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HomeMy WebLinkAboutCrossfield Subdivision No. 2 FP 06-025 BEFORE THE MERIDIAN CITY COUNCIL C/C June 22, 2006 -............~-~-,~~. -------~ IN THE MATTER OF ~__~_~__ _~_ APP!-I~A_1'ION OF HERON RIVER )- -o--nEVELOPMENT, LLC FOR FINAL ) PLAT APPROVAL OF 57 SINGLE- ) _~ FAMILY RESIDENTIAL LOTS, 7 ) -=--':::~/>omMMON LOTS AND ONE ALLEY ) ACCES'SLOT-ON 11.72 ACRES IN ) AN R-8 (PD) ZONE LOCATED AT ) 955 W. USTICK ROAD IN ) GOVERNMENTLOT30F ) SECTION 1, T. 3N., R.1W. ) ) ) CASE NO. FP-06-025 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 June 22, 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: June 22, 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 CROSSFIELD SUBDIVISION NO.2 LOCATED IN GOVERNMENT LOT 3 OF SECTION 1, T. 3N., R. lW., BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2006, HANDWRITTEN ORDER OF CONDITIONAL AFPROV AL OF FINAL PLAT FOR CROSSFIELD SUBDIVISION NO.2 / (FP.06-025) Page 1 of 4 DATE: 05/16/06, SHEET 1 OF 2, ENGINEERING SOLUTIONS, LLP", HERON RIVER 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 Planning and Zoning Department and Michael Cole, Development Services Coordinator for the Publie Works Department, dated: Hearing Date: June 22, 2006, listing 14 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 4 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 marked Exhibit "B" and consisting of 3 pages, and by this reference incorporated herein, and the additional requirements from the action of the Council taken at their June 22, 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 storrnwater 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 pral.:tices for stoDnwater disposal and design a storrnwater management system that is ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR CROSSFIELD SUBDIVISION NO.2 / (FP-06~025) 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 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. SUl;h 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 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR CROSSFIELD SUBDIVISION NO.2 / (FP-06-025) 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 ofthe City Council at its regular meeting held on the "J;J~ day uf ~ne.. ,2006. ~ \\,,"ISM; ,\\\~\ ~ J 1(PR TAM Y de WEERD ATTEST ......',' ="" //.... : ;..~' c} " ~oFi.1.,. /~ _~ '.iF. ~o ~ ~ - - WILL~G.~t;;;4!~ 7c"BE;.L,~ j .~ "'.0 '-~r 1$~ . .f? $ Copy served upon: / Applicriitt >f (\.-... 1IiII..A.....w 'f>"t'",'~ ,/ III .-~.rnI1 ,. ~' v Planning a"f{d,Z;m-}lfWi~artment ...,/ Public Works Department . ~ City Attorney BY:~}^UU City Clerk's Office Dated: 1-21-0U ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR CROSSFIELD SUBDIVISION NO.2 / (FP-06-025) Page 4 of 4 rTTY OF MERIDIAN PLANNING AND PUBLiC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: June 20 2006 Transmittal Date: June 15,2006 1 CU;;ridi~\ I I Ll.\HO f L' .-.~., ~rmi TO: Mayor & City Council FROM: Sonya Watters, Assistant City Planner eSJIt/ Michael Cole, Develupment Services Coordinator J'Y\ G SUBJECT: Crossfield Subdivision No.2 Request for Final Plat Approval of Crossfield Subdivision No.2 Consisting of S7 single.family Residential Building Lots and 7 Common/other Lots on 11.72 Acres in an R-8 Zone by Engineering Solutions, LLP (File# FP-06-025). 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, Heron River Development, LLC, has applied for final plat approval of 57 single-family residential building lots and 7 common/other lots on 11.72 acres in an R-8 zone. Twenty of the proposed building lots will have alley loaded products, two will have attached products and the remainder of the proposed building lots will house single-family detached dwellings. The gross density for this subdivision is 4.86 dwelling units per acre. The net density is 6.66 dwelling units per acre. Crossfield Subdivision is located in a portion of Government Lot 3 and a portion of the SE ~ of the NW ~ of section 1, Township 3 North, Range 1 West, Boise Meridian. The site is located on the south side of Ustiek road approximately 1/2 mile east of Linder Road. The site has not been previously platted. This development was approved as a planned development which allowed for reduced frontages of SO~ foot for detached products, 40-foot for attached products, 34-foot for alley loaded products and IS-foot for cul-de-sac lots. Also, reduced lot sizes were approved to 6,380 square feet for detached, S,OOO square feet for detached patio home lots, 4,200 square feet for detached alley loaded products, and 3,950 for attached lots. The final plat for this phase shows two building lots fewer than was approved with the preliminary plat in Block S and the lots were subsequently made larger. Staffhas no concems with the proposed change because the resulting density stills falls within the target density desired in the Comprehensive Plan. The submitted [mal plat still substantially complies with the approved Preliminary Plat. Staff recommends approval of the final plat for Crossfield Subdivision No. 2 with the comments and conditions stated in this report. SITE SPECIFIC CONDITIONS I. Applicant is to meet all terms of the approved annexation (AZ.05-015), conditional use permit (CUP.OS-022) and preliminary plat (PP-OS.017). Exhibit "A" FP-06-025 Crossfield Sub2 FP PAGE 1 rTTY OF MFRTDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 2. The applicant has indicated Nampa and Meridian Irrigation District will own the pressurized irrigations system in this proposed development. Therefore a letter of plan approval shall be submitted prior to scheduling a pre.construction meeting. 3. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant has indicated that the primary source will be Five-Mile Creek which is a year round source therefore a single-point connection is not required. If, in the future a single-point connection is used, the developer shall be responsible for the payment of assessments for the irrigable common areas prior to signature au tht: final plat by tht: Meridian City Engineer. 4. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7. Permanent perimeter fencing as shown on the landscape plan shall be installed prior to release of building permits for this phase. 5_ Sanitary sewer service to this Rite is being proposed from maim; im:talled in previous phases. The applicant shall install mains to and through this proposed 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 tinish grade to the top ofthe 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. 6. Water service to this site will be from main line extensions installed in previous phases. The applicant will be responsible to construct water mains to and through 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. 7. The submitted construction plans do not include a grading and drainage plan as required in PP- 05-017 site specific requirement number 7. Prior to plan approval the applicant shall submit a grading and drainagc plan that complies with the preliminary plat requirements. 8. Per UDC 11-3A.6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch uwners), with written approval or non-approval submitted to the Public Works Deparhnent prior to plan approval. If lateral users association approval can not be obtained, altemate plans will be reviewed and approved by the City Engineer. 9. Graphically depict a 5-foot wide public utilities, drainage and irrigation easement on the east property line of Lot 8, Block 11 and the north property lim: uf Lut 6 Blul:k 13. They will be interior lot lines to existing phases. 10. Applicant shall designate at least 12 lots on the north side of W. Stanhope Street to contain accessory dwelling units to obtain a residential density closer to the target of eight dwellings per acre per requirement of the preliminary plat. All detached lots shall be allowed to contain accessory dwellings if an accessory use permit is obtained. 11. The landscape plan, prepared by Harvest Design and dated 5/5/06, shall be revised as follows: a. Provide 1 tree per 35 lineal feet within the landscape buffer adjacent to N. Venable Lane. Submit 3 copies of the revised landscape plan to the Planning Department prinr tn signature nn Exhibit "A" FP-06-025 Crossfield Sub2 FP PAGE 2 CITY OF MERIDIAN PLANNTNG AND PUBLTC WORKS DEPARTMENTS STAFF REPORT the final plat by the City Engineer 12. Revise or add the following note(s) on the face of the plat dated 5/16/06, prepared by Engineering Solutions, LLP, prior to signature on the final plat by thc City Engineer: (9.) "... benefitofLotsM-13 and 17-2+~Block5..." 13. Complete the Certificate of Owners and accompanying acknowledgement. 14. Staffs failure to cite specific ordinance provisions or terms of the approved annexation, 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 natuml 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 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 tht: 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 bt: rt:quirt:d 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. 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. R. Compaction test results must he submitted to the Meridian Building Department for all huilding pads receiving engineered backfill, where footing would sit atop fill material. 9. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. Exhibit" A" FP-06-025 Crossfield Sub2 FP PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 10. Applicant shall be responsible for application and compliance with and NPDES Permitting 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 bt: l.;uusiut:rt:ll as rt:placement 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 ohtain 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 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 Crossfield Subdivision (FP-06-025) with the above stated comments and conditions. Exhibit "A" FP-06-025 Crossfield Sub2 FP PAGE 4 , \ E~~t!f;rIls~ 150 East Aikens Street, Suite B Eagle, lD 83616 Phone: (208) 938-0980 Fax: (208) 938"'()941 E-mail: es-beckym@qwesLnet June 19,2006 Mayor and City Council City of Meridian 33 East Idaho Avenue Meridian, ill 83642 Re: Crossfield Subdivision No.2 Final Plat File No. FP-06-025 Dear Mayor and Council: We have reviewed the staff comments prepared for the Meridian City Council meeting of June 22, 2006, and have the following responses: - SITE SPECIFIC REQUIREMENTS 1. The applicant will comply. 2_ Nampa & Meridian Irrigation District (NMID) will own and operate the pressurized irrigation system. A bill of sale and amendment to the construction contract have been executed by the owner and submitted to NMID. 3_ The applicant will comply. 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. :v The applicant will comply (Please note: The PUDI easement will be located on the p west property line of Lot 8, Block 11). C:\Documents and Settings\allens\Local Settings\Temporary Internet Files\OLK601\RecsResponse.doc Eshibil "B" Mayor and City Council June 19,2006 Page 2 10. The applicant will comply. @. No public right-of.way exists adjacent to the eastern boundary of our property. Gasketless, reinforced concrete pipe is required to be placed on the eastern boundary of the property for the i'lack Drain. Nampa & Meridian Irrigation District will not allow trees to be placed in the easement for this facility. We respectfully request deletion of this condition and approval of the plan as submitted. 12. The applicant will comply. 13. The applicant will comply. 14. Noted. GENERAL REQUIREMENTS 1. The applicant will comply. 2_ The applicant will comply. 3. The applicant will comply. 4. The applicant will comply_ s. 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. The applicant will comply. 14. Noted. C:\DO~Ulnents and Settings'allenslLocal Settings\Temporary Internet Files\OLK601 \RccsR~sponse.do~ hhihit "Il" Mayor and City Council June 19, 2006 Page 3 We appreciate staff's favorable recommendation of our request Thank you_ Sincerely, Engineering Solutions, LLP Becky McKay, Partner Proj ect Manager BM:ss cc: Mr. R. Craig Groves C:\Documents and SettingslallenslLocal Settings\TeIJlpol'lUy Internet Files\OLK60 I \RecsR':spoI\.,c.doc Exhibil "B"