Loading...
HomeMy WebLinkAboutBreinholt Subdivision FP-06-013 BEFORE THE MERIDIAN CITY COUNCIL -.-~r .----./' -.-..." .. IN THE MATTER OF THE APPLICATION OF RICHARD BREINHOL T FOR FINAL PLAT APPROVAL FOR 20 SINGLE- FAMLIY RESIDENTIAL BUILDING LOTS AND 3 COMMON LOTS ON 3.57 ACRES IN AN R-8 ZONE LOCATED AT 2580 NORTH MERIDIAN ROAD IN A PORTION OF THE SW %OFTHENW%OFT. 3N., R., IE., SECTION 6 C/C April 4, 2006 ) ) ) ) ) ) ) ) ) ) ) ) ) CASE NO. FP-06-013 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 April 4, 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: April 4, 2006, 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 "PLA T SHOWING BREINHOL T SUBDIVISION LOCATED IN A PORTION OF THE SW ):4 OF THE NW ):4 OF T. 3N., R. IE., SECTION 6, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2006, ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR BREINHOLT SUBDIVISION I (FP-O6-013) Page 1 of 4 HANDWRITTEN DATE: 12/19/05, SHEET 1 OF 3, LEAVITT & ASSOCIATES ENGINEERS, INc.", RICHARD BREINHOLT, 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: April 4, 2006, listing 22 SITE SPECIFIC REQUIREMENTS/FINAL PLAT and 12 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 Leavitt & Associates Engineers, Inc., a true and correct copy of which is attached hereto marked Exhibit "B" and consisting of 2 pages, and by this reference incorporate 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 AND RIGHT TO REGULATORY TAKINGS ANALYSIS ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR BREINHOLT SUBDIVISION / (FP-O6-013) Page 2 of 4 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 ofthe City Council at its regular meeting held on the 4 th day of ~n \ ~'Jat;J Dated:~{)LP B: ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FORBREINHOLT SUBDIVISION / (FP-O6-013) Page 3 of 4 City Clerk's Office ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR BREINHOLT SUBDIVISION / (FP-O6-013) Page 4 of 4 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: April 4, 2006 Transmittal Date: March 30,2006 oW'e;;di~\ \ lU.\HO ..: \~. l ~-~" . .~. - ./' ~'-'!:"'l...',~,:.,.~:~~ ~ TO: Mayor and City Council Kristy Vigil, Assistant City Planner 'fJ/ Michael Cole, Development Services Coordinator (Y\ c.. FROM: SUBJECT: Breinholt Subdivision Request for Final Plat Approval of Breinholt Subdivision Consisting of 20 Single-Family Residential Building Lots and 3 Common Area Lots on 3.57 Acres in an R-8 Zone by Richard Breinholt (File# FP-O6-0 13). 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, Richard Breinholt, has applied for [mal plat approval of 20 single-family residential building lots and 3 common area lots on 3.57 acres of land for Breinholt Subdivision. The zoning designation for the proposed subdivision is R-8 (Medium Density Residential). The gross density of the proposed subdivision is 5.6 dwelling units per acre; the net density is 7.72 dwelling units per acre. Breinholt Subdivision is located on the east side of Meridian Road, ~ mile south of Ustick Road in a portion of the SW ~ of the NW ~ of Section 6, T. 3N., R. IE. This property has not been previously platted. The submitted final plat substantially complies with the approved preliminary plat. However, Lot I, Block 2 does not meet the dimensional standards for ftontage required per DOC 11-2A-5. Staff did not notice the substandard ftontage dimension during the preliminary plat review. The final plat should be amended by either attaching the house on Lot I, Block 2 with the house on Lot 2, Block 2 to create an attached product (townhouse), or by eliminating one ofthe three lots on the west side ofN. Larchmont Avenue (See Site Specific Condition #14 below). Staff recommends approval of Breinholt Subdivision with the comments and conditions stated in this report. SITE SPECIFIC CONDITIONS 1. Applicant is to meet all terms of the approved preliminary plat (PPRO5-036) and annexation and zoning (AZ-O5-03 7). 2. The applicant has indicated that the Nampa and Meridian Irrigation District will own and maintain the pressure irrigation system within this development. Therefore, a letter of plan approval shall be submitted prior to scheduling of a pre-construction meeting. 3. The City of Meridian requires that pressurized irrigation systems be supplied by a year~round source of water. If a single-point connection is used, the developer shall be responsible for the Exhibit "A" FP-O6-013 Breinholt Subdivision FP.doc PAGEl 4. 5. 6. 7. 8. 9. CiTY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT payment of assessments for the irrigable common 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 at the subdivision boundary where permanent fencing does not exist. Perimeter fencing shall be installed prior to release of building permits for this subdivision. Sanitary sewer and water service to this site is being proposed via extensions of existing sewer mains from Fothergill Pointe Subdivision to the south. Applicant will be responsible to construct the sewer and water mains to and through this proposed development including the trunk main, 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 forms of easements, for any mains that are required to provide service. To comply with the City of Meridian's to and through policy the applicant shall connect the water system to all water mains stubbed to this property. Any water meters located in a common driveway shall be constructed of upgraded materials per City of Meridian Standard Specifications, Drawing 7.08 note 3. Remove the portion of Lot 17, Block 2 that contains the drainage pond and either add it to Lot 20 Block 2, or make it its own common lot. Coordinate with the ACHD for access to this facility for any required maintenance. It appears to staff that the distances shown on the northern boundary of Lot 20, Block 2 are not accurate. The applicant shall confirm this and make any necessary adjustments. 10. Submit encroachment agreement with Nampa and Meridian Irrigation District for fencing on Lots 16, and 17 where they encroach into the South Slough Easement. 11. Complete the instrument number depicted on the plat for the South Slough. 12. Prior to signature on the fmal plat, remove all existing structures that do not meet the applicable setback and zoning regulations. 13. 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. 14. Because the proposed frontage for Lot 1, Block 2 is substandard, the applicant shall either remove the proposed utility easement between Lot 1 and Lot 2, Block 2, and attach the dwellings on Lots 1,2 and 3, Block 2, to each other (townhouses), OR eliminate one of the three proposed lots and leave two larger single-family lots. 15. All common driveways shall be constructed in accordance with UDC 11-6C-3D, and be paved a minimum of 20-feet wide with a surface capable of supporting 75,000 Ibs. with a turning radius of 28' inside and 48' outside for fire vehicles and equipment. All properties that abut a common driveway shall take access from the driveway. 16. Depict the building setbacks, and orientation of the lots and structures for all lots sharing driveways, on the face of the final plat. File a perpetual ingress/egress easement for all lots that share a driveway. The applicant may record an easement and include the instrument number on Exhibit "A" FP-O6-013 Breinholt Subdivision FP.doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 17. 18. 19. 20. 21. 22. the face of the plat prior to signature of the City Engineer, OR dedicate said easements via the plat. Graphically depict the common driveway easements for each applicable lot on the face of the plat. Revise or add the following note(s) on the face of the plat prepared by Leavitt & Associates, stamped on 12/19/05 by Craig McCoullough, prior to signature of the final plat by the City Engineer: 1.) 2.) 9.) Delete note, it is not required on final plat. Delete note, it is not required on final plat. Delete note, it is not required on final plat. The landscape plan, prepared by Leavitt and Associates and dated 2/2/06, shall be revised as follows: a. Include mitigation details in accordance with UDC 11-3B-lO for all existing trees on the property. Coordinate mitigation/protection plan with the City Arborist. Include a calculations table per the requirements specified in the final plat landscape plan submittal checklist. Include fencing details for the 4-foot high chain link fencing along the pathway. Revise the landscape plan accordingly to reflect changes per site specific comment number 8. Include contours and landscaping details for the storm drainage pond currently located on Lot 17, Block 2. The bottom of the storm drainage shall be vegetated with seed. Include landscaping details for the storm drainage area located on Lot 20, Block 2. The bottom of the storm drainage area shall be vegetated with seed. b. c. d. e. f. Submit three copies of the revised landscape plan to the Planning Department prior to signature on the final plat by the City Engineer. 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. All areas approved as open space shall be free of wet ponds or other such nuisances. All stormwater detention facilities incorporated into the approved open space are subject to UDC 11- 3B-ll 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 permitted under UDC 11- 3B- 11. 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 stormwater detention facility cannot be incorporated into the approved open space and still meet the standards of UDC 11-3B-11, 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 fmal construction. Complete the Certificate of Owners and the accompanying acknowledgement. Staffs failure to cite specific ordinance provisions or conditions of the preliminary plat does not relieve the Applicant of responsibility for compliance. GENERAL REQUIREMENTS Exhibit "A" FP-O6-013 Breinholt Subdivision FP.doc PAGE 3 2. 4. CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 1. All irrigation ditches, laterals or canals, exclusive of natural waterways and the South 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. 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 fmal plat. 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 determined during the plan review process, prior to signature on the final plat per Resolution 02-374. 7. 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. 8. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Anny Corps of Engineers. 9. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 10. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 11. 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. 12. Approval of the preliminary plat shall become null and void if the applicant fails to record the fmal 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. Exhibit "A" FP-O6-013 Breinholt Subdivision FP.doc PAGE 4 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF RECOMMENDATION Staff recommends approval of the final plat for Breinholt Subdivision (FP-06-o13) with the above stated comments and conditions. Exhibit "A" FP-O6-013 Breinholt Subdivision FP.doc PAGE 5 Ik LEA VITI & ASSOCIATES ENGINEERS, INC. Structural - Civil - Survey - Landscape ArchitectUre - Planning April 3,2006 Kristy Vigil Assistant City Planner City of Meridian Planning and Zoning 660 E. Watertower Ln. Suite 200 Meridian, Idaho 83642 Re: Breinholt Subdivision (FP-06-013) Ms. Vigil, Reviewing the staff report for this project has raised a few concerns. Site Specific Conditions 1) Will meet tenns of the approved preliminary plat (PP.05-036) and annexation and zoning (AZ-05-037). 2) A letter of approval from Nampa & Meridian Irrigation District will be submitted prior to pre-construction meeting. 3) This pressure irrigation system is supplied with a year round water source from the domestic water system. lrrigable areas will be provided. 4) Fencing will be in compliance with UDC 11-3A-6 and 11-3A-7. Temporary construction fencing will be constructed as necessary. 5) Sewer and water will be constructed to comply with the City of Meridian's to and through policy providing service to the adjacent properties. 6) See note 5. 7) Any water meter in a common driveway will meet the City's specifications and be traffic rated. 8) The portion of Lot 17 Block 2 that contains the drainage pond will be added to lot 20, block 2. Ada County Highway districts access for maintenance wíll be coordinated and appropriate easements/ahrreements will be attained. 9) Agree; adjustments will be made. 10) An appropriate agreement will be entered into with Nampa & Meridian Irrigation district to allow the fence. 11) Instrwnent number for the South Slough will be annotated on the plat if it so exists. 12) All structures will be removed that do not meet setback requirements. 13) All wells and septic systems will be abandoned per the governing authority. Wells are inconveniently located for sites proposed use. 14) Agree. ENGINEERING THE WORLD - LICENSED IN ALL 50 STATES 1324 1>1 Street South - Nampa, ID 83651 - (208) 463-0333 - Fax (208) 463-9040 ExhibIt "B"