HomeMy WebLinkAboutSolitude Subdivision No. 2 FP-07-002
BEFORE THE MERIDIAN CITY COUNCIL
C/C March 20, 2007
IN THE MATTER OF THE )
APPI,ICATION OF SOLITUDE )
DEVELOPMENT, LLC, FOR FINAL )
PLAT APPROVAL OF 52 SINGLE- )
FAMILY RESIDENTIAL BUILDING )
LOTS, 1 PARK LOT, AND 5 )
COMMON LOTS ON 16.84 ACRES )
IN AN R-8 ZONE LOCATED ON )
THE SOUTH SIDE OF WEST )
MCMILLAN ROAD AND ON THE )
EAST SIDE OF NORTH MERIDIAN )
ROAD IN THE NW ~ OF T. 4N., R. )
IE., SECTION 31 )
CASE NO. FP-07-002
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 March 20, 2007, and the Council finding that the
Administrative Review is complete from Kristy Vigil, Assistant City Planner for the Planning
Department, and Michael Cole, Development Services Coordinator for the Public Works
Department, dated: Hearing Date: March 20, 2007, 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:
1. The Final Plat of"PLA T SHOWING SOLITUDE SUBDIVISION NO. 2 LOCATED
IN THENW ~ OFT. 4N.,R.IE., SECTION 31, BOISEMERIDlAN,MERIDIAN,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SOLITUDE SUBDIVISION NO.2 / (FP-07~002)
Page I of5
ADA COUNTY, IDAHO 2007, HANDWRITTEN DATE: 03/02/07, 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: March 20, 2007, listing 18 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 tme
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 of
the Council taken at their March 20,2007 meeting as follows, to-wit:
1.1 Adopt the action ofthe Council taken at their March 20, 2007
meeting, and specifically pertaining to the StaffRcport, under
Conditions of Approval, numbers 2, 4, and 12, such that they
now read as follows:
2. The Final Plat approval for this subject phase shall
expire 18-months from the City Engineer's signature
of phase 1.
4. Prior to signature on the final plat by the City
Engineer the applicant shall submit a II license
agreement with Settlers Irrigation District to fence
into the portion of the easement encroaching into the
lots for the Gish Lateral or 2) prior to construction
plan approval. provide documentation that the facility
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SOLITUDE SUBDIVISION NO. 2/ (FP-07-002)
Page 201'5
is a private users lateral and submit the users approval
to tile/pipe the facility.
12. Lots 13 and 14, Block 11 do not meet the minimum
n:yuirt::d strt::t::t frontagt:: for the R-8 zone. Revise the
plat so the individual lots all lots meet the required
minimum street frontage for the R-8 zone, or comply
with the common driveway standards and note such
common drivewav standard!': and note such common
driveway as an easement on the plat.
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, Ult:y l,;an approvt::
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 tor 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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SOLITUDE SUBDIVISION NO.2 / (FP~07~002)
Page 301'5
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 ANAL YSlS
The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner IIlay
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
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 ;).(f'- day
of
,2007.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SOLITUDE SUBDIVISION NO. 2/ (FP-07-002)
Page 4 of5
ATTEST:
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Dated: 4- \'1-0-'
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SOLITUDE SUBDIVISION NO. 2/ (FP-07~002)
Page 5 of5
ST AFF RRPORT:
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
/
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HJAHO
Hearing Date: February 20, 2007
Transmittal Date: February 15, 2007
TO:
Mayor and City Council
Kristy Vigil, Assistant City Planner 'f.i
208-884-5533(\'\ c...
Michael Cole, Development Services Coordinator
208-898-5500
'<
FROM:
SUBJECT:
Solitudc Subdivision No.2
Request for Final Plat Approval of Solitude Subdivision No.2 Consisting of 52
Single-Family Residential Building Lots, 1 park lot, and 5 Common Area Lots on
16.84 Acres in an R-8 Zone by Solitude Development, LLC (File# FP-07-002).
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, r.r ,C, has applied for [mal plat approval of 52 single-family
residential building lots, 1 park lot and 5 common area lots on 16.84 acres of land for Solitude Subdivision
No.2. The zoning designation for the proposed subdivision is R-8 (Medium Density Residential). The
gross density of the proposed subdivision is 3.09 dwelling units per acre; the net density is 3.88 dwelling
units per acre.
Solitude Subdivision No.2 is located on the south side of West McMillan Road and on the east side of
North Meridian Road in the NW ~ ofT. 4N., R. IE., Section 31. This property has not been previously
platted.
The City Council approved the preliminary plat for Solitude Subdivision on April II , 2006 and thc
submitted [mal plat substantially complies with the approved preliminary plat.
Staff recommends approval of Solitude Subdivision No.2 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
(lust. #106133466), and preliminary plat (PP-06-006) for this subdivision.
2. The Final Plat approval for this subject phase shall expire 18-months from the signature of phase
1.
3. Prior to constmction plan approval revist: tht: l,;uIlslrul,;liun plans lu indude only improvements
being proposed with boundaries of this phase.
Exhibit "A"
FP-07-002 Solitude Subdivision No.2 FP.doc
PAGE I
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
4. Prior to signature on the final plat by the City Engineer the applicant shall submit a license
agreement with Settlers Irrigation District to fence into the portion of the easement encroaching
into the lots for the Gish Lateral.
5. The applicant has indicated that Settlers Irrigation District will own and operate the required
pressurized irrigation system in this development. Therefore an email from Settlers indicating
plan approval, pressure irrigation system ownership and approved license agreement shall be
submitted prior to scheduling of a pre-construction meeting.
6. 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 irrigable common areas prior to signature on the final plat by the
Meridian City Engineer.
7. 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 ptamits for this subdivision.
8. Sanitary sewer and water service to this site is being proposed via extensions of existing maim;
installed in phase #1. 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 fonus of
easements, for any mains that are required to provide service.
9. The applicant shall coordinate with Public Works, prior to plan approval, to ensure the sewer
main is being routed in a manner that enough depth is preserved to meet the elevation of the lift
station in Cobre Basin Subdivision.
10. Prior to signature on the fmal plat include the book and page numbers for Solitude Place #1 on
the face of the plat.
11. The bearings of the lines common to Cobre Basin Subdivision and Burney Glen do not seem to
match the bearings of record. Please confmn this and include any bearings of record in
parenthesis on the face of the plat.
12. Lots 13 and 14, Block 11 do not meet the minimum required street frontage for the R-8 zone.
Revise the plat so all lots meet the required minimum street frontage for the R-8 zone.
13. Revise or add the following note(s) on the face of the plat prepared by Engineering Solutions,
LLP., stamped on 03/02/07 by D. Terry Peugh, prior to signature of the final plat by the City
Engineer:
10.) Revise to read, "Per City of Meridian requiremeats, all Fencing adjacent to Lot 20, Block
5 and Lut 5, Blul;k 11 shall bt: i:l ffii:lJLiIIlliIIll1[ fol:ff feet high if constructod of solid, sight
oBse1:lfiBg mat@rial in comoliance with the aoolicable zoning regulations of the Citv of
Meridian at the time of submittal.
14. The landscape plan, prepared by Harvest Design and dated 02/26/07 shall be revised as follows:
a. Include lawn symbol on the plan.
b. The conifers in the plant material legend are labeled as trees, revise accordingly_
Exhibit "A"
FP-07-002 Solitude Subdivision No.2 FP.doc
PAGE 2
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
c. Fencing adjacent to Lot 20, Block 5 and Lot 5, Block 11 shall comply with UDC 11-3A-
7A7 (not the 4-foot with lattice on top as proposed), revise plan accordingly
d. Label the fencing adjacent to Lot 20, Block 5.
e. Remove (relocate) the shrubs located within the public right-of-way on the southeast
comer ofE. Grand Canyon Drive & N. Longabaugh Way, and all comers ofE. Red Rock
Street & N. Weston Avenue and E. Havasupai Street & N. Weston Avenue.
f. All evergreens/conifers shall be a minimum of 6-foot in height. The sequoia is labeled as
a #3, revise plan accordingly.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on the final plat by the City Engineer.
15. Submit a copy of the Ada County Street NaIm: Cummittee's "Final" letter for the street names
and lot & block numbering. Make all corrections necessary to comply.
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-
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, 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 11-3H-II, 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. Complete the Certificate of Owners and the accompanying acknowledgement.
18. Staff's failure to cite specific ordinance provisions or conditions of the preliminary plat docs 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-07-002 Solitude Subdivision No.2 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 instal1<'1tion. 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 allY St:l.;tiun 404 Pennitting
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
final plat within two years of the approval of the preliminary plat per UDC 11-6B-7 A. In. the
event that the development ofthe 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. 2 (FP-07~002) with the
above stated comments and conditions.
Exhibit "A"
FP-07-002 Solitude Subdivision No.2 FP.doc
PAGE 4
Message
Page 1 of 1
Kristy Vigil
From: Shari [es-sharis@qwest.net]
Sent: Tuesday, March 20, 2007 3:25 PM
To: Kristy Vigil; Mike Cole
Cc: es-beckym@qwest.net
Subject: Solitude Subdivision No.2
Kristy/Michael:
Following are our responses to the staff comments:
Site Specific Conditions:
2. The wording of this condition is confusing and seems to imply we can submit the plat for signature whenever
we want and that the final plat approval expires 18 months after Len Grady.s signature, even It the plat is
recorded! Please clarify.
4. The plat is in error; the Gish Lateral does not belong to Settlers' Irrigation District, it is a private ditch serving
Mr. Starkey only. No license agreement is required. This was verified with Nathan Draper at Settlers' Irrigation
District today. Please delete this condition.
12. Lots 13 and 14, Block ii, meet the required minimum street frontage per the U DC. These two lots will have
a shared driveway; therefore, only 40-foot frontages are required. Please delete this condition.
We will comply with all other conditions of approval. Please call me if you have any questions and/or you think we
need to be present at the meeting tonight.
Thanks, guys! Keep up the good work!
4/13/2007
Exhibit "8"