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HomeMy WebLinkAboutHightower Subdivision FP-06-032 BEFORE THE MERIDIAN CITY COUNCIL ----....,~- IN THE ~ATTER OF THE ) APPLICA TIONQ-p'-afGRTOWER, ) "'--. LLC FOR FINAL PLAT APPROVAL-_. ) OF 107 SINGLE-FAMILY AND r - :rOWNHOME RESIDENTIAL ) BUILDING LOTS, 23 COMMON ) LOTS, 3 COMMERCIAL BUILDING ) LOTS AND 2 OTHER LOTS ON ) --~- ,~_____-___:;7.~~_~CRES IN C.C, R-8, AND R-15 ) . ZONES--LOCATED ON THE ) SOUTHWEST CORNER OF ) JERICHO ROAD AND CHINDEN ) BOULEVARD IN A PORTION OF ) THE NE y.a OF SECTION 30. T. 4N., R.1E. C/C August 15, 2006 CASE NO. FP-06-032 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 August 15, 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 15, 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: ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR HIGHTOWER SUBDIVISION / (FP-06-032) Page 1 of 4 I. The Final Plat of "PLAT SHOWING HIGHTOWER SUBDIVISION LOCATED WITHIN A PORTION OF THE NE 'l;I OF SECTION 30, T. 4N., R. IE., BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2006, HANDWRITTEN DATE: 08/08/06, SHEET 1 OF 7, THE LAND GROUP, INe., HIGHTOWER, 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 15, 2006, listing 30 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 6 pages, and by this reference incorporated herein, and the response letter from Phil Hull, a true and correct copy of which is attached hereto marked Exhibit "B" and consisting of 1 page, and by this reference incorporated herein, and the additional requirements from the action of the Council taken at their August 15, 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 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR HIGHTOWER SUBDIVISION / (FP-06-032) 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 tor 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: I. 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 l~~ued guaranteelng 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 lssue. 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 HIGHTOWER SUBDIVISION / (FP-06-032) Page 3 of 4 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 ofthis 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 lS*h day of A~ust:... ,2006. ,,\ \ I l,IJ i! / I \ \ \ \ . ( , .~; .' . ",\\ C~~~';/ .............'.... ~~ "..-'::-~-::-M.~ TAM ~ 0 /~P(i>f'<Jf4<ti;~~""'~''c;.. :: ~ ~) .~ - - - ~ - " ~# _.~ ~ 7. Bhj.L f' J WILLIAM G. BERG~ ~~ ~ ,.' .' .fj // ~ ~'.c\" ,'" A,I// C\r-. - "T'l .... "...... C d /' A l' t /111 -'-"UfIt . \\~" opy serve upon: V pp lcan 1111/1Il/11II1\\'\ /' Planning and Zoning Department V"': Public Works Department /' City Attorney ATTEST: :;;;;v de WEERD By' City Clerk's Office Dated: ~.. d4-0LJ ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR HIGHTOWER SUBDIVISION / (FP-06-032) Page 4 of 4 STAFF REPORT: CITY OF MERIDIAN PLANNiNG AND PUBLIC WORKS DEPARTMENTS STAFF REPORT j ~~idi~'\ \ .. IL~AHO !f Mayor & City Council K~{.. ~l ~;\ 'J_. Sonya Watters, Assistant City Planner ~ .~'t~D",.""''';~~~!!?:> . 1m Michael Cole, Development Services Coordinator M c Hearing Date: August 15, 2006 Transmittal Date: August 10, 2006 TO: FROM: SUBJECT: Hightower Subdivision Request for Final Plat Approval of Hightower Subdivision Consisting of 107 Single~family and Town Home Residential Building Lots, 3 Commercial Building Lots and 23 Common/other Lots on 22.95 Acres in an R-8, R-15, and CC Zone by Hightower LLC. (File# FP-06-032). 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, Hightower, has applied for final plat approval of 107 single-family and town home residential building lots, 23 common/other Lots, 3 commercial lots, 2 other lots on 22.95 Acres in an RR8, R-15, and C.C Zune. The propused gruss density ufthis phase uflhe develupment is 5.43 dwelling units per acre. The proposed net density is 7.16 dwelling units per acre. Hightower Subdivision is located south of Chinden Boulevard and west of Jericho Road, in a portion of the N.E. 1/4 of Section 30, TAN., R.IE. This property has not been previously platted. The final plat submitted for this phase substantially complies with the approved preliminary plat. Staff recommends approval of Hightower Subdivision with the comments and conditions stated in this report. SITE SPECIFIC COMMENTS 1. Applicant is to meet all terms of the approved annexation (AZ-06-003), conditional use permit (CUP-06-004), development agreement (Instrument #106104202), and preliminary plat (PP-06- 003) for this subdivision. 2. The applicant shall submit documentation from the Fire Department that approves the size and location of the temporary tumRaround easement prior to signature on the final plat by the City Engineer. 3. Parking shall be restricted on N. Morpheus Avenue and N. Maximus Place to one side of the roadway due to the reduced 29-foot street section and be signed "No Parking" on one side of the street. 4. All fencing installed on the site must be in compliance with UOC 11-3A.6 and 11-3A-7. Perimeter fencing to contain debris shall be installed at the subdivision boundary prior to release ufbuilding pt:Ilnits for this subdivision. Exhibit "A" FP-06-032 Hightower.FP.doc PAGE 1 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 5. Prior to construction plan approval, the applicant shall revise the road section of the private streets to meet the minimum required 24-feet of driving surface. 6. No manholes or water valves shall be allowed to be placed in the landscape islands. If sewer or water maim: are to be muted underneath them, then no trees will be allowed in the islands. The applicant shall coordinate with the Planning Department to meet this condition while still complying with all City Ordinance regarding landscaping. 7. 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. 8. Revise Block 7 on Sheet 1 of the plat to include lot lines between Lots 2-5 and Lots 7-10. 9. Revise the plat to depict the required 1O-foot wide street buffer landscape easements along the north side ofE. Everest Street on Lots 3 & 4 and the east side ofN. Saguaro Hills Way on Lots 2 & 3, Block 3. 10. Submit documentation from the Idaho Transportation Department (ITD) that the structural and noise suppression characteristics of the "Superior Ledgestone" style fence/wall meets their requirements for the wall/sound barrier adjacent to the residential portion of the development along State Highway 20/26 prior to signature on the final plat by the City Engineer. 11. All temporary turn-arounds, common driveways, anu a1lt:ys shall bt: l:unstrudt:u tu Firt: Department Standards with an improved surface capable of supporting an imposed load of 75,000 lbs. and have a turning radius of 28' inside and 48' outside and a minimum clear driving surface which is 20' wide. 12. Revise or add the following note(s) on the face of the plat dated 8/8/06, prepared by The Land Group, Inc. and signed by, Hugh Edwards, prior to signature on the final plat by the City Engineer: 4.) Add Lot 13, Block 4 and Lot 9, Block 6 as common lots. 6.) Revise to read, "A lO-foot wide public utilities. drainae:e. and irrie:ation easement is herebv dedicated alone: all rear lot lines and lot lines common to the boundary of the su bdivision." 7.) Revise to read, ". . . interior lot lines except for Lots 2.3. and 4. Block 3, have a five. . ." 8.) Include cross parkine: along with the cross-access for vehicular and pedestrian ingress and egress on Lots 2-4, Block 3. Also, include information in the note as to who will maintain the aisle and parking areas OR include this information in a document such as CC&R's. 10.) Revise Block 4 to reflect Block 3 instead. Also, Lot 13, Block 3 and Lot 9, Block 6 does not appear to be affected by the access easement; remove these lots from the note. 11.) The 50-foot wide easement does not appear to apply to Lot 8, Block 10; revise accordingly. *.) Add note, "Bottom elevation of structural footine:s shall be set a minimum of 12-inches above the hie:hest established normal ground water elevation." *.) Add note, "Maintenance of anv irrie:ationldrainae:e pipe or ditch crossine: a lot is the responsibility of the lot owner unless that responsibility is assumed by an irrie:ationldrainae:e entitv." *.) Add note, "The homes on Lots 2. 3. 4. and 5. Block 10 shall be limited to 25 feet in height." Exhibit "A" FP-Oo-032 Hightower.FP.doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT *.) Add note, "Direct lot access to E. Chinden Boulevard and N. Jericho Road is orohibited." *.) Add note, "Fencing adiacent to Lot 13 on Lots 12 & 14, Block 3: Lot 9 on Lots 8 & 10. Block 6: Lot 1 on the south side of Lots 8. 10. & 2 L Block 6: Lot I on the south side of Lots 2 & 10 and the north side of Lot 11. Block 7: and Lot 18 on the south side of Lots 11-17 and on the north side of Lots 19-25. Block 9 shall be in compliance with the Fencinl! Standards of the Citv of Meridian in effect at the time of issuance of the fence permit. " *.) Add note, "This olat is subiect to a development al!feement recorded as instrument number 106104202 of Ada Countv Records." 13. The Landscape Plan, prepared by The Land Group, and dated 6/12/06, shall be revised as follows: a. Revise the plant size in the plant schedule for the "Blue Chip Juniper" to a minimum 2- gallon pot per UDC II ~3B-5B. b. The symbol for the 4-foot tall vinyl fence shown along the common areas/pathways does not seem to coincide with the 4' tall vinyl fence symbol shown in the Landscape Plan Legend; revise plan to reflect the correct symbol and numerical reference for a 4'tall solid vinyl fence adjacent to interior common open areas & pathways. c. Five-gallon arborvitaes are required to be planted at four feet on center along the shared property line of the adjacent property to the west owned by Tom Buuck per the Development Agreement; revise plan accordingly. d. Depict the proposed "Superior Ledgestone" fence on sheet LIA of the plan in place of the concrete fence shown (if approved by ITD). Submit three copies of the revised landscape plan to the Planning Department prior to signature un the final plat by the City Engineer. 14. The applicant has indicated that the pressurized irrigation system in this development will be owned and operated by the homeowners association as a private system. Therefore, plans and specifications will be reviewed by the City of Meridian Public Works Department. Prior to plan approval a draft copy of the "Operations and Maintenance Manual" shall be submitted, a copy of the final draft shall be submitted prior to final plat signature by the City Engineer. 15. 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 the Meridian City Engineer. 16. All buildings spanning lot lines, not meeting setbacks or the dimensional standards of the UDC shall be removed prior to signature on the final plat. 17. The top of the berm and concrete wall (in combination) to be constructed along E. Chinden Boulevard shall be a minimum of 10 feet higher than the elevation at the centerline of the state highway (per ITD). 18. All future commercial buildings shall require approval of a detailed conditional use permit prior to submittal of any Certificate of Zoning Compliance application and/or building pennit. 19. Construction of all common driveways shall comply with UDC 11-6C-3D. 20. Complete the recorded instrument number ofthe CC&R's noted on Sheet I of the plat. Exhibit "A" FP-06-032 Hightower.FP.doc PAGE 3 CITY OF MERiDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 21. On the lots proposed to have common drivewaYR, depict the sethacks, hnilciing envelope, and orientation of the lots and structures on the final plat (UDC 11-6C-3D7) per the plan stamped received on August 11, 2006 by the Planning Department. 22. Graphically depict on the face of the plat an 8-foot wide Public Utilities, Drainage and Irrigation easement along all interior lot lines in which a pressurized irrigation main is being installed. The extra width is needed to ensure the irrigation districts requirement for 5-feet of easement past the centerline of pipe. 23. Graphically depict on the face of the plat additional Public Utilities, Drainage and Irrigation easement along property lines containing gravity irrigation facilitics. Thc extra width shall bc sufficient in to ensure there is 5-feet past the centerline of pipe. 24. Sanitary sewer service to this development is proposed via extensions of mains in Saguaro Canyon to the south. The applicant shall install sewer mains to and through this development. The applicant shall coordinate with the City of Meridian Public Works Department, main size amI routing, to be in conformance with the City's Master Sewer Plan. Minimum cover over sanitary sewer mains is three-feet. If there is less than three-feet of cover from tope of pipe to sub-grade then alternate pipe materials shall be used per City of Meridian's Standard Specifications. The applicant shall execute standard forms of easements for any mains that are required to provide service. 25. Water service to this proposed development is being proposed via extensions of mains in Saguaro Canyon to the south and Jericho Road to the east. 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. 26. The applicant shall upsize the water main from 8-inch to 10-inch from the I a-inch main in Jericho Road to E. Everest Street thru to the westerly stub ofE. Boulder Bar Street. 27. 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. 28. No subdivision identification signs are approved with this application. All proposed signs will require approval of a separate sign permit. 29. 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 11-3B- 11. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan, thc landscaping shall bc 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 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 fillal construction 30. Staff's failure to cite specific ordinance provlSlons, or terms of the approved annexation, development agreement, or preliminary plat does not relieve the applicant of responsibility for compliance. Exhibit "A" FP-06-032 Hightower.FP .doc PAGE 4 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT GENERAL REQUIREMENTS 1. Per UDC 11-3A~6 all irrigation ditches, laterals or canals, exclusive of natural waterways and the Ridenbaugh Canal, 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 thc 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. 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 backtlll, where footing would sit atop flll 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 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 on all public residential streets. Two-hundred and fifty watt high pressure sodium streetlights shall be required UIl Exhibit "A" FP-Ofi-012 Hightower.FP.doc PAGE 5 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT subdivision entrances and collector roadways. Design of the streetlights shall be by the Public Works Department. Height for 100 watt fixtures is 25-feet, height for 250 watt fixtures is 30-feet. 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 Puhlic 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 ofthe final plat for Hightower Subdivision (FP-06-033) with the above stated comments and conditions. Exhibit "A" FP-06-032 Hightower.FP.doc PAGE 6 Sonya Watters From: Phil Hull [phil@thelandgroupinc.com] Sent: Tuesday, August 15, 2006 11 :01 AM To: C. Caleb Hood; Sonya Watters SUbject: Hightower .~ _______---.-~----- __SaJ~.b"_"!.nd...s.onya. ~ We have reVreY1~~~cific conditions of approval from the Hightower Final Plat staff report and agree with them. PleaseKW(l. us on the consent agenda at tonights City Council hearing. Thank you. ~" ---------------~._-_.--_. .... _.~ Phil Hull, Principal 4(,2 E. Shore Drive. Suite 100 Eagk.1D 83616 ph. 208.939.4041 fax. 208.939A445 <mail. phil If Ihdandgn'III'in",colll 8/15/2006 Exhibit "B"