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HomeMy WebLinkAboutSolitude Subdivision No. 1 FP-06-039 BEFORE THE MERIDIAN CITY COUNCIL C/C September 5, 2006 IN THE MATTER OF THE ) APPLICATION OF SOLITUDE ) DEVELOPMENT, LLC FOR FINAL ) PLAT APPROVAL OF 103 SINGLE- ) FAMILY RESIDENTIAL BUILDING ) LOTS AND 10 COMMON AREA ) LOTS ON 25.12 ACRES IN AN R-8 ) ZONE LOCATED SOUTH OF ) WEST MCMILLAN ROAD ON ) NORTH MERIDIAN ROAD IN ) GOVERNMENT LOTS 1 AND 2 OF ) T. 4N., R. IE., SECTION 31 ) ) CASE NO. FP-06-039 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 September 5, 2006, and the Council finding that the Administrative Review is complete from Kristy Vigil, Assistant City Planner for the Planning and Zoning Department, and Michael Cole, Development Services Coordinator for the Public Works Department, dated: Hearing Date: September 5, 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"PLA T SHOWING SOLITUDE SUBDIVISION NO. 1 LOCATED IN GOVERNMENT LOTS 1 AND 2 OF T. 4N., R. IE., SECTION 31, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2006, HANDWRITTEN ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SOLITUDE SUBDIVISION NO.1 / (FP-06-039) Page 1 of 4 DATE: 07/17/06, SHEET 1 OF 2, ENGINEERING SOLUTIONS, LLP", SOLITUDE 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 Kristy Vigil, Assistant City Planner for the Planning and Zoning Department and Michael Cole, Development Services Coordinator for the Public Works Department, dated: Hearing Date: September 5,2006, listing 19 SITE SPECIFIC REQUIREMENTS/FINAL PLAT and 12 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 September 5, 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 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 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SOLITUDE SUBDIVISION NO.1 / (FP-06-039) Page 2 of 4 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 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 SOLITUDE SUBDIVISION NO.1 / (FP-06-039) 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 S 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 .5-t~ day of~CrY\bc...v ,2006. ATTEST: .".llr", ',n f) 8l1"ll''''L .&1Ii.. ~ ~ R ff WILLIAM G. BERG, JR. IT CLE~ ~r 1Si ' " ..f f "'.... "1 ~t- ,,' /.... ~. _ --v v-' " / I" ..../.... .~\..JI()f'lf, l' "" V App lcant 111111/ '11111' ~ II/III \II. Plannmg Department / Public Works Department v" City Attorney Copy served upon: By: City Clerk's Office Dated:~-Iq-Olo ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SOLITUDE SUBDIVISION NO.1 / (FP-06-039) Page 4 of 4 STAFF REPORT: CITY OF MERIDiAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT cUe;;di~\ I" _ ID,\.HO ~ ~ I 't..-. I" ":':::...'.\ ~~ .-.....,.,~ -----tIf~ r,.!~"......t,~,~l;:...~ r"t;:t Me Hearing Date: September 5, 2006 Transmittal Date: August 31,2006 TO: Mayor and City Council FROM: Kristy Vigil, Assistant City Planner '(.Jf Michael Cole, Development Services Coordinator SUBJECT: Solitude Subdivision No.1 Request for Final Plat Approval of Solitude Subdivision No. 1 Consisting of 103 Single-Family Residential Building Lots and 10 Common Area Lots on 25.12 Acres in an R-8 Zone by Solitude Development, LLC (File# FP-06-039). 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, Solitude Development, LLC, has applied for final plat approval of 103 single-family residential building lots and 10 common area lots on 25.12 acres ofland for Solitude Subdivision No.1. The zoning designation for the proposed subdivision is R-8 (Medium Density Residential). The gross density of the proposed subdivision is 4.1 dwelling units per acre; the net density is 6.53 dwelling units per acre. Solitude Subdivision No.1 is located on the south side of West McMillan and on the east side of North Meridian Road in the NW 1;4 ofT. 4N., R. IE., Section 31. This property has not been previously platted. The submitted final plat substantially complies with the approved preliminary plat for this subdivision. Staff recommends approval of Solitude Subdivision No.1 with the comments and conditions stated in this report. SITE SPECIFIC CONDITIONS 1. Applicant is to meet all terms of the approved annexation (AZ-06-007), development agreement (Inst. #106133466), and preliminary plat (PP.06-006) for this subdivision. 2. A pedestrian pathway along Meridian Road that extends the entire length of the western subdivision boundary (including the 5-acre out parcel) shall be installed prior to occupancy of any new dwelling units on this property. 3. The applicant has not indicated who will own and maintain the pressure irrigation system within this development. If it is to be a private system, plans and specifications will be reviewed by Public Works during the plan review process. A draft copy of the Operation and Maintenance Manual shall be submitted prior to construction plan approval, with a final draft being submitted prior to signature on the plat of the final phase. If it is to be owned and operated by an irrigation district a letter of plan approval shall be submitted prior to scheduling of a pre~construction meeting. Exhibt "A" FP-06.039 Solitude Subdivision No.1 FP.doc PAGE 1 CITY OF MERIDIAN PLANNING AND PUBLTC WORKS DEPARTMENTS STAFF REPORT 4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a single-point connection is used, the developer shall be responsible for the payment of assessments for the irrigab1e 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. Temporary construction fencing to contain debris shall be installed at the subdivision boundary where permanent fencing does not exist. Perimeter fencing shall be installed prior to release of building permits for this subdivision. 6. Sanitary sewer and water service to this site is being proposed via extensions of existing mains in N. Meridian Road. Applicant will be responsible to construct the sewer and 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 applicant shall coordinate with Public Works, prior to plan approval, to ensure the 12-inch sewer is being routed in a manner that enough depth is preserved to meet the elevation of the lift station in Cobre Basin Subdivision. 8. Prior to signature of the final plat by the City Engineer, remove all existing structures that do not meet the applicable setback and zoning regulations. 9. Any existing domestic wells and/or septic systems within this project shall 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. 10. The graphically depicted 8-foot wide Public Utilities, Drainage and Irrigation easements shown on the interior lot lines do not appear to be consistent with the location of the pressurized irrigation mains, as shown in the construction drawings. The applicant shall confirm this information and dedicate along interior lot lines an 8-foot wide Public Utilities, Drainage and Irrigation easement along interior lot lines where pressurized irrigation mains are being installed. 11. Graphically depict a 5-foot wide Public Utilities Drainage and Irrigation easement along the north boundary of Lot 7, Block 2. It will be an interior lot line to a future phase. 12. The bearing called out along the southern boundary of this project does not appear to match the bearing of record. Please include bearing of record in parenthesis on the face of the plat. 13. Include the instrument number of the ACHD sidewalk easement shown on the face ofthe plat. 14. Revise or add the following note(s) on the face of the plat prepared by Engineering Solutions, LLP., stamped on 07/17/06 by D. Terry Peugh, prior to signature of the final plat by the City Engineer: 10.) Revise to read, "Per City sf Meridian requireH3:eftts, all Fencing adj acent to Lot 5, Block 3; Lot 1, Block 4; Lot 7, Block 5 and Lot 3, Block 6 shall be a maJ(irnl:llR of four feet high if eOflsk1:1eted of selid, sight S13S0l.-l.f.flg material in compliance with the applicable zoning regulations of the Citv of Meridian at the time of submittal. 11.) Include instrument number. *.) Include ACHD easement instrument number. Exhibt "A" FP-06-039 Solitude Subdivision No.1 FP.doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLTC WORKS DEPARTMENTS STAFF REPORT 15. The landscape plan, prepared by Harvest Design and dated 06/23/06 shall be revised as follows: a. Include tree class information in the plant schedule. b. Include detail of Area "A" on the plan. c. Include lawn symbol on the plan. d. Revise scale to be no smaller than I" = 50' (1" = 40' or larger is preferred). e. A six-foot open vision fence or four-foot solid fence is required adjacent to the micropaths located on Lot 5, Block 3; Lot 1, Block 4; Lot 7, Block 5; and Lot 6, Block 6. f. Include details for fencing on Lot 5, Block 3; Lot 1, Block 4; Lot 7, Block 5; and Lot 6, Block 6 on the plan (picture & description). g. Show proposed landscaping on Lot 1, Block 6 and Lot 7, Block 5. h. UDC 11-3B-12C2 requires 1 deciduous tree per 35 linear feet along micropaths. Install an additional tree on Lot 5, Block 3, the northern pathway on Lot 1, Block 4, the southern pathway on Lot 1, Block 4, and Lot 6, Block 6. Submit three copies of the revised landscape plan to the Planning Department 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. 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 staff. If the stormwater detention facility cannot be incorporated into the approved open space and still meet the standards of UDC 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. 18. Complete the Certificate of Owners and the accompanying acknowledgement. 19. Staff's failure to cite specific ordinance provisions or conditions of the preliminary plat does not relieve the Applicant of responsibility for compliance. GENERAL REQUIREMENTS 1. 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. 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. Exhibt "A" FP-06-039 Solitude Subdivision No.1 FP.doc PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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. 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 Army 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. Approval of the preliminary plat shall become null and void if the applicant fails to record the [mal plat within two years of the approval of the preliminary plat per UDC ll-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 Solitude Subdivision No. 1 (FP-06-039) with the above stated comments and conditions. Exhibt "A" FP-06-039 Solitude Subdivision No.1 FP.doc PAGE 4 Es~it7,i~~~ . , , II il September 5, 2006 Mayor and City Council City of Meridian 33 East Idaho Avenue Meridian, ID 83642 Re: Solitude Subdivision No.1 Final Plat File No. FP-06-039 Dear Mayor and Council: We have reviewed the staff comments prepared for the Meridian City Council meeting of September 5, 2006, and have the following responses: SITE SPECIFIC CONDITIONS 1. The applicant will comply. 2. The applicant will comply. 3. The applicant will comply. The subdivision is sharing in the Copper Basin pump station, which will be upsized to meet irrigation requirements. The system is owned and maintained by Settlers' Irrigation District. 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. C:\DOClIlllcnls and Sctlings\"igilkll.ocal SCllings\Tcmporary Inlcrncl Filcs'DIYCB\Rccsl{csppnsc (3).doc Exhibit "El" Mayor and City council September 5, 2006 Page 2 11. The applicant will comply. 12. The applicant will comply. 13. The applicant will comply. 14. The applicant will comply. 15. The applicant will comply. 16. The applicant will comply. 17. The applicant will comply. 18. The applicant will comply. 19. Noted. GENERAL REQUIREMENTS 1. The applicant will comply. 2. The applicant will comply. 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. The applicant will comply. 10. The applicant will comply. 11. The applicant will comply. 12. Noted. We appreciate staff's favorable recommendation of our request. Thank you. C\DOCLIIl1Cnl, and Scllings\vigilk\Local Sdtings\Tempow)' Internet Files\OLKCI3\Rec,Rcspollsc (3 ),doc Exhibit "H" Mayor and City council September 5, 2006 Page 3 Sincerely, Engineering Solutions, LLP Shari Stiles Project Plalmer BM:ss cc: Mr. Justin Hubble C:IDocumenlS and Setlings1vigilk\Local SellingslTemporary Inlernel FilcslOLKCl3Il{eesRespol1se (J).doe hili bit "B"