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HomeMy WebLinkAboutSilversprings Subdivision FP-06-049 BEFORE THE MERIDIAN CITY COUNCIL C/C December 5, 2006 IN THE MATTER OF THE ) APPLICATION OF REED KOFOED ) FOR FINAL PLAT APPROVAL OF ) 29 SINGLE-FAMILY ) RESIDENTIAL BUILDING LOTS ) AND 4 COMMON LOTS ON 9.88 ) ACRES IN AN R-4 ZONE ) LOCATED AT 905 AND 805 EAST ) MCMILLAN ROAD IN A ) RESUBDIVISION OF LOTS 1 AND 2 ) OF CRESTWOOD SUBDIVISION ) NO.1 IN THE N ~ OF THE NE 'l.t OF ) T. 4N., R.lE., SECTION 31 ) CASE NO. FP-06-049 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 December 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: December 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 "PLAT SHOWING SILVERSPRINGS SUBDIVISION A RESUBDIVISION OF LOTS I AND 2 OF CRESTWOOD SUBDIVISION NO. I, ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SIL VERSPRINGS SUBDNISION / (FP~06-049) Page 1 of 4 LOCATED IN THE N ~ OF THE NE ~ OF T. 4N., R. IE., SECTION 31, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2006, HANDWRITTEN DATE: 09/14/06, SHEET I OF 3, LAND SOLUTIONS", REED KOFOED, 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: December 5, 2006, listing 22 SITE SPECIFIC REQUIREMENTS/FINAL PLAT and II 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 Erickson-Civil, Inc., a true and correct copy of which is attached hereto marked Exhibit "B" and consisting of 1 page, and by this reference incorporated herein. 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 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SIL VERSPRINGS SUBDIVISION / (FP-06-049) Page 2 of 4 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 ~ 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. st..... By action of the City Council at its regular meeting held on the ~ day of .CeCembev ,2006. ATTEST: ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SIL VERSPRINGS SUBDNISION / (FP-06-049) Page 3 of 4 Copy served upon: ~ Applicant ~ Planning Department / Public Works Department ../ City Attorney BY:~~ City Clerk's Office Dated: \d-I;:) -aLP ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SIL VERSPRINGS SUBDNISION / (FP-06-049) Page 4 of 4 STAFF REPORT: CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT i cMe;;;n~'\ \ J[J....iO j \~ .~ Kristy Vigil, Assistant City Planner '{JI -. ~ L-<~.!!l:: :'( :. Michael Cole, Development Services Coordinator fY\ c. Hearing Date: December 5,2006 Transmittal Date: November 30, 2006 TO: Mayor and City Council FROM: SUBJECT: Silversprings Subdivision Final Plat Request for Final Plat Approval of Silversprings Subdivision Consisting of 29 Single-Family Residential Building Lots and 4 Common Lots on 9.88 Acres in an R-4 Zone by Reed Kofoed. (File# FP-06-049). 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, Reed Kofoed, has applied for final plat approval of 29 single-family residential building lots and 4 common lots on 9.88 acres of land for Silversprings Subdivision. The current zoning designation for the proposed subdivision is R-4 (Medium Low-Density Residential). The gross density of the proposed subdivision is 2.94 dwelling units per acre and the net density is 3.52 dwelling units per acre. Silversprings Subdivision is located on the south side of McMillan Road, approximately 1/2 mile west of Locust Grove Road in the NE 1/4 of T. 4N., R.IE., Section 31. This property was previously platted in Ada County as Lots 1 and 2 of Crestwood Subdivision No.1. The City Council approved the preliminary plat for Silversprings Subdivision on October 10, 2006 and the submitted final plat substantially complies with the approved preliminary plat. Staff recommends approval of Silversprings Subdivision with the comments and conditions stated in this report. SITE SPECIFIC CONDITIONS 1. Applicant is to meet all terms of the approved preliminary plat (PP-06-029) and annexation and zoning (AZ-06-029) applications. 2. The applicant has indicated that the pressurized irrigation system in this development is to be owned and operated by Settlers Irrigation District. Therefore, a letter of plan approval shall be submitted prior to scheduling of a pre-construction meeting. 3. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a single-point connection to the potable water system is used, the developer shall be responsible for the payment of assessments for the irrigable common areas prior to signature on the [mal plat by the Meridian City Engineer. Exhibit "A" FP-06-049 Silversprings Subdivision FP.doc PAGEl CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 4. 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. 5. Sanitary sewer to this site is being proposed via extension of mains located to the south of this property in Prospect Elementary. The applicant shall provide signed easements using the City of Meridian's standard forms for all off-site sewer prior to construction plan approval. 6. All off-site manholes shall have a 14-foot wide all-weather access road per City of Meridian specifications to allow for routine maintenance. 7. The applicant shall dedicate a 20-foot wide sewer easement on Lot 25 Block 1. No trees or other large landscaping shall be allowed in this easement, the applicant shall coordinate with the Planning Department compliance with this condition while still meeting all landscaping ordinance. 8. Applicant will be responsible to construct the sewer 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. Minimum cover over sewer mains is three-feet. If there is less than three feet from top of pipe to sub.grade then upgraded pipe materials shall be used per City of Meridian Standard Specifications. 9 . Water service to this site is being proposed via extension of mains proposed in McMillan Road. The applicant shall be responsible to install mains to and through this development. Coordinate main size 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. 10. All existing houses shall be required to connect to City of Meridian services. The applicant shall be responsible for the payment of assessments and the actual physical connection to the services. The assessments shall be paid prior to signature on the final plat, the actual connection shall be required prior to issuance of Certificates of Occupancy. 11. Please revise the Situate Statement to include "Meridian" before Ada County, Idaho. 12. Revise the Domestic water service origin statement to reference the City of Meridian instead of United Water. 13. The Crestwood plat dedicated a 5-foot wide utilities and irrigation easement along interior lot lines. Prior to signature on the final plat by the City Engineer, the applicant shall provide documentation showing the existing easements have been vacated. 14. The applicant shall submit a signed letter from the Professional Engineer explaining the eradication of the ditches on this property, and a signed letter of plan approval from the endwusers. 15. 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. 16. All common driveways shall be constructed in accordance with UDC 11-6C-3D, and be paved a minimum of 20-feet wide with a surface capable of supporting 75,000 1bs. with a turning radius of 28' inside and 48' outside for fire vehicles and equipment. All properties that abut a common Exhibit "A" FP-06-049 Silversprings Subdivision FP.doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT driveway shall take access from the driveway. Depict the building setbacks, and orientation of the lots and structures for all lots sharing driveways, on the face of the final plat. File a perpetual ingress/egress easement for all lots that share a driveway. The applicant may record an easement and include the instrument number on the face of the plat prior to signature of the City Engineer, OR dedicate said easements via the plat. Graphically depict the common driveway easements for each applicable lot on the face of the plat. 17. Graphically depict an 8~foot wide Public Utilities, Drainage and Irrigation easement in the following locations. It is needed to accommodate the Irrigation District's desire to have 5-feet of easement past the centerline of the pressurized irrigation pipe being installed a.) The northern boundary of Lot 5 Block 2. b.) The northern boundary of Lots 4,6,8, and 16 Block 1. 18. Revise or add the following plat notes on the face of the plat prepared by Land Solutions, and dated 9/14/06: 14.) Revise note to reference Settlers Irrigation District instead of Homeowners Association. 19. The landscape plan, prepared by South Landscape Architecture, P.C., and dated 09/19/06, shall be revised as follows: a. Add the detail of the open vision fencing on the face of 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. 20. 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 nonAvegetated 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-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. 21. Complete the Certificate of Owners, and accompanying acknowledgement. 22. Staffs failure to cite specific ordinance provisions or conditions of the preliminary plat does not relieve the Applicant of responsibility for compliance. STANDARD CONDITIONS 1. Per UDC 1l-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 Exhibit "A" FP-06-049 Silversprings Subdivision FP.doc PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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. 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. 7. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 8. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 9. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 10. 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. 11. 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 Silversprina:s Subdivision (FP-06-049) with the above stated conditions. Exhibit "A" FP-06-049 Silversprings Subdivision FP.doc PAGE 4 1854 East lanark Street Meridian Idaho 836.12 1.208.846.8955 f 208.846.8956 C 208.867.3954 ross@erlcksonclv'l.corr. . eel . ri~~s~n-~iviL ~:corF??ra(~~ t ~\:-." I' L f I ~ (, r: ~ G T ~ t ~ k ~ a: l.;. N r. l\ L A ~..... 1-' k:, December 1 . 2006 Sent Via Email City of Meridian City Clerk Attn: Tara Green 660 E. Watertower Suite 202 Meridian, Idaho 83642 RE: Silversprings Subdivision - Staff Report (FP..o6..o49) Dear Tara. We have received and reviewed the Final Plat staff report for the Silversprings Subdivision as referenced above and will comply with the Conditions of Approval stated therein. Please contact me at 208.867.3954 if you should have any questions or would like to further discuss the proJect. SinCerel~Y Erickson-C ii, c, RO~S ,PE Project Manager cc: Sharon Smith :;;:.I.~.IJc'.'<ilil'~,;.i)ld!:...'!Y .)1_" Knsly Vi9iljimlkl~'1:1L'r,(il;;ln,;IlY..:" ~J Tara Green Sl';':P-I).t@!",,'/!<jr,1!!9Iy U/i; Joe Silva ,.IiVc.ll@llIt!ll(jia.I.:~:II\, \::~! Exhibit "13"