are required to provide service.
8.
Remove all buildings that do not meet setbacks established in the Unified Development Code,
prior to signature on the final plat by the City Engineer.
9.
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.
10.
Include the CP&F number for the north 1/16 comer pin common to lots 31/32 on the face of the
plat.
11.
It appears that the data in the curve table is not accurate, specifically arc lengths of curves C-38,
C.40, C-41, and C-42. The applicant shall confirm this information and make any corrections to
ensure that the curve data is accurate.
12.
The landscape plan, prepared by The Land Group and dated 12/12/05, shall be revised as follows:
Exhibit "A"
FP-O5-081 Settlement Bridge #4 FP .doc
PAGE 2
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
a.
Fencing is required along the two micropaths located on Lot 13, Block 16 leading to the
open space area in compliance with UDC 11-3A-7A.7. Show location & detail of
proposed fencing on the plan.
Include tree class in plant schedule.
b.
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
the final plat by the City Engineer.
13.
Revise or add the following note(s) on the face of the plat dated 1217/05, prepared by Engineering
Northwest, LLc., prior to signature on the final plat by the City Engineer:
(1.)
Revise to read: "All lot lines common to a public right-of-way have a thirteen (13) foot
wide public utilities, property drainage & irrigation easement, all lot lines common to the
exterior boundary have a ten (10) foot wide public utilities, property drainage & property
irrigation easement"
Include Lot 30, Block 16 as a common lot.
"...in compliance with Title 11 aÐd Title 12 of the Meridian City Code,.."
(4.)
(7.)
14.
Complete the Certificate of Owners and accompanying acknowledgement.
15.
The applicant's professional engineer shall submit a signed stamped statement that the centerline
elevations are a minimum of three feet above the highest established no11llal groundwater
elevation.
16.
Staff's failure to cite specific ordinance provlslOns or te11llS of the approved annexation,
development agreement, preliminary plat, or conditional use permit does not relieve the Applicant
of responsibility for compliance.
GENERAL REQUIREMENTS
1.
All irrigation ditches, laterals or canals, exclusive of natural waterways and the North Slough,
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 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 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.
All development improvements, including but not limited to water, sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
5.
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
Exhibit "A"
FP-O5-081 Settlement Bridge #4 FP.doc
PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
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 shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Anny Corps of Engineers.
10.
Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
11.
All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
12.
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.
13.
Approval of the preliminary plat shall become null and void if the applicant fails to record the
final plat within two years of the approval of the preliminary plat per UDC 1l-6B- 7 A. In the
event that the development of the preliminary plat is made in successive phases in an orderly and
reasonable manner, and confonns substantially to the approved preliminary plat, such segments,
if submitted within successive intervals of eighteen months, may be considered for final approval
without resubmission for preliminary plat approval per UDC 11-6B- 7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Settlement Bridge Subdivision No.4 with the above
stated comments and conditions,
Exhibit "A"
FP-O5-081 Settlement Bridge #4 FP.doc
PAGE 4
En/{ineerinJ:: North West, LLC
423 N. Ancestor Place. Suite 180 Boise. Idaho 83704
January 13,2006
(208) 376-5000 . Fax (20B) 376~5556
Mayor and City Council
City of Meridian
660 E. Watertower, Suite 200
Meridian. ill 83642
Re:
File No. FP-05-08l Settlement Bridge No.4
I 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 tills project is as follows:
-Application Summary & Location
1)
Staff has requested a revised calculation of the open space for this project. The
preliminary plat figures indicated 7,93 acres with the North Slough included and
7.37 acres without the North Slough. As ofJanuary 16, 2006 the open area
calculations are 8.94 acres with the North Slough and 8.38 acres without the
North Slough,
City of Meridian - Conditions of Approval
1)
All tenns of the approved annexation (AZ-03-035), development agreement
(Inst. No.1 04061807), preliminary plat (PP-03-041), and conditional use pcnnit
(CUP-03-065) have been met.
The Settlement Bridge Homeowner's Association wilJ own and maintain the
pressure irrigation system within this development.
An irrigation wen win be continued for use as a secondary source as in phases 1,
2&3.
Agree.
Agree.
Agree.
Agree,
Agree.
An Ada County Street Name Committee "Final" letter will be submitted prior to
the signing of the final plat.
The plat will be revised to go to the ~ comer instead ofthe 1/161h comer. A
CP&F number will be included for the y.:. corner common to sections 31 & 32.
The curve data on the face of the plat has been revised.
The landscape plan will be revised as needed and 3 copies will be submitted prior
to signing the final plat.
Face of plat - Notes
Note 1 has been revised as follows: "All lot lines common to a public right-of~
way have a tmrteen (13) foot wide public utilities, property drainage & property
irrigation easement. aU lot lines common to the exterior boundary have a ten (10)
foot wide public utilities, property drainage & property inigation easement unless
dimensioned otherwise."
2)
3)
4)
5)
6)
7)
8)
9)
10)
11)
12)
13)
i':xhibi. "II"
14)
Note 4 has been revised to include Lot 30, block 16 as a conunon lot.
Note 7 has been revised to eliminate "and Title 12" from the note.
The Certificate of Owners and acknowledgment will be completed prior to
signing the final plat.
A letter has been submitted with the final plat application concerning centerline to
groundwater elevation. , .
Agree.
15)
16)
General Requirements
Xc:
1)
2)
3)
4)
5)
6)
7)
8)
9)
10)
11)
12)
13)
Agree.
Agree.
A letter of credit will be submitled for those items not already installed or
constructed.
Agree.
Agree.
Agree.
There are no known wells or septic systems within this phase.
No engineered backfill is required on this phase of the project.
There are no 404 issues with this phase of the development.
Agree.
Agree.
Agree.
Agree,
Should you have any questions or need anything else feel free to give me a call.
hank you,
it:;?
Jason S. Davies, P.E.
Dave Yorgason, Capital Development
Exhibit "B"
2
Jan 17 2006 10:53AM
CAPITAL DEVELOPMENT
2083753271
11\ CAPITAL "
LU DEvELOPMENT. Inc.
January 17,2006
City of Meridian
Honorable Mayor, ,
Members of the City Council, &
Planning Depart:ment Staff
Re: Settlement Bridge Subdh,is1onNo. 4
,To Whom It May Concern:
Thank you for the stafJ'.report we received regarding Settlement Bridge No.4. We are ,
subnùtting this written response to the requirements outlined in the staff report for the public
hearing tonight, . , . , '
We agree to comply with aU the Site S'pecific Requirements. as outHned in numbers 1-16 with the
, following additional COmin,ents:
Item #3: We will use_an irtigation well as a ,back up' water 'source as we have done ín prior .phases'
of the subdivision.' , . '
, , "
Item #5: There are no existing dǻmestic .wells or septic systems .~thin this phase.
Hem#B: There are no.existing builcl.íngs on this property~ .
Sincerely, .
<y (WL 'tð ~
Dave Yorgason.
Vice President
6200 I\ orth-Meeker Place Boise. Idaho 83713
Office: (2b8) 377-3939 Fqx:' (208) 3~5-3271
, "
,Exhibit "C", ',.,',
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