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HomeMy WebLinkAboutCrossfield Subdivision No. 3 FP-06-034 BEFORE THE MERIDIAN CITY COUNCIL C/C August 8, 2006 IN THE MATTER OF THE ) APPLICATION OF HERON RIVER ) DEVELOPMENT, LLC FOR FINAL ) PLAT APPROVAL OF 53 SINGLE- ) F AMIL Y RESIDENTIAL BUILDING ) LOTS AND 6 COMMON LOTS ON ) 16.83 ACRES IN AN R-8 ) ZONELOCATED AT 955 WEST ) USTICK ROAD IN THE S ~ OF ) THE NW ~ OF SECTION 1, T. 3N., ) RIW. ) ) ) CASE NO. FP-06-034 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 August 8, 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: August 8, 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. 3 LOCATED IN THE S 12 OF THE NW ~ OF SECTION 1, T. 3N., R. 1 W., BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2006, HANDWRITTEN ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR CROSSFIELD SUBDIVISION NO.3 / (FP-06-034) Page I of 4 DATE: 06/29/06, SHEET I 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 Public Works Department, dated: Hearing Date: August 8, 2006, listing 15 SITE SPECIFIC REQUIREMENTS/FINAL PLAT and 13 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 from the action ofthe Council taken at their August 8, 2006 meeting as follows, to-wit: 1.1 Adopt the action of the City Council take at their August 8, 2006 mccting as follows: Approve per applicant's response letter dated August 8, 2006 (see Exhibit "B"). 1.2 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 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR CROSSFIELD SUBDIVISION NO.3 1 (FP-06-034) Page 2 of 4 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 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 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 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR CROSSFIELD SUBDIVISION NO.3 1 (FP-06-034) Page 3 of 4 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 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 ~-th day of t\U~ ,2006. """~~,~~~: A TTEST: ~,(} cRPOfl,q~" '1-- o'"~ .:- ~ <'0 -;. df~~~dk~ 7~S~LL,R D ) --:;-, ".oVf1]" 1S""{ , -?'.2 '/ '1 ~ ,,:- Copy served upon Applicant: \/ Pl~lii~lN'~(\t"'" V Publi~(-Wtwk:Y\D~partment V City Attorney B Dated: <6.. :;).:1, -OU ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR CROSSFIELD SUBDIVISION NO.3 1 (FP-06-034) Page 4 of 4 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: August 8, 2006 Transmittal Date: August 3, 2006 ''(It~ (1IY'lf ~ ~ridi((n--$;' \~ ~ \ . Il}.\.HO )~ \,.>. , ....,1-t". L' ~~ '-"'{" "':,it1'!!J"~~,~),.,,,;-y,..!Q"'" ~"riil TO: Mayor & City Council FROM: Sonya Watters, Assistant City Planner ~ Michael Cole, Development Services Coordinator (V\ G SUB'JEG'f~ Crossfield Subdivision No.3 Request for Pinal Plat Approval of Crossfield Subdivision No.3 Consisting of 53 Single~family Residential Building Lots and 6 Common/other Lots on 16.83 Acres in an R-8 Zone by Heron River Development, LLC (File# FP-06-034). 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 the third phase of Crossfield Subdivision which consists of 53 single-family residential building lots and 6 common/other lots on 16.83 acres in an R-8 zone. The gross density for this phase of the subdivision is 3.15 dwelling units per acre. The net density is 5.09 dwelling units per acre. Crossfield Subdivision is located on the south side of W. Ustick Road, approximately 1/2 mile east of Linder Road, in the NW J;,I of Section I, Township 3 North, Range 1 West, Boise Meridian. The site has not been previously platted. This subdivision was approved as a planned development, which allowed for reduced frontages of 50 feet for detached products, 40 feet for attached products, 34-feet for alley loaded products and 15 feet for cul- de-sac lots. Also, reduced lot sizes were approved to 6,380 square feet for detached dwelling lots, 5,000 square feet for detached patio home lots, 4,200 square feet for detached alley loaded lots, and 3,950 for attached lots. The final plat for this phase shows one building lot less in Block 10, and an increase in open space in Block 11, than was approved with the preliminary plat. As a result of losing a building lot in Block 10, the open space on Lot 18 was increased. In Block 11, the street configuration changed, which affected the lot configuration and increased the open space. Staff has no concerns with the proposed change because the resulting density stills falls within the target density desired in the Comprehensive Plan and the overall open space is slightly greater than what was approved with the preliminary plat. The submitted fmal plat still substantially complies with the approved preliminary plat. Staff recommends approval of the final plat for Crossfield Subdivision No.3 with the comments and conditions stated in this report. SITE SPECIFIC CONDITIONS 1. Applicant is to meet all terms of the approved annexation (AZ-05-015), conditional use pennit (CUP-05-022) and preliminary plat (PP-05-017) for this subdivision. Exhibit "A" FP-06-034 Crossfield Sub3 FP PAGE I CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 2. A majority of this site is within an AE flood zone. The applicant shall be required to comply with one of the two alternative listed below. a) Prior to signature on the final plat, the applicant shall submit a Letter of Map Revision, that proves that the flood plain has been removed, to the City Engineer. b) The applicant shall add a plat note stating that the property is within an AE Flood Plain, include map number. Additionally all lots within the floodplain shall be required to submit "Base Flood Elevation" certification prior to issuance of building permits. 3. The applicant has indicated Nampa and Meridian Irrigation District (NMID) will own the pressurized irrigations system in this proposed development. Therefore a letter of plan approval from NMID shall be submitted prior to scheduling a pre-construction meeting. 4. 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 on the final plat by the Meridian City Engineer. 5. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7. Permanent perimeter fencing (or temporary construction fencing) as shown on the landscape plan shall be installed prior to release of building permits for this phase. 6. 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-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 ll-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 ofUDC 11-3B-11, 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. 7. Sanitary sewer service to this site is being proposed from mains installed 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 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. It appears to staff that Lot 6, Block 17 contains a portion of the existing sanitary sewer easement. Prior to signature on the final plat the applicant shall confirm this information and graphically depict on the final plat that portion of the sewer easement that lies within said lot. 9. 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 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 10. 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 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. 11. Applicant shall construct a 10-foot wide multi-use pathway along the Creason Lateral from the east to the west property line (as shown on the landscape plan) so that it can be extended in both directions in the future. The applicant shall work with the City Parks Department and NMID to acquire the necessary approvals through the City's Master Pathway Agreement with NMID. If NMID will not allow the Creason Lateral pathway to be placed within their easement (because the lateral is open), then the applicant shall construct the pathway in a common lot outside of NMID's easement. The applicant shall conform to the Park's Department's standards for construction of the pathway. All landscaping adjacent to the pathway must be maintained by the Homeowner's Association. The Applicant shall contact Bryce Farris of Ringert Clark Chartered Lawyers (or the current attorney for Nampa Meridian Irrigation District) at 342-4591 to initiate the License Agreement process for the public multi-use pathway located on Lot 18, Block 10 and Lot 18, Block 11. The License Agreement is required under the Master Pathway Agreement between the City of Meridian and NMID, dated December 19, 2000. It is the developer's responsibility to initiate the License Agreement request and provide all information required by NMID's attorney. 11. A permanent public pedestrian easement shall be recorded, in favor of the City of Meridian, for the pedestrian pathway along the Creason Lateral prior to certificates of occupancy being issued for this phase. The easement shall be sufficient width to cover the 10-foot wide pathway shown. The hard surfaced pathway shall be constructed and fully improved prior to the issuance ofthe first Certificate of Occupancy for any building within this phase of the subdivision. 12. The landscape plan, prepared by Harvest Design and dated 6/22/06, shall be revised as follows: a. Fencing adjacent to micro pathways and common open space shall not exceed 4 feet in height if closed vision fencing material is used. A 6-foot tall fence is allowed if constructed of open vision material. Revise plan accordingly. Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on thefinal plat by the City Engineer 13. Revise or add the following note(s) on the face of the plat dated 6/29/06, prepared by Engineering Solutions, LLP, prior to signature on the final plat by the City Engineer: (1.) Revise note to read, ".. . over the tea (10) fourteen and a half (14 Yl) feet adjacent..." The extra width is needed to ensure 1 0 feet of easement past the edge of sidewalk. (10.) Revise note to read, "Fencing adiacent to Lot 18, Block 10: Lots 14 & 18. Block 11: and Lots L 3. and 8. Block 17 shall be in comoliance with the most recently aoproved Fencing Standards of the Citv of Meridian." 14. Complete the Certificate of Owners and accompanying acknowledgement. 15. Staff's 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. Exhibit "A" FP-06-034 Crossfield Sub3 FP PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT GENERAL REQUIREMENTS I. 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. 2. 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. 3. 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. 4. 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. 5. 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. 6. 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. 7. 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. 8. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Anny Corps of Engineers. 9. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 10. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 11. 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. 12. 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. Exhibit "A" FP-06-034 Crossfield Sub3 FP PAGE 4 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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 ll-6B-7B. STAFF RECOMMENDATION Staff recommends approval of the final plat for Crossfield Subdivision NO.3 (FP-06-034) with the above stated comments and conditions. Exhibit "A" FP-06-034 Crossfield Sub3 FP PAGE 5 E~~'g!'?/!S: 150 East Aikens Street Suite B Eagle. ID 83(, I (I Phone: (208) 938..()980 Fax: (208) 938-09-t I E-mail: es-beckym(d,qwestncl August 8,2006 Mayor and City Council City of Meridian 33 East Idaho Avenue Meridian, 10 83642 Re: Crossfield Subdivision No.3 Final Plat File No. FP-06-034 Dear Mayor and Council: We have reviewed the staff comments prepared for the Meridian City Council meeting of August 8,2006, and have the tollowing responses: SITE SPECIFIC REQlJIREMENTS 1. 2. " oJ. 4. 5. 6 7. 8. 9. ~ 10. The applicant will comply The applicant will comply. The applicant will comply. The applicant will comply. The applicant will comply. The applicant will comply. The applicant will comply. The applicant will comply. The applicant will comply. The applicant will comply, with the exception of the Creason Lateral and Five Mile Creek, which were approved to remain open during the preliminary plat process. c: ,l)o~lIlllonts and S~llin!\s'.alkns' I "ocal SoltingsTomporary lnkrn~\ Fil~s\OLK(,l) I \R~~sR~spon_<~.d(I" Exhibit "H" Mayor and City Council August 8, 2006 Page 2 11. The applicant will comply 11 (B) The applicant will comply. 12_ The applicant will comply_ 13. The notes will be revised as requested. We would like to add to the end of Note 10 ".. .at the time of construction." 14. The applicant will comply. 15_ Noted. GENERAL REOUIREMENTS l. The applicant will comply. 2_ The applicant will comply. .., 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_ The applicant will comply. 10_ The applicant will comply. 11 The applicant will comply. 12_ The applicant will comply. 13. Noted. c:'..ooclIllIcnb ,md SCllin!,\"'alkn""1 "":,,j Soll;lIgs':j'cmporar, lnlernel Fik.,"OI.K6iJl Rec.,Re'p"llsc.d<K Exhibil "B" Mayor and City Council August 8, 2006 Page 3 We appreciate staff's favorable recommendation of our request Thank you, Sincerely, Engineering Solutions, LLP Becky McKay, Partner Project Manager BM:ss cc: Mr. R. Craig Groves <:: ,Documents "",\ Scni"gs.."lIe"s'.j .ocal S"llin!!.s.-r.,mp<'rarv lnlcrnd Files-,O] ,"':6lJ1 -RccsRcspollsc,do" Exhibit "B"