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HomeMy WebLinkAboutSettlement Bridge Subdivision No. 6 FP BEFORE THE MERIDIAN CITY COUNCIL C/C July 11, 2006 -. -._~ ---- INTHEMATTER~OEJ'HE ) APPLICATION OF CAPl-T-A.~_ ) DEVELOPMENT, INC., FOR FINAh---:_~_L__ ____ PLAT APPROVAL OF 27 SINGLE- ) F AMIL Y RESIDENTIAL BUILDING ) LOT~___~D 2 COMMON / OPEN ) ____ __>EOTS ON 7.92 ACRES IN AN R-8 ) ZONE LOCATED AT 2205 AND ) 2251 E. MCMILLAN ROAD IN THE ) NE ~ OF THE NW ~ OF SECTION ) 32, T. 4N., R. IE. ) ) ) CASE NO. FP-06-028 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 un July 11, 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: July 11,2006, to the Mayor and Council, and the Council having considered the requirements ofthe preliminary plat the Council takes the following action: IT IS HEREBY ORDERED THAT: 1. The Final Plat of "PLAT SHOWING SETTLEMENT BRIDGE NO.6 LOCATED IN THE NE ~ OF THE NW ~ OF SECTION 32, T. 4N., R. IE., BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2006, HANDWRITTEN ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SETTLEMENT BRIDGE SUBDIVISION NO.6 / (FP-06-028) Page 1 of 4 -' DATE: 06/01/2006, SHEET 1 OF 3, ENGINEERING NORTHWEST, LLC", CAPITAL DEVELOPMENT, 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: July 11, 2006, listing 18 SITE SPECIFIC REQUIREMENTS/FINAL PLAT and 14 GENERAL REQUIREMENTS, a tme 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 Capital Development, Inc., a true and correct copy of which is attached hereto marked Exhibit "B" and consisting of 2 pages, and by this reference incorporated herein, and the additional requirements of the Council taken at their July 11, 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 ereate 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 SETTLEMENT BRIDGE SUBDIVISION NO.6 / (FP-06-028) 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 REGULA TORY 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 9 67-6521. An affected person being a person who has an interest ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SETTLEMENT BRIDGE SUBDIVISION NO.6 / (FP-06-028) 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 ~ day of-S,' 0 ,2006. ATTEST: ---;~ I ",.I\By;:"" ,>,\~~'~_~~~~OR A de WEERD ;;' cJ <rf'.?iJr104).':' ~ -::;. ;:. / :f.j- ~ <b ~ ~~. - (\ ...E.Ii " ~; = ~-' ~ WILLIAM G. BERG, JR., CITY CL~R 7~ _ . ,4' D j '-;-.. .,,<) ,'Ua r 1'$\ . $",;:':- / . // PI........ ",,'. ", v ApplIcant_i/ Cb(JNT"l, """ V Planning and'Zomug. Lletyartment v Public Works Department \/" City Attorney Copy served upon: By: 2hCU){r7(rm~~~ City Clerk's Office Dated: ()g'--Ol-oh ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SETTLEMENT BRIDGE SUBDIVISION NO.6 / (FP~06-028) Page 4 of 4 ~. CITY Of MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: cU'erid/~ '\ I 1l1..\H(j } Mayor & City Council ''!;)" ,-/l Sonya Watters, Assistant City Planner ~ -'~-~'l"'J""-"'~!J'.>'!"!}-;/' .'f;~: Michael Cole, Development Services Coordinator fY\ c... Hearing Date: July 11, 2006 Transmittal Date: July 7, 2006 TO: FROM: --SUBJECT: Settlement Bridge Subdivision No.6 -~-----=-~ --~---- -~ J Request for Final Plat Approval of Settlement Bridge Subdivision No. 6 Consisting of 27 Single-family Residential Building Lots and 2 Common/other Lots on 7.92 Acres in an R-8 Zone by Capital Development, Inc. (File# FP-06~ 028). 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, Capital Development, Inc. has applied for final plat approval of 27 single-family residential building lots and 2 common/other lots on 7.92 acres in an R-8 zone for the sixth phase of Settlement Bridge Subdivision. The proposed gross density of this phase of the development is 3041 dwelling units per acre. The proposed net density is 4.15 dwelling units per acre. Settlement Bridge No.6 is located east of Locust Grove Road, south of McMillan Road in the NE Y4 of the NW Y4 of Section 32, TAN., R.lE. This property has not been previously platted. A conditional use permit/planned development was approved for this subdivision that allowed for reductions to the minimum standards for lot size (to 4,031 s.f. for attached lots and 5,250 s.f. for dctached lots) and street frontage (to 40 feet for attached lots on straight-away streets and 28 feet for lots on comers/cul-de-sacs, 58 feet for detached lots on straight-away streets and 30 feet for lots on comers/cul- de-sacs, lots sharing common driveways aren't required to have any street frontage). Thc fmal plat shows two less building lots than were approved on the preliminary plat; however, staff has no objection to this change as the applicant is not increasing the number of buildable lots from what was previously approved. Staff [mds that the proposed final plat substantially complies with the approved preliminary plat. Staff recommends approval of Settlement Bridge Subdivision No. 6 with the COlllments and l,;uIHlitiuns stated in this report. SITE SPECIFIC COMMENTS 1. Applicant is to meet all tenns of the approved annexation (AZ-03-035), development agreement (Inst. #104061807), conditional use pennit (CUP-03-065) and preliminary plat (PP-03-041) for this subdivision. Exhibit "A" FP-06-028 Settlement Bridge Sub #6 FP.doc PAGE 1 -' CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMt.:NTS STAFF REPORT 2. The applicant shall revise Lots 14-19, Block 15 to meet the current dimensional standards of the Unified Development Code regarding common driveways and frontage requirements, or revise the plat to conform to what was originally approved with the preliminary plat. 3. Complete the book and page numbers that are missing in the Certificate of Owners. 4. In several places on the plat the graphically depicted sidewalk easement is called out as lO-feet wide but only scales to 3-feet. Revise plat to reflect a 3 foot sidewalk easement. 5. Dwelling units on attached lots shall be a minimum of 1,200 square feet, exclusive of garages. 6. Graphically depict a special setback from the right-of-way in the following locations. The setback is needed to comply with Department of Environmental Qualities Best Management Practices regarding separation between a seepage bed and building foundation. a.) Lots 33 and 34, Block 16. b.) Lots 15 and 16, Dlock 17. 7. The applicant shall upgrade the proposed water main in E. Wagon Street to a lO-inch main. 8. 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 is not proposed prior to release of building pennits. 9. Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13 and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement with the reimbursable amount shall be approved by Council prior to plat signature. 10. Revise or add the following note(s) on the face of the plat dated 6/1/2006, prepared by Engineering Northwest, LLC. and signed by, James Washburn, prior to signature on the final plat by the City Engineer: (11.) Include instrument number. (*.) Add note: "Fencing on Lot 13. Block 17 adiacent to the micro pathway and common open space on Lot 12. Block 17 shall be in compliance with the most recentlv approved fencing standards of the City of Meridian." 11. The Landscape Plan, prepared by The Land Group and dated 6/5/06, shall be revised as follows: a. Include tree class in plant schedule. b. A 6-foot tall fence is required along the perimeter boundary of the subdivision. Depict location and fencing detail on the plan. Submit three copies of the revised landscape plan to the Planning Department prior to signature on the final plat by the City Engineer. 12. The applicant has indicated that the pressurized irrigation system in this development will be owned and operated by the HOA. Since this is the last phase of this development the applicant shall submit a "Final Copy" of the operations and maintenance manual to be approved by the Public Works Department prior to signature on the final plat. 13. 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 Exhibit "A" FP-06-028 Settlement Bridge Sub #6 FP.doc PAGE 2 CITY OF MERIDIAN PLANNINU AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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. 14. Sanitary sewer service to this development is proposed via extensions of mains in previous phases of this development. The applicant shall install sewer mains to and through this development. Thc applicant shall coordinate with the City of Meridian Public Works Department, main size and routing, to be in conformance with the City's Master Sewer Plan. The applicant shall execute standard forms of easements for any mains that are required to provide service. 15 . Water service to this proposed development is being proposed via extensions of mains in previous phases of this development. The applicant shall install water mains to and through this proposed development, and coordinate main size and routing with the Public Works Department. The applicant shall execute City of Meridian standard forms of easements for any mains that are required to provide service. 16. No subdivision identification signs are approved with this application. All proposed signs will require approval of a separate sign permit. 17. 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-11 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 statf. If the stormwater detention tacility 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 final construction 18. Staff's failure to cite specific ordinance provlSlons, or terms of the approved annexation, development agreement, conditional use permit, or preliminary plat does not relieve the applicant of responsibility for compliance. GENERAL REQUIREMENTS 1. Pcr UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural watcrways, 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 owners), with written approval or non-approval submitted to the Public Works Department prior to plan approval. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer 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. Exhibit "A" FP-06-028 Settlement Bridge Sub #6 FP.doc PAGE 3 " CITY OF MERIDIAN PLANNING AND PUBLIC WORKS Ut:PARTMENTS STAFF REPORT 4. All development improvements, including hut 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 construl,;tiun 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 huilding pads receiving engineered backfill, where footing would sit atop fill material. 9. Applicant shall bt: rt:spunsible for application and compliance with any Section 404 Pennitting 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 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 detennined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and pennit 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 prcliminary 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 Settlement Bridge No.6 (FP-06-028) with the above stated comments and conditions. Exhibit "A" FP-06-02R Settlement Rridge Sub #6 FP.doc PAGE 4 En~ineerink North West, LLC 423 N. Ancestor Place. Suite ]80 Boise, Idaho 83704 July lO, 2006 ~\ (208) 376-5000 · Fax (208) 376-5056 X rr/I Y.. p~// ~r(<// s( Mayor and City Council City of Meridian 660 E. Watertower, Suite 200 Meridian, ill 83642 Re: File No. FP-06.028 Settlement Bridge No.6 I am writing on behalf of our client, Capital Development, who have indicated to us their acceptance of the conditions of approval as outlined by staff for the above referenced. Our response to the City's Sitc Specific Comments for this project is as follows: City of Meridian - Conditions of Approval 1) All tenns ofthe approved annexation (AZ-03-035), development agreement (rnst. No. 104061807), conditional use permit (CUP-03-065) and preliminary plat (PP-03-04I) have been met. 2) Lots 14-19, Block 15 have been revised to meet the current dimensional standards of the UDC regarding common driveways and frontage requirements. 3) The book and page numbers will be added to the Certificate of Owners sheet after Scttlement Bridge Subdivision No.5 plat has recorded. 4) The sidewalk easement call.outs on the face of the plat have been revised. 5) Agree. 6) The setbacks to comply with DEQ Best Management Practices have been included on the plat for the lots indicated by the staff. 7) The water main in E. Wagon Street has been upgraded to a 10-inch main per staff comments. 8) Agree. 9) Agree. 10) Note 11 will include the instrument number after it is recorded and prior to the final signature of the plat. An additional note has been added concerning thc fencing adjacent to the micro pathway per stalT comments. 11) The landscape plan prepared. by The Land Group dated 6/5/06 will be revised and submitted per staff comments prior to final plat signature. 12) Agree. 13) An irrigation well is being used for the secondary irrigation source in this development. 14) Agree. 15) Agree. 16) Agree. 17) Agree. 18) Agree. bhibit "n" General Requirements 1) Agree. 2) Agree. 3) Agree. 4) Agree. 5) Agree. 6) Agree. 7) Agree. S) Agree. 9) Agree. 10) Agree. 11) Agree. 12) Agree. 13) Agree. 14). Agree. Should you have any questions or need anything else feel free to give me a call. Thank you, f!i~d~ Xe: Dave Yorgason, Capital Development 2 bhibil "H"