HomeMy WebLinkAboutSond Subdivision FP-06-008
BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
APPLICATION OF CLAYN
SONDEREGGER FOR FINAL PLAT
APPROVAL OF 23 SINGLE-
FAMILY RESIDENTIAL BUILDING
LOTS AND 3 COMMON AREA
LOTS ON 11.17 ACRES IN R-2 AND
R-4 ZONES LOCATED AT 1155
AND 1123 NORTH BLACK CAT
ROAD IN A PORTION OF THE SE
14 OF THE NE 14 OF T. 3N., R.IW.,
SECTION 9
C/C March 14, 2006
)
)
)
)
)
)
)
)
)
)
)
)
)
CASE NO. FP-06-008
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 March 14, 2006, and the Council finding that the
Administrative Review is complete from Kristy Vigil, Assistant City Planner for the Planning and
Zoning Department, and Michael Cole, Development Services Coordinator for the Public Works
Department, dated: Hearing Date: March 14, 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 "PLAT SHOWING SOND SUBDIVISION LOCATED IN A
PORTION OF THE SE ~ OF THE NE ~ OF T. 3N., R. 1W., SECTION 9, BOISE
MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2006, HANDWRITTEN
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SOND SUBDIVISION I (FP-O6-008)
Page 1 of 4
DATE: 01/26/2006, SHEET 1 OF 3, THE LAND GROUP, INC.", DIMENSION
PROPERTIES, 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 Kristy Vigil, Assistant City Planner for the Planning and Zoning
Department and Michael Cole, Development Services Coordinator for the Public
Works Department, dated: Hearing Date: March 14, 2006,
listing 22 SITE
SPECIFIC REQUIREMENTS/FINAL PLAT and 15 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 The Land Group, Inc., a true and correct copy of whi ch is attached hereto
marked Exhibit "B" and consisting of 1 page, and by this reference incorporated
herein, and the additional requirements from the action of the Council taken at their
March 14,2006 meeting as follows, to-wit:
1.1
Adopt the action of the Council taken at their March 14, 2006
meeting, and specifically pertaining to the staff report, under
Conditions of Approval, number 21, such now it reads as
follows:
CONDITIONS OF APPROVAL
21.
Unless othenvise apPFOved by thc Meridian Firc
Department, applicant shan 3ign all FOads in this
subdi-vision "No Parlång" on ORC sidc of the street, or
revise the Foad -,vidth to meet thc Fire Departments
requirements of 33 feet faee eurb to facc of curb for
Parking on both sides of the street shall be allowed
with a 1.1.-foot street section measured back of curb to
back of curb.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SOND SUBDIVISION I (FP-O6-008)
Page 2 of 4
1.2
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
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
ORDER OF CONDITIONAL APPROV AL OF FINAL PLAT
FOR SOND SUBDIVISION I (FP-O6-008)
Page 3 of 4
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
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
14th
day
of~ye.h
C~::L~",L: -
'7. /v:::
.If ~O :::
., CI y-:ç ; 1ß1: ' ~. i
-;. :t' "-
"-, ~ '^"v ......'
.., .., ,,"" "
./ A I. "-'1L.... \ ' ,,\\\
pp ICiUn¡¡"'I1I1!1t\\""
V Planning and Zoning Department
V""" Public Works Department
~ ./" City Attorney 0
B : 0' A.J Dated: 3-,;)1 - U
City Clerk's ffice
Copy served upon:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SOND SUBDIVISION I (FP-O6-008)
Page 4 of 4
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: March 14, 2006
Transmittal Date: March 9, 2006
I
OU't/;/;¡ I tJ!( \
1\ .. II.I..\HO )}
~ '
:t~. I
~:.~.:\o:,., ., /""1""
-'-~1." r '\"'.ù;:~.- n"
- ,._-,-",,"'-!,!'--- ,." 1M;
TO:
Mayor and City Council
Kristy Vigil, Assistant City Planner '(JI
Michael Cole, Development Services Coordinator (V\ C
FROM:
SUBJECT:
Sond Subdivision
Request for Final Plat Approval of Sond Subdivision Consisting of 23 Sing1e-
family Residential Building Lots and 3 Common Lots on 11.17 Acres in R-2 and
R-4 Zone by Clayn Sonderegger. (File# FP-O6-008)
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, Clayn Sonderegger, has applied for final plat approval of 23 single-family residential
building lots and 3 common area lots on 11.17 acres of land for Sond Subdivision. The approved zoning
designation for the proposed subdivision is R-2 and R-4 (Low Density Residential and Medium Low
Density Residential). The proposed gross density of the subdivision is 1.97 dwelling units per acre. The
proposed net density is 2.45 dwelling units per acre.
There was an error in recording the appropriate zoning for the property. We cWTently have the entire site
zoned R-4. This is incorrect. Staff has submitted corrected findings with the appropriate legal descriptions
for the R-2 and the R-4 zoning.
Sond Subdivision is located at 1155 and 1123 N. Black Cat Road, in the NE ~ of Section 9, T.3N., R.l W.
The 3 common lots proposed for Sond Subdivision will consist of common area open space and will be
owned and maintained by the Sond Subdivision Homeowners Association.
The applicant has proposed to use City of Meridian potable water as the main source for their pressurized
iITigation system. UDC 11-3A-15-C allows for use of potable water as a last source for the pressurized
iITigation system. The applicant has submitted documentation proving that they do not have sufficient
surface water delivery to adequately serve a pressurized irrigation system. Staff has reviewed and agreed
with this documentation and is in support of this request.
The submitted final plat substantially complies with the approved preliminary plat for Sunstone
Subdivision. Staff recommends approval of Sond Subdivision with the comments and conditions stated in
this report.
SITE SPECIFIC REQUIREMENTS
1.
Applicant is to meet all tenus of the approved preliminary plat (PP-05-045), annexation (AZ-05-
043) and variance (V AR~05-019).
Exhibit "A"
FP-O6-008 Sond Subdivision (preliminary platted as Sunstone Subdivision) FP.doc
PAC
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
2.
The applicant has indicated that the Homeowner's Association will own and maintain the
pressure irrigation system within this development, therefore 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 Operations and
Maintenance manual must be submitted prior to plan approval, with the final draft being
submitted prior to signature on the plat on the [mal phase of this development.
3.
The applicant is proposing to use City of Meridian potable water as the main source for the
pressurized irrigation system, therefore they shall be responsible for the payment of well
development fees for each buildable lot.
4.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. Since a single-point connection is to be used, the developer shall be responsible
for the payment of assessments for the irrigab1e common areas prior to signature on the [mal plat
by the Meridian City Engineer.
5.
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 at the subdivision boundary
where pennanent fencing does not exist.
6.
Sanitary sewer service to this site shall is being proposed via extensions from existing mains in N.
Black Cat Road. They flow to the yet to be activated Black Cat Lift Station, Certificates of
Occupancy shall not be issued until the Black Cat Lift Station is activated.
7.
No manholes or water valves shall be allowed to be in the landscape islands. If sewer or water
mains are routed underneath the landscape islands no trees shall be allowed, coordinate with the
Planning Department for compliance with landscape requirements.
8.
Applicant shall submit a License Agreement with NMID for the encroachment of the Kennedy
Lateral prior to the City Council meeting.
9.
Applicant will be responsible to construct the sewer and 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 standard fonns of easements, for any mains that are required to provide service.
10.
Revise the face of the plat to include boundary length and bearings for Lot 1 Block 5.
11.
There shall be no parking on the cul-de-sac at the tenninus of W. Grey Towers Street. The
applicant shall coordinate with the Meridian Fire Department on proper signage and/or curb
painting to denote the no parking restriction.
12.
Remove any buildings that do not meet setback requirements, prior to signature on the plat by the
City Engineer.
13.
If any of the existing buildings are to remain the applicant shall be responsible for the payment of
assessments and the actual physical hook-up to City services.
14.
The approved preliminary plat depicts an existing ingress/egress easement, prior to signature on
the [mal plat provide documentation that this easement has been vacated.
If the applicant is going to record the temporary turn-around easements as a separate document
include the instrument number for the turn-around on the face of the plat.
Exhibit "A"
FP-O6-008 Sond Subdivision (preliminary platted as Sunstone Subdivision) FP.doc
15.
PAC
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
20.
21.
22.
16.
17.
18.
The landscape plan, prepared by The Land Group and dated 01124/05, shall be revised as follows:
a.
b.
Revise plant schedule to include tree class and quantity;
Move conifers in landscape buffer along Black Cat Road to the middle of the buffer per
UDC 11-3B5C;
Lot 1, Block 5 shall not be planted with a tree if sewer and water mains are routed below.
If sewer and water mains are not running below then Lot 1, Block 5 shall be planted with
a deciduous tree, not a conifer as shown, per UDC 11-3B5C.
c.
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
the final plat by the City Engineer.
Revise or add the following note(s) on the face of the plat prepared by The Land Group, stamped
on 1/26/06 by Dennis Lewis, prior to signature on the final plat by the City Engineer:
3.)
Revise to dedicate additional easement, there needs to be 10 feet past the edge of the
sidewalk.
Revise to read, ". . . lot 1 block 2, lot J.l block 3, lot 1 bloek 1 and lot 1 . . ."
Revise to read, "All lot lines common to the exterior boundary lines have a ten foot (10')
wide permanent pressure irrigation, propertv drainage and public utilities easement,
unless otherwise shown."
Add a note dedicating a 5-foot wide public utilities, drainage, and irrigation easement
along all interior lot lines.
Add a note, "Bottom elevation of structural footings shall be set a minimum of 12 inches
above the highest established normal ground water elevation."
4.)
9.)
*.)
*.)
Please submit a copy of the Ada County Street Name Committee's "Final" letter for the street
names and lot & block nwnbering. Make all corrections necessary to comply.
19.
All areas approved as open space shall be free of wet ponds or other such nuisances. All storm
water detention facilities incorporated into the approved open space are subject to UDC 11-3B-11
and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated surface
materials shall not be used in open space lots, except as pennitted under UDC 11-3B-ll. Where
the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan,
the landscaping shall be consistent with the preliminary plan with modifications as proposed by
staff. If the storm water detention facility cannot be incorporated into the approved open space
and still meet the standards of UDC 11-3B-ll, then the applicant shall relocate the facility. This
may require losing a developable lot or developable area. It is the responsibility of the
developer to comply with ACHD, City of Meridian and all other regulatory requirements at the
time of final construction.
Complete the Certificate of Owners, and the accompanying acknowledgement.
Unless otherwise approved by the Meridian Fire Department, applicant shall sign all roads in this
subdivision "No Parking" on one side of the street, or revise the road width to meet the Fire
Departments requirements of 33 feet face-curb to face-of curb for parking on both sides of the
street.
Staffs failure to cite specific ordinance provlslOns or terms of the approved development
agreement, preliminary plat or conditional use pennit does not relieve the Applicant of
responsibility for compliance.
Exhibit "A"
FP-O6-008 Sond Subdivision (preliminary platted as Sunstone Subdivision) FP.doc
PAC
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
GENERAL REQUIREMENTS
1.
All itrigation 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 pennits.
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 [mal 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
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 detennined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
7.
Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
8.
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.
9.
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.
10.
Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Anny Corps of Engineers.
11.
Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
12.
All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
Exhibit "A"
FP~O6.008 Sond Subdivision (preliminary platted as Sunstone Subdivision) FP.doc
PAC
15.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
13.
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.
14.
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 11-6B- 7 A. In the
event that the development of the preliminary plat is made in successive phases in an orderly and
reasonable manner, and conforms 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.
One hundred watt, high-pressure sodium streetlights shall 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 permit from the Public Works Department prior to
commencing installations.
STAFF RECOMMENDATION
Staff recommends approval of the fmal plat for Sond Subdivision (FP-06-008) with the above stated
comments and conditions.
Exhibit "A"
FP-O6-008 Sond Subdivision (preliminary platted as Sunstone Subdivision) FP.doc
PAC
~~ p",:r-~
,..;:~ !.pi' ~
tf".4
i
1.: -~":\,{ \\.",;~I~..r\./ ~ ;'; t,
," ',".' .
,:;!.¡
, -: ?uu::
;-";';!L~' i::.~{~~t'(W:i;::':::
'1'/11-: L.-\;>¡n (;HOI.!I', 11';1:.
Match 13, 2006
Project Number: 2624
City of Meridian
Planning & Zoning and City Council
660 E. Waterlower, $tc202
Meridian, Idaho 83642
RE:
Final Plat Application - Sand Subdivision
To Whom It May COHcell1;
We have reviewed the staff J:CpoJ't for the public hearing schedubJ for March 14, 2006 for
the abovementioned project. Gcncl'fllly, wc flgrcC with, fInd will conform with the Site
Specific Rec uircl11cnts and Gcncml Reyuirelnents as listed in the report.
However, we would hkc to further discuss Site Specific Condition No, 21 (street widlh
tcc¡nircll1ent) at the public hearing.
If yO\1 have any questions regarding the Sond S\lbdivisioll, please feel frce 10 (::1.\ll11c at (208)
939-4041.
Sincerely,
Tlw Land Group, Inc.
~~~ ~~
CJ L.- H try-
::,-\4-0LP
Gabc Wclz, n.r:r.
grw
\rem NO.
¡~
,
\:':,'!'i,;¡;:i"Ci,..I.u;'¡"'i.' ,'¡n'i":..":,,,....r""':"'¡,.,::~,:,,...'r:,;:..~';/;I-,,¡:"I'"I",~',~.i:,;",;,/;!>,:¡;:.,)i¡;::.('i',Jíli¡,:,(',",',.ir::.'.',.,""'"")::".:,',"..'
,.,:,'1,":.11""'\"""','-"1<" ;"'"!",',.,,¡...i'¡,,¡,,.,:Y,I(,oi';'(J:.\,'.,','i,.¡it-jII'.~'J,\.I.i,(i.,ii,h~\\".'.'I\.IiH'I;III<I!~I""!,d"..,.,..",¡
Exhibil "B"
I
I
ï
m
I