Loading...
HomeMy WebLinkAboutReserve Subdivision FP-06-019 BEFORE THE MERIDIAN CITY COUNCIL IN THE MATTER OF THE APPLICATION OF JAKE CENTERS FOR FINAL PLAT APPROVAL OF 12 RESIDENTIAL BUILDING LOTS AND 5 COMMON LOTS ON 5 ACRES IN AN R-4 ZONE LOCATED AT 5955 LOCUST GRIOVE ROAD IN A PORTION OF THE NE ';4 OF T. 4N. R.1E., SECTION 30 C/C May 2, 2006 ) ) ) ) ) ) ) ) ) ) ) ) ) CASE NO. FP-06-0l9 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 May 2, 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: may 2, 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 "PLAT SHOWING THE RESERVE SUBDIVISION LOCATED IN A PORTIONOF THE NE ~ OF T. 4N., R. IE., SECTION 30, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2006, HANDWRITTEN ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR THE RESERVE SUBDIVISION / (FP-O6-019) Page 1 of 4 DATE: 04/07/06, SHEET 1 OF 4, THE LAND GROUP, INc.", C7 DEVELOPMENT, 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 Plmming and Zoning Department and Michael Cole, Development Services Coordinator for the Public Works Department, dated: Hearing Date: May 2,2006, listing 20 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 from Conger Management Group, 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 additional requirements from the action of the Council taken at their May 2, 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 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 swa1e prior to discharge to the subsurface to prevent impact to groundwater and surface water quality; that engineers and architects should obtain ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR THE RESERVE SUBDIVISION / (FP-O6-019) Page 2 of 4 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 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. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR THE RESERVE SUBDIVISION / (FP-O6-019) Page 3 of 4 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 ofthis 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 ;>rd day of milL) ,2006. I or:~ (',..,. Ol::,,':;;~iJ Copy served upon: -; '7 ,.CJ:: :. ~ , .ff('".o :::: \ "'1'.~,"'tt¡r 19\ .;/,~ / " , ,_.-' ~", , " -- ,.c/,'-" ,.¡.~ "",,',-,' "", ,..",[,,( ,. "" , / " , Jr,?~" '" ' ' v"" ~Applican~"" - -",,' , V..... Planning and Zoning Department ./' "" Public Works Department "" City Attorney By: City Clerk's office Dated: S .30 - OliJ ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR THE RESERVE SUBDIVISION / (FP-O6-019) Page 4 of 4 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: : C>U; ,,~~ ¡þIß , ;~, tJridiân ~- '" . '\ \.. IlJ,\HO /) ~.,(' -I" ~~~ . '""5 Sonya Watters, Assistant City Planner ~ ~--J)"""t-"!.Yti'.}p '~ Michael Cole, Development Services Coordinator I'Y\ c. Hearing Date: May 2, 2006 Transmittal Date: April 24, 2006 TO: Mayor & City Council FROM: SUBJECT: The Reserve Subdivision Request for Final Plat Approval of The Reserve Subdivision Consisting of 12 Single-family Residential Building Lots and 5 Common/other Lots on 5 Acres in an R-4 Zone by Jake Centers (File# FP-06-019). 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, Jake Centers, has applied for final plat approval of 12 single-family residential building lots and 5 common/other lots on 5 acres in an R-4 zone for The Reserve Subdivision. The proposed gross density of the subdivision is 204 dwelling units per acre. The proposed net density of this subdivision is 2.9 dwelling units per acre. The Reserve Subdivision is located on the west side of N. Locust Grove Road, approximately Y4 mile south of Chinden Blvd., in the NE Y4 of Section 30, TAN., R.lE. This property has not been previously platted. The submitted final plat substantially complies with the approved preliminary plat for this subdivision. Staff recommends approval of the [mal plat for The Reserve Subdivision with the comments and conditions stated in this report. SITE SPECIFIC COMMENTS 1. Applicant is to meet all terms of the approved annexation (AZ-05-050) and preliminary plat (PP- 05-051) for this subdivision. 2. All fencing shall comply with UDC 11-3A- 7 and conditions of approval of the preliminary plat. Perimeter fencing shall be installed prior to release of building penn its for this subdivision. 3. Revise or add the following note(s) on the face of the plat dated 4/7/06, prepared by The Land Group, prior to signature on the final plat by the City Engineer: (7.) (*.) Add Lot I of Blocks 4 & 5 as common lots. Add note: "Fencing adjacent to Lot 7, Block 1 shall be in compliance with the most recentlv approved Fencing Standards ofthe City of Meridian." Exhibit "A" FP-O6-019 Reserve Sub FP PAGEl CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 4. b. (*.) Add note: "Driveways for Lots 6 and 8. Block 1. Lot 1. Block 3. and Lot 6. Block 2. are prohibited from beim! constructed within the traffic circle at the intersection of E. Commander Street and N. Sun Shinuner Avenue." All fencing on the north side of Block 1 shall either be open-vision or shall not exceed four feet in height if solid fencing is used. Add a note dedicating a 5~foot wide Public Utilities, Drainage and Irrigation easement along interior lot lines. Add a note: "Bottom elevation of structural footing shall be set a minimum of l2-inches above the highest established nonnal ground water elevation." Add a note: "Lot owners are responsible for maintenance of any irrigation/drainage pipe or ditch crossing their lot unless such responsibility is assumed by an irrigation/drainage entity." (*.) (*.) (*.) (*.) The Landscape Plan, prepared by The Land Group and dated 4/6/06, shall be revised as follows: a. If the unimproved street right-of-way is ten feet (10') or greater from edge of pavement to edge of sidewalk or property line, and street widening proj ect is not in the Transportation Authority's five-year funded plan, developer shall maintain a lO~foot wide compacted gravel shoulder meeting the construction standards of the Transportation Authority (ACHD) along N. Locust Grove Road. The remaining area must be landscaped with lawn or other vegetative groundcover; revise plan accordingly (UDC 11.3B~ 7C5a). The landscape strip must be a minimum of 5-feet wide on each side of the pathway on Lot 7, Block 1 per UDC 11-3B-12CI; revise plan accordingly. Include tree class infonnation in the plant schedule. (Only class IT trees are allowed within parkways.) Show the sidewalk located along N. Locust Grove Road to be located within the sidewalk easement noted on the plat. c. d. Submit three copies of the revised landscape plan to the Planning Department prior to signature on the final plat by the City Engineer. The applicant has indicated that the Settlers Irrigation District will own and maintain the pressure iITigation system within this development. Since the system is to be owned and maintained by Settlers Irrigation District, a letter of plan approval including the off-site mains being run through property that this applicant does not own, from Settlers shall be provided to Public Works prior to scheduling of a pre~construction meeting. 5. 6. 7. 8. The City of Meridian requires that pressurized ilTigation 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. Sanitary sewer service to this development is proposed via extension of mains in N. Locust Grove Road. The applicant shall install all mains to and through this development. Applicant shall coordinate with the City of Meridian Public Works Department, main size and routing, to be in confonnance with the City's Master Sewer Plan. The applicant shall execute standard fonns of easements for any mains that are required to provide service. Construction of this development can not begin until previously installed pressure sewer mains through this property are no longer in service. Exhibit "A" FP-O6-019 Reserve Sub FP PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 9. Prior to signature on the plat by the City Engineer, any existing sewer easements associated with the pressure sewer mains on this project shall be vacated. 10. Water service to this proposed development is being proposed via extensions of mains in N. Locust Grove Road which is a pressure zone boundary. The preliminary plat showed water service connecting to the property to the west therefore no pressure reducing vault was required at that time. The construction plans submitted show only the connection in Locust Grove and therefore the applicant shall be required to install a pressure reducing vault with communication capabilities consistent with the City of Meridian's SCADA system, location to be coordinated with the Public Works Department. Or obtain the necessary easements to install a water main connection to the west. 11. The applicant shall install water mains to and through this proposed development, and coordinate main size and routing with the Public Warks Department. The applicant shall execute City of Meridian standard forms of easements for any mains that are required to provide service. 12. No subdivision identification signs are approved with this application. All and all proposed subdivision signs will require approval of a separate sign pennit. 13. Prior to signature on the final plat submit an encroachment agreement with Settler's Irrigation District to allow for fencing in the easement called out in Note 11. 14. fuclude the bearings and distance of the lot lines for Lot 1, Block 5. 15. Complete the recorded instrument number for the reference to the Declaration of Covenants, Conditions, & Restrictions noted on the face of the plat. 16. Correct the 8.5 foot easement shown on the face of the plat referencing the sidewalk easement along N. Locust Grove Road to reflect 5 feet as shown in note #6 or change note #6 to reflect 8.5 feet as shown. 17. The face of the garage on Lot 2, Block 3, shall be located at least 20-feet south of the southern edge of the temporary turnaround easement. Install "No Parking" signs on both sides of E. Commander Street adjacent to Lot 2, Block 3 and Lot 9, Block 1. Install a "No Parking in Driveway" sign near the tenninus of the temporary turnaround. Coordinate the design of the temporary turnaround and "No Parking" signs with the Meridian Fire Department (888-1234). 18. Remove all buildings that do not meet setback requirements, prior to signature on the plat by the City Engineer. 19. All areas approved as open space shall be free of wet ponds or other such nuisances. All stonnwater 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-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 [mal construction Exhibit "A" FP.O6-0l9 Reserve Sub FP PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 20. Staffs failure to cite specific ordinance provisions, or tenus of the approved annexation or preliminary plat does not relieve the applicant of responsibility for compliance. GENERAL REQUIREMENTS 1. All iITigation 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 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 peunits. 3. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted fencing, landscaping, amenities, pressurized inigation, 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 inigation 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 deteunined during the plan review process, prior to signature on the [mal plat. 7. Any existing domestic wells andlor 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 backfill, where footing would sit atop fill material. 9. Applicant shall be responsible for application and compliance with any Section 404 Peunitting that may be required by the Army 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. Exhibit "A" FP-O6-019 Reserve Sub FP PAGE 4 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. 13. 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. 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 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 The Reserve Subdivision (FP-06~019) with the above stated comments and conditions. Exhibit "A" FP-O6~O19 Reserve Sub FP PAGE 5 Date ApriJ 2:'. 2006 To: Mayor and City Council Re: Final Plat Staff Report for The Reserve Subdivision DcaI' Mayor and Council, We have received and reviewed a copy of the staff report that has been prepared for the Reserve Subdivision and have prepared a written response below as requested. The response will follow the body of the report, with comments as needed for clarification; a "no comment" re::;ponse indicates agreement \>vith the commcnts or conditions, Application and Summary Location: No comment. Site Specific Comments: 1-2. 3. 4. 9. No comment. The requested notes and revisions will be added to the face of the plat. The Landscape plan will be revised and requested. Three copies of the revised plan will be submitted to the Planning Department upon completion. 5-7. No comment. 8. The previously installed pressure sewer mains will not be needed in the very near future, a connection to the gravity line in Saguaro Canyon has already been constructed and the temporary lift station is no 10nger needed. A vacation request for the existing pressurized sewer easement has been submitted to the City of Meridian for approval. (yes) We will revised the construction drawings to reflect the water lines, and accompanying easement, to install a water line from the West as proposed in the Preliminary drawings. 11-16. No comment. 17, Clarification: If the turn-round is not used as a driveway to a garage, a 20' setback from the turnaround win not be required. 18-20, No comment. 10. General Requirements Exhibit "B" 1-14 No Comment With the above noted changes and comments we are in agreement with the staff report and ask for your approval of the Final Plat for the Reserve Subdivision If you have any questions please contact me at 353-2515 or via e-mail at çjJJlç1j tlno!!ii~i'.çQDgerg[Q]J p. çç¡m. Sincerely, Dave McKinnon CMG hhibil "H"