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HomeMy WebLinkAboutCardigan Bay Subdivision FP-06-040 BEFORE THE MERIDIAN CITY COUNCIL C/C September 12, 2006 IN THE MATTER OF THE ) APPLICATION OF BIG RIVER, ) LLC FOR FINAL PLAT APPROVAL ) OF 28 SINGLE-FAMILY ) RESIDENTIAL BUILDING LOTS ) AND 3 COMMON LOTS/OTHER ) LOTS ON 11.5 ACRES IN AN R-4 ) ZONE LOCATED AT 5450 AND ) 5500 LARKWOOD PLACE IN THE ) SE % OF SECTION 30, T. 4N., R.1E ) ) ) ) CASE NO. FP-06-040 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 12, 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 12, 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 CARDIGAN BAY SUBDIVISION LOCATED IN THE SE 'l;l OF SECTION 30. T. 4N., R. IE., BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2006, HANDWRITTEN DATE: 08/01/06, SHEET 1 OF 2, ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR CARDIGAN BAY SUBDIVISION / (Fpw06-040) Page 1 of 4 ENGINEERING SOLUTIONS, LLP", BIG RIVER, 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 12, 2006, listing 20 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 of3 pages, and by this reference incorporated herein, and the additional requirements of the Council taken at their September 12,2006 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 disposal and design a stormwater management system ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR CARDIGAN BAY SUBDIVISION / (FP-06-040) Page 2 of 4 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 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 S 67-6521. An affected person being a person who has an interest ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR CARDIGAN BAY SUBDIVISION / (FP-06-040) 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 ~ 7~~ day of (Sf>\:,\e.nL.hp r ,2006. ATTEST: Copy served upon: By: ~ lI(lm~UJ..-J City Clerk's Office Dated: q - "ZS-ll..D ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR CARDIGAN BAY SUBDIVISION / (FP-06-040) Page 4 of 4 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: c::::Ue~dfJf4\ I,. IU.\HO r Mayor and City Council ~il0~, ~.,",-I; Sonya Watters, Assistant City Planner SIll "'-~'!f"\<I~. .,', '!.' s.'f~'-'Yl;~ Michael Cole, Development Services Coordinator M C- Hearing Date: September 12, 2006 Transmittal Date: August 24, 2006 TO: FROM: SUBJECT: Cardigan Bay Subdivision Request for Final Plat Approval of 28 SingleMFamily Residential Lots and 3 Common/other Lots on 11.5 Acres in the R-2 and R-4 Zoning Districts, by Engineering Solutions, LLP (File No. FP-06-040). 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, Engineering Solutions, LLP, has requested final plat approval of 28 singlewfami1y residential building lots and 3 common/other lots on 11.5 acres in the R-2 and RA zoning districts for Cardigan Bay Subdivision. The gross density of this subdivision is 2043 dwelling units per acre. The net density is 2.66 dwelling units per acre. Cardigan Bay Subdivision is located at 5450 and 5500 Larkwood Place, approximately Yz mile north ofE. McMillan Road and 1;4 mile west ofN. Locust Grove Road, in the SE 1;4 of Section 30, TAN., R.1E. Staff finds that the proposed final plat is consistent with the approved preliminary plat. Staff recommends approval of Cardigan Bay Subdivision with the comments and conditions stated in this report. SITE SPECIFIC CONDITIONS 1. Applicant is to meet all terms of the approved annexation (AZ-06-0] 0) and preliminary plat (Ppw 06-008) for this subdivision. 2. All fencing installed on the site must be in compliance with UDC 11-3Aw6 and 11w3Aw7. Fencing along the perimeter of the subdivision shall be installed prior to release of building permits for this subdivision. 3. The temporary tumwaround easement appears as if it is being dedicated via the platting process. To aid in vacating of this easement, staff recommends that this easement be dedicated via a separate document with the instrument number of the document being shown on the face of the plat. 4. The existing houses shall be required to connect to City sewer and water. The applicant shall be responsible for the payment of assessments prior to signature on the final plat, and the actual physical connection to the services prior to Certificates of Occupancy being released. Exhibit "A" FP-06-040 Cardigan Bay Sub FP.doc PAGE 1 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 5. 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. 6. Remove any structures spatUling lot lines or not meeting the dimensional standards of the UDC prior to signature on the final plat by the City Engineer. 7. The bearings for the exterior boundary of this subdivision do not appear to match the bearings of record for Larkwood Subdivision. The applicant shall include the bearings of record in parenthesis on the face of the plat. 8. Lots 13.18, Block 3 shall meet the dimensional standards of the R-2 zoning district. Lots 1-7 and 9-12, Block 3 and Lots 1-7 and 9-12, Block 1 shall meet the dimensional standards of the R-4 zoning district as currently depicted on the plat. 9. No street parking shall be allowed along Lot 8, Block 1 and Lot 8, Block 3, adjacent to the landscape island. The street shall be signed as "No Parking" per the Meridian Fire Departments comments approved with the preliminary plat. 10. The applicant has indicated that the pressurized irrigation system within this development will be owned and maintained by the Homeowner's Association, and also that it will cotUlect to the pressurized irrigation system to the south, which is a Settlers system. Prior to plan approval the applicant shall clarify who is operating the system. If it is to be a private system then plans will be reviewed by the Public Works Department during the plan review process, and a Draft Operations and Maintenance Manual shall be submitted prior to plan approval, with a final being submitted prior to signature on the plat. If it is to be owned by an Irrigation District a letter of plan approval from Settlers Irrigation District shall be submitted prior to scheduling of a pre- construction meeting. 11. 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 fma1 plat by the Meridian City Engineer. 12. The applicant shall install sewer and water mains to and through this proposed development. The applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 13. Per preliminary plat condition 2.3, this development shall have two water main cotUlections prior to occupancy. 14. The applicant shall be required to install sewer and water mains along their full frontage of N. Larkwood Place. 15. No subdivision identification signs are approved with this application. All proposed signs will require approval of a separate sign pennit. 16. 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- Exhibit "A" FP-06-040 Cardigan Bay Sub FP.doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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 17. Revise or add the following note(s) on the face of the plat prepared by Idaho Survey Group, stamped on 811/06 by D. Terry Peugh, prior to signature ofthe final plat by the City Engineer: (10.) Replace note: "Fencinll adiacent to Lot 8, Block 1 and Lots 8, Block 3 shall be in compliance with the Fencine: Standards of the City of Meridian in effect at the time of issuance of the fence permit." 18. The landscape plan, prepared by Harvest Design and dated 8/4/06 shall be revised as follows: a. Fencing adjacent to Lot 8, Block 3 and Lot 8, Block 1 (the common area lots) shall not exceed 4 feet in height if constructed of a closed vision material or 6 feet in height if constructed of an open vision material; revise plan accordingly. b. Include the tree class in the Plant Material Legend. c. The pathway on Lot 8, Block 3 is called out as being a 5-foot wide pathway. It scales out at 14-foot wide; revise plan to reflect the correct width. 19. Complete the Certificate of Owners and the accompanying acknowledgement. 20. Staffs 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. 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. Exhibit "A" FP-06-040 Cardigan Bay Sub FP.doc PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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 [mal 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 Pair 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 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 of the final plat for Cardigan Bay Subdivision (FP-06-040) with the above stated comments and conditions. Exhibit "A" FP-06-040 Cardigan Bay Sub FP.doc PAGE 4 EJ~1if;!J'Is~ 150 East Aikcns Strcel. Suitc B Eagle. ID 83616 Phone: (208) ')J8...()')XO Fax: (208) ')J8-0l)~ I E~lIIail: es-bcck Yll1;'{I'qwest. net September] 2, 2006 Mayor and City Council City of Meridian 33 East Idaho Avenue Meridian, ID 83642 Re: Cardigan Bay Subdivision Final Plat File No. FP-06-040 Dear Mayor and Council: We have reviewed the staff comments prepared for the Meridian City Council meeting of September 12, 2006, and have the following responses: SITE SPECIFIC REOUIREMENTS l. The applicant will comply. 'J 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 win comply. 8. The applicant will comply. 9. The applicant will comply. 10 The applicant will comply. 11. The applicant will comply. (':.1)oo"l11.nl, 'lIld Sdlings'.all.,,,\Looat Sclling,\Tcmporary lnlcrod Filcs',OLK(,O) IRocsRcsp\lnsc] (2).dl\0 Exhibit "W Mayor and City Council September 12, 2006 Page 2. 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. The applicant will comply 20, Noted. GENERAL REQUIREMENTS 1 The applicant will comply. 2. The applicant will comply. 3. The applicant will comply. 4. The applicant will comply s. The applicant will comply. 6. The applicant will comply. 7. The applicant will comply. 8, The applicant will comply. 9. The applicant wil1 comply. 10 The applicant wiIl comply. 11. The applicant will comply. ]2. Noted. c: J)O~lIIlWlltS alld S~llings'alkns.Lo~al Sclling" TClllpt>rar\' Inlcmcl Fik' Ol.K60! Rc~sRc'p<lIl,d (21.d<\c Exhihit "H" Mayor and City Council September 12, 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. Dave Callister C J)t}~UI1l~llts :md S~1ting:-> al1~md.ocal S..::lting~.-r~mrklr~lry Intcrll~l ViIL~'OLKGOl Rl..~~sR~~IH'~n...~2 t2).d~)\..' Fshibil "5"