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HomeMy WebLinkAboutSommersby Subdivision No. 2 FP-06-024 BEFORE THE MERIDIAN CITY COUNCIL IN THE MATTER OF THE APPLICATION OF LIBERTY PARTNERS, INC., FOR FINAL PLAT APPROVAL OF 25 FOUR- PLEX LOTS, 11 GARAGE LOTS, AND 5 OTHER LOTS ON 8.02 ACRES IN AN R-15 ZONE LOCATED ON THE NORTHEAST CORNER OF WEST PINE AVENUE AND NORTH TEN MILE ROAD IN THE NW ~ OF SECTION 11, T. 3N., R.IW. C/C June 6, 2006 ) ) ) ) ) ) ) ) ) ) ) ) ) CASE NO. FP-06-024 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT This matter corning before the City Council for Final Plat approval pursuant to Unified Development Code 11-6B-3 on June 6, 2006, and the Council finding that the Administrative Review is complete from Sonya Wattcrs, Assistant City Planncr for thc Planning and Zoning Department, and Michael Cole, Development Services Coordinator for the Public Works Department, dated: Hearing Date: June 6, 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 SOMMERSBY SUBDIVISION NO.2 LOCATED IN THE NW ~ OF SECTION 11, T. 3N., R. 1 W, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2006, HANDWRITTEN DATE: 04/26/06, ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SOMMERSBY SUBDIVISION NO.2 / (FP-06-024) Page 1 of 4 SHEET 1 OF 2, ENGINEERING SOLUTIONS, LLP", LIBERTY PARTNERS, 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: June 6, 2006, listing 26 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 Engineering Solutions, LLP, a true and correct copy of which is attached hereto and marked Exhibit "B" and consisting of 3 pages, and by this reference incorporated herein, and the additional requirements of the Council taken at their June 6, 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-offis 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 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SOMMERS BY SUBDIVISION NO.2 / (FP-06-024) Page 2 of 4 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 thcrc is containcd 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. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code S 67-6521. An affected person being a person who has an interest ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SOMMERSBY SUBDIVISION NO.2 / (FP-06-024) Page 3 of 4 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 (p -fit day of --- -(YIA/~ ,2006. By: .. -z.L~ Tamrn e eerd ", '" " ""..... " ....' ~, :;', ::;:' ...'\.~ ~ ,v ... ~ - ,,,-,- 2 '6 ~ - - - - - - - - Attest: By: 3 h all (y\~ f\,~~e.\f"'-~ Dated: O/~.~ ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SOMMERSBY SUBDIVISION NO.2! (FP-06-024) Page 4 of 4 ClTY OF MERILJIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: June 6, 2006 Transmittal Date: May 31, 2006 ~ .7" iW ~ ~ r IIY "I !i~" , ~rldian' "~; :":~, , " 111.\Hn ~' ...", ".'>.'~'1',"~ _' ,,"y~::/ TO: Mayor & City Council FROM: Sonya Watters, Assistant City Planner .Jfii/ Michael Cole, Development Services Coordinator (Y\ c... SunJECT: Sommersby Subdivisiun Nu. 2 Request for Final Plat Approval of Sommersby Subdivision No.2 Consisting of 36 Multi-family Residential Building Lots and 5 Common/other Lots on 8.02 Acres in an R-15 Zone by Engineering Solutions, LLP (File# FP-06-024). We have reviewed this submittal and offer the following comments and conditions of the applicant. These conditions shall he considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY & LOCATION The applicant, Engineering Solutions, LLP, has applied for fmal plat approval of 36 multi-family residential building lots and 5 common/other lots on 8.02 acres in an R-15 zone for Sommersby Subdivision No.2. The proposed gross density of the subdivision is 12.47 dwelling units per acre. The proposed net density of this subdivision is 19.27 dwelling units per acre. Sommersby Subdivision is located on the northeast comer of W. Pine Avenue and N. Ten Mile Road, in the northwest ~ of Section 11, T.3N., R.l W. This property has not been previously platted. A conditional use permit/planned development was approved for this subdivision that allowed for reductions to the following dimensional standards: minimum lot area (752.50 sq. ft. per dwelling unit), minimum strcct frontage (28 feet for one four-plex lot and 0' frontage on a public street), front setback (5 feet for multi-family units), rear setback (15 feet for all perimeter lots except rear patios may be allowed a 3 foot encroachment, if necessary; 5 feet for interior lots), and street side setback (20 feet), fence setback from Gray Cloud (10 feet). The submitted final plat substantially complies with the approved preliminary pIal fur lhis subdivision. Staff recommends approval of the final plat for Sommersby Subdivision No. 2 with the comments and conditions stated in this report. SITE SPECIFIC CONDITIONS 1. Applicant is to meet all terms of the approved development agreement (Instrument # 105184653), preliminary plat (PP-04-035) and conditional use permit/planned development (CUP-04-040) for this development. 2. The applicant has indicated that the pressurized irrigation system in this development will be an extem;ion of II Nllmpa and Meridian Irrigation District system in Moshers Fann Subdivision. Prior to scheduling of a pre-construction meeting a letter of plan approval shall be submitted. Prior to occupancy the applicant shall submit a letter that Nampa and Meridian Irrigation District has tinaled the system. Exhibit "A" FP -06-024 Sommersby Sub2 FP PAGE 1 CITY or MbKlUIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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 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 thc Mcridian City Engineer. 4. 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 along the perimeter boundary of this phase unless permanent perimeter fencing already exists at the subdivision boundary, prior to release of building permits. 5. No fencing shall be pennitted on the interior lot lines between the multi-family buildings or around the perimeter of Lot 47. 6. Sanitary sewer service to this site is being proposed from existing mains in Pine Avenue. At this time these mains flow to the private Moshers Farm Lift Station. Prior to signature on the final plat by the City Engineer the applicant shall suhmit documentation that they have pennission to use this lift station, or they will have to wait for the lift station to be de-commissioned to receive certificates of occupancy. 7. The applicant shall be responsible to install sewer mains to and through this development and to 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. 8. Water service to this site will be from main line extensions from existing water mains Pine Avenue. The applicant will be responsible to construct all 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. 9. Either dedicate a blanket sewer and water easement over Lot 27 Block 1 via a plat note or supply a 20.foot wide sewer and water easement on the City of Meridian's standard forms for any mains not located in a public right-of-way. I Q. Prior to the first Ce11ificate of Occupancy for any multi-family unit, the developer shall constmct a free-standing sign at each of the main entrances that graphically depicts the building layout of the subdivision and the approved addresses shall be clearly labeled on each building. 11. All of the multi-family units within this development shall be addressed off of W. Pine Avenue with a sequential numbering, or as otherwise determined by the Meridian Fire Department and Ada County Street Name Committee. 12. Provide an easement to ACHD on the plat for all portions ofthe detached sidewalk: along W. Pine Avenue that are outside of the public right-of-way. 13. Complete the recorded instrument number for the temporary turnaround easement located on Lot 11, Block 1 _ 14. Complete the recorded instrument number of the existing telephone easement shown along Pine Avenue on the face of the plat. Exhibit "A" FP-06-024 Sonunersby Sub2 FP PAGE 2 CITY OF MERIDI AN PLANNI.NG AND PUBLIC WORKS UEPARTM ENTS STAFF REPORT 15. Add minimum 5-foot wide pedestrian easements between Lots 37 & 38, Lots 39 & 40, and Lots 42 & 43, Block 1 to accommodate the pathways leading to the park on Lot 47. 16. Provide a cross-access and cross~parking easement for all of the lots within the subdivision to use the drive aisles and parking on Lot 27, Block 1 as access to N. Ten Mile Road and W. Pine Avenue. 17. A Certificate of Zoning Compliance is required prior to issuance of a building permit for all multi-family units. (NOTE: A CZC application may include multiple/all multi-family units.) 18. The bearing along the northern boundary of this development does not appear to match the bearing of record. The applicant shall confirm this information and include bearing of records on the plat. 19. Revise the [ace u[ the plat tu the east of this project to indicate Lyndhurst Grove as opposed to unplatted. 20. No more than nine attached single family dwelling units and eight multi-family dwelling units shall be occupied on the site until the N. Ten Mile Road widening project and Ten Mile/Pine Avenue intersection projects are complete. 21_ The garage~ shown on Lots 17-19,21-23,28,29, and 30-34 shall be required to receive building permits prior to construction. 22. Graphically depict an 8-toot wide Public Utilities, Drainage and Irrigation easement in the following locations. The extra width is needed to accommodate an irrigation main being installed. a) The eastern boundary of Lots 35 and 25, Block 1. 23. Revise or add the following note(s) on the face of the plat dated 5/5/06, prepared by Engineering Solutions, prior to signature on the final plat by the City Engineer: (8.) "Lots 20, 27, & 47, Block 1 are non-buildable/common lots to be. . ." (10.) Delete note (there is no Lot 5, Block 20). (11.) "...is prohibited lffiless agreed to hot '.vritiag by Ada COlffity High.'.'/ay Distriet and the City of Meridiaa." (12.) Remove this note or submit documentation from ACIID that they are going to own and maintain the storm water disposal systems associated with the private streets. (13.) Complete recorded instrument number. (*.) Add note regarding ownership and maintenance of Lots 31 & 22. (*.) Add note stating that Lots 17-19, 21-23, 28, 29, and 30-34 are not approved for dwellings. 24. The landscape plan, prepared by Harvest Design and dated 4/25/06 shall be revised as follows: a. Replace at least three of the W. Pine Avenue buffer deciduous trees with evergreen trees to enhance sound buffering year round for the four-plex units backing up to W. Pine Ave. b. Relocate the pedestrian pathway shown between Lots 35,36, & 37 to be between Lots 37 & 38 per requirement of the preliminary plat. c. Complete note #13d. regarding mitigation for existing trees that are 4 inch caliper or greater in size that are removed from the site in compliance with UDC 11- 3B-l OC5. Also call out on the landscape plan, which new trees on the site are counting toward the Exhibit "A" FP-06-024 Sommersby Sub2 FP PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT mitigation requirement. d. Include an activity court in the corrnnon area on Lot 47 as shown on the approved preliminary plat landscape plan. Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on the final plat by the City Engineer 25. Complete the Certificate of Owners and accompanying acknowledgement. 26. Staffs failure to cite specific ordinance provisions or terms of the approved annexation, development agreement, preliminary plat, or conditional use pertuit/p1anIled development does not relieve the Applicant of responsibility for compliance. GENERAL REQUIREMENTS 1. All irrigation 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 diRtrict, 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, altemative 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 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 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. 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 Army Corps of Engineers. Exhibit "A" FP-06-024 Sommersby Sub2 FP PAGE 4 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 10. Applicant shall be responsible for application and compliance with and NPnFS Pennitting that may be required by the Environmental Protection Agency. 11. All development features shall comply with the Americans with Uisabilities 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. 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 detenruned after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and penl1it from the Public Works Depmtment prior to commencing installations. 14. 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. STAFF RECOMMENDATION Staff recommends approval of the final plat for Sommersby Subdivision (FP-06-024) with the above stated comments and conditions. Exhibit "A" FP-06-024 Sommersby Sub2 FP PAGE 5 Es~~ir1!J~r 150 East Aikens Stred. Suite B Eagle. JD Xl(ll(, Phonc: (20X) 'J:>X..()IJ80 Fax: (20X) 91X-OIJ-t I E-mail: cs-beckyl\l-lifl\H'<;I, nel November 16, 2004 Mayor and City Council City of Meridian 33 East Idaho Avenue Meridian,ID 83642 Re: Sommenby Subdivision No.2 Final Plat File No. FP-06-024 Dear Mayor and Council: We have reviewed staff recommendations for the City Council meeting of June 6, 2006, and have the following responses: APPLICATIONS SUMMARY There are actually 25 multi-family residential building lots, 11 garage lots, two driveway lots, one vehicular access lot and two other common lots (Pine landscaping and Ollen space). SITE SPECIFIC CONDITIONS OF APPROVAL 1. The applicant will comply_ 2. The applicant will comply- ... The applicant will comply_ ~, , 4. The applicant will comply. 5. Noted_ 6. The applicant will comply_ 7_ The applicant will comply. 8. The applicant will comply_ c: 'I )l.,.:ulllont, amI S...Uing" allons' I,."...al SOl1ing"T...mf'l'rary Imom", l"ik,'OI.K()(J I" f{...C's f{",l'''''''' ,d"., Exhibit "ll" Planning & Zoning Commission November 16, 2004 Page 2 9 A note dedicating a blanket sewer and water easement will be added to the plat. 10. The applicant will comply 11. The applicant will comply. 12. The applicant will comply. 13. :V As Lyndhurst Grove has been recorded and the extension of N. Gray Cloud Way o has been constructed, no temporary turnaround easement is needed. The plat will be revised to eliminate the turnaround. 20.d/ 21. 14. The applicant will comply. 15. The applicant will comply. 16. The applicant will comply. 17. The applicant will comply, 18 The applicant will comply. 19 The applicant will comply. This condition was revised in the amended development agreement to hold building permits only on the office lots and four of the eight-plex lots. Since these lots are not included in this phase, !!Jj!.condition sho.uld b_e._~ldt;.d. The applicant will comply. 22. & The applicant will comply, with the exception that the PUDI easement will be shown on the west side of Lot 47, Block 1, instead of the east side of Lot 35, Block 1. '), __I. The notes will be revised as requested. 24. The applicant will comply. The landscape plan will also be revised slightly to accommodate the required trash enclosure configurations. 25. The applicant will comply. 26 Noted, GENERAL REQUIREMENTS I. The applicant will comply. <:: ])"ClIIlWlll' 'lIll! SCllings"lllclwLoc"J Sdling<TClHl'or"ry Inkrnd FilL, OI.K(,(J J',RccsRcSPI>1lSc.d",' hhibi! "R" Planning & Zoning Commission November 16, 2004 Page 3 2 The applicant will comply. ~ The applicant will comply J. 4 The applicant will comply 5. The applicant will comply 6. The applicant will comply. 7. The applicant will comply. 8. The applicant will comply 9. The applicant will comply. 10. The applicant will comply. 11. The applicant will comply 12. The applicant will comply. 13 Noted. We appreciate staff's review of our project. Thank you Sincerely, Engineering Solutions, LLP Shari Stiles Project Planner /ss cc: Mr David Callister ('--[hlel"11enl, and Sellings'alknsJ ,oeal S~lIillgs"l'emporary Inl.:rnel Fikd IUJ.() I'R.:.:sR.:sPOIIS.:.doe b,:hihil "H"