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HomeMy WebLinkAboutTustin Subdivision No. 1 FP-06-001 BEFORE THE l\1ERIDIAN CITY COUNCIL C/C February 7, 2006 IN THE MATTER OF THE ) APPLICATION OF DYVER ) DEVELOPMENT, LLC FOR FINAL ) PLAT APPROVAL OF 81 SINGLE- ) FAMILY RESIDENTIAL BUILDING ) LOTSAND13CO~ONLOTSON ) 29.13 ACRES IN AN R-4 ZONE ) LOCATED ON THE NORTHWEST ) CORNER OF MCMILLAN ROAD ) AND NORTH LOCUST GROVE ) ROAD IN A RESUBDIVISION OF A ) PORTION OF LOTS 13 & 14, ) BLOCK20FL~OOD ) SUBDIVISION, LOCATED IN THE SE % OF T. 4N., R. IE., SECTION 30 CASE NO. FP-06-001 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 February 7, 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: February 7, 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 TUSTIN SUBDIVISION NO.1 IN A RESUBDIVISION OF A PORTION OF LOTS 13 & 14, BLOCK 2 OF ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR TUSTIN SUBDMSIONNO. 11 (FP-06-001) Page 1 of 4 LARKWOOD SUBDIVISION, LOCATED IN THE SE % OF T. 4N., R IE., SECTION 30, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2005, HANDWRITTEN DATE: 01/05/06, SHEET 1 OF 4, ENGINEERING NORTHWEST, LLC", DYVER DEVELOP:MENT, 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 Public Works Department, dated: Hearing Date: February 7, 2006, listing 22 SITE SPECIFIC REQUIREMENTS!F1NAL 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 Dave McKinnon, a true and correct copy of which is attached hereto marked Exhibit "B" and consisting of2 pages, and by this reference incorporated herem, and the additional requirements of from the action of the Council taken at their February 7,2006 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 stonnwater be pretreated through a grassy swale prior to ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR TUSTIN SUBDMSIONNO. II (FP-06-00I) Page 2 of 4 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 ofthe 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. NOTICEOF~ALACTION 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 TUSTIN SUBDMSION NO.1 / (FP~06-001) Page 3 of4 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 ltJ, day of fC6YUD.j ,2006. By: y de eer \\\\\\\;H.ldl.(Jtc.. ~ ","_1 Of M'fJ-Yf~"y,Br, tty 0 Att t " :'\ '\ I,{,/ /... es : _,.." r":., "".(7,0 "-'/ ....' V r,.."1;?Of.>/i, "'0-;" ~ ...011...)' ' ,,~~ 1 ~ v ~ j{ll)cCLl' tJ~U nl- Dr.: rll l ,( ~~ fuJu,:~' \ William G. Berg, Jr., City Clerk -;. -> \(..;, ,', ~ \. 1b '(.{."&/ 10\ . ,c ..;t:.O f C?py served upon Applicant, the Planning~~~ ~ng-: e~~~ent, Public Works Department, and CIty Attorney. /1/11 {JNT'f, \\\\" /'fflll! IIIH\\\ By: (~ 11 iL/1 in I ~'rVvt :fe---:> City Clerk's Office - 02'/~ '-00 Dated: ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR TUSTIN SUBDMSIONNO. 11 (FP-06-001) Page 4 of 4 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: February 7,2006 Transmittal Date: January 31, 2006 , .,,- '-,)1'" f;~l.:,~,~~ cJvGrlJl;~ TO: Mayor & City Council Sonya Watters, Assistant City Planner ~ Michael Cole, Development Services Coordinator rYt c FROM: SUBJECT: Tustin Subdivision No.1 Request for Final Plat Approval of Tustin Subdivision No. 1 Consisting of 81 Single-family Residential Building Lots and 13 Common/other Lot on 29.13 Acres in an R-4 Zone by Dyver Development, LLC (File# FP-06-00 1) 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, Dyver Development, LLC, has applied for final plat approval of the first phase of Tustin Subdivision which consists of 81 single-family residential building lots and 13 common/other lot on 29.13 acres in an R-4 zone. The gross density of this phase of the development is 2.78 dwelling units per acre. The net density is 3.53 dwelling units per acre. Tustin Subdivision is a re-subdivision of a portion of Lots 13 & 14, Block 2 of Larkwood Subdivision located in the SE 1/4 of Section 30, TAN., R.1E. The site is located just off the northwest comer ofN. Locust Grove Road and E. McMillan Road. Site specific condition #13 of the preliminary plat requires the applicant to record a permanent pedestrian easement in favor of the City of Meridian for the regional pathway prior to occupancy of any structures within the phase. Staff has slightly modified this condition (see site specific requirement #18) to read that the applicant shall record the easement prior to issuance of building permits for any lots within this phase. This change is being made because enforcement of this condition has been found to work better at the building permit stage, rather than occupancy stage. The final plat for this subdivision substantially complies with the approved preliminary plat. Staff recommends approval of Tustin Subdivision No. 1 with the comments and conditions stated in this report. SITE SPECIFIC REQUIREMENTS L Applicant is to meet all tenns of the previously approved annexation (AZ-05-002) and preliminary plat (PP-05-003). 2. The first fifty homes in this phase are allowed to be built with only one point of access. Prior to issuance of the 51 sf building permit, a secondary emergency access approved by the Meridian Fire Department shall be provided. Exhibit "A" FP-06-001 Tustin Sub 1 FP.doc PAGE 1 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 3. The applicant has indicated that Settlers Irrigation District will own the pressurized irrigations system in this proposed development. Since it is to be owned and operated by an Irrigation District then a license agreement shall be entered into prior to the scheduling of a pre- construction meeting. 4. 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. 5. All fencing installed on the site shall comply with UDC 11-3A-6 and 11-3A-7. Prior to issuance of building permits for this phase, temporary construction fencing to contain debris shaH be installed at the subdivision boundary where permanent fencing does not exist. 6. The applicant shall be responsible for all costs associated with the sewer and water service extension. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. 7. Sewer is being proposed via extension of the North Slough Trunk that is already installed through this project. The applicant shall install sewer mains to and through this 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 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. Graphically depict and call out the instrument number of the sanity sewer easement in Lot 9 Block 6, and Lot 1 Block 4. 9. Water is being proposed via extension of mains in N. Locust Grove Road. The applicant will be responsible to construct water mains to and through this 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. 10. Locust Grove Road is acts as a pressure zone boundary for the City of Meridian's water system. The west side of Locust Grove is in a different zone and therefore a Pressure Reducing Vault is required to serve this site. The applicant shall be responsible to install a pressure reducing vault, size and location to be determined by the Public Works Department. It shall include communication capabilities consistent with the City of Meridian's SCADA system. 11. Include the CP&F instrument numbers for the section corner common to sections 29, 30, 31, and 32, and the NW ~ corner of the SW ~ of section 29. 12. The front page of the plat indicates that Larkwood Subdivision borders the southern boundary of this development. The applicant shall confirm that this is accurate and if not remove that particular reference to Larkwood Subdivision. 13. Graphically depict a 20-foot wide special street side setback on all lots that contain the proposed seepage beds. The setback is needed to comply with Idaho Department of Environmental Quality, Catalog of Best Management Practices that requires 20-feet of separation between underground Exhibit "A" FP-06-001 Tustin Subl FP.doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT storm drainage facilities and building foundations. A note on the plat shall be added that references this information. lfthe seepage beds can be designed to allow for 20-feet of separation using the proposed l5-foot setback to living space the special street setback could be waived. 14. The applicant shall be responsible for the payment of assessments and the actual hook up to municipal services for the existing house. 15. Remove all buildings that do not meet setbacks or the zoning ordinance prior to signature on the final plat by the City Engineer. 16. 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. 17. A sidewalk easement in favor of Ada County Highway District is required for the sidewalk located outside of the right-of-way and within the street buffer along S. Locust Grove Road; revise plat accordingly. 18. A permanent public pedestrian easement, in favor of the City of Meridian, shall be recorded for the regional pathway contained in Lot 15, Block 2 of this phase of Tustin Subdivision. The public easement shall be recorded for the pathway prior to issuance of building permits for any structure within this phase. Submit a copy of the recorded easement to the Planning Department and Parks Department. The easement shall be sufficient width to cover the lO-foot wide pathway. The hard surfaced pathway shall be constructed and fully improved prior to the issuance of the first Certificate of Occupancy for any building within this phase of the subdivision. Applicant shall work with the City Parks Dept. and conform to the Park's Dept. standards for construction of the pathway. The Homeowner's Association is responsible for maintenance of all landscaping adjacent to the pathway. 19. The landscape plan, prepared by The Land Group and dated 12/13/05, shall be revised as follows: a. The plan does not appear to scale out correctly; revise plan accordingly. b. A micropath in required through Lot 13, Block 2 and Lot 9, Block 6 for pedestrian connection to the multi-use pathway. Micropaths shall be constructed in accordance with UDC 11-3A-8. c. Show the lO-foot wide hard-surface pathway located on Lot 15, Block 2. d. A six-foot open vision fence or four-foot solid fence is required adjacent to the North Slough pathway on Lots 10-14, Block 6 and Lots 12 and 14-20, Block 2. e. A six-foot solid cedar fence is not allowed around the common area in Block 4. Revise the plat to show either a six-foot tall open vision fence or four-foot tall solid material. f. Include details for all proposed fencing shown on the plan (picture & description). g. If the unimproved street right-of-way is ten feet (10') or greater from edge of pavement to edge of sidewalk or property line, developer shall maintain a 10-foot wide compacted gravel shoulder meeting the construction standards of the Transportation Authority and landscape the remainder with lawn or other vegetative groundcover. (Landscaping improvements within the right-of-way shall require a license agreement between the property owner and the Transportation Authority.) h. Relocate the trees shown on Lot 9, Block 6 and Lot 1, Block 4 that are within the 20-foot wide sewer easement. I. Include the tree class in the plant schedule for all trees shown. Exhibit "A" FP-06-00 1 Tustin Sub 1 FP .doc PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on the final plat by the City Engineer. 20. Revise or add the following note(s) on the face of the plat dated 1/5/06, prepared by Engineering Northwest, LLC, prior to signature on the final plat by the City Engineer: (1.) ".. .public right-of-way line hasve a ten..." (2.) ".. . five (5) foot wide public utility property drainage..." (3.) ".. .(10) foot wide public utility property drainage..." (8.) "... shall be in compliance with Title 11 and Title 12 of the Meridian City Code." (10.) ".. .is prohibited unless specifically allo'.ved by the .\da County High"yay District and the City of Meridian." (12.) Delete note (fencing details not applicable to plat) (15.) Include instrument number. 21. Complete the Certificate of Owners and accompanying acknowledgement. 22. Staffs failure to cite specific ordinance provisions or terms of the approved annexation or preliminary plat does not relieve the Applicant of responsibility for compliance. GENERAL REQUIREMENTS I. 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 district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Depa11ment. 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 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. Exhibit "A" FP-06-00l Tustin Subl FP.doc PAGE 4 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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. We11s may be used for non-domestic purposes such as landscape ilTigation. 8. Compaction test results must be submitted to the Meridian Building Department for all building pads receiving engineered backfi11, 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. 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 instaHing 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. 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. 14. One hundred watt, high-pressure sodium streetlights shatl 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 final plat for Tustin Subdivision No.1 (FP-06-001) with the above- stated comments and conditions. Exhibit "A" FP-06-001 Tustin Sub 1 FP.doc PAGE 5 Page 1 of 1 Mike Cole From: Dave McKinnon [dmckinnon@congergroup.com] Sent: Tuesday, February 07, 2006 4:02 PM To: Len Grady; Mike Cole Subject: FW: Tustin Sub NO.1 IDf.IoA\ ~nqnd SDOl L 0 83d ______~___qg~l a:) ir ii-- n from: Dave McKinnon Sent: Tuesday, February 07, 20063:09 PM To: 'gradyl@meridiancity.erg' Subject: Tustin Sub No.1 Len, Thanks for meeting with me today to discuss the PRV needed for the Tustin Sub NO.1 Final Plat. We agree, per our convelSanon today t to pay the first $18,900 towards the PRV, and that ifthe costs exceed that number the City will pay the remainder of the cost of the PRV. Again thanks for your time and lets push this sub on though tonight without discussion. Dave 2/7/2006 Exhibit "B" DATE: February 6, 2006 ATTN: Mayor and City Council, City of Meridian RE: Tustin Subdivision No.1 Final Plat Staff Report Dear Mayor and Council, We have reviewed the staff report for Tustin Subdivision No. I and are in agreement with the recommcndation and the "Site Specific Requirements". However, we would like to clarify one of the recommendations as follows: Page 2, requirement No. 10 rcquires the installation of a "pressure reduction vault" (PR V) to stitch together two separate water pressure zones that come together on this piece of property. The PRY was not required as a part of the preliminary plat approval and was not included in the constmction drawings (or budget) prepared for this subdivision. We are happy to install the concrete vault but we would like to see the City install the internal parts ofthe vault connecting the two pressure zones. The construction of the PRY will effectively loop the City's water system and we would like to work cooperatively with the City to loop the system. We hope that this is agreeable to the City, and we look forward to meeting with you soan. If YOll have any questions please contact me at 353-2515 or via e-mail at dmcki nnon@congergroup.com. Sincerely, Dave McKinnon CMG E:>>hibil "8"