HomeMy WebLinkAboutArch Rock Terrace Subdivision FP-07-016
BEFORE THE MERIDIAN CITY COUNCIL
C/C June 19, 2007
IN THE MATTER OF THE )
APPLICATION OF CTD )
DEVELOPMENT FOR FINAL PLAT )
APPROVAL OF 26 SINGLE- )
FAMILY BUILDING LOTS ON 5 )
ACRES IN R.8 AND R- 15 ZONES )
LOCATED SOUTH OF MCMILLAN )
ROAD AND EAST OF LINDER )
ROAD IN A PART OF THE NW y.j )
OF T. 4N., R.IW., SECTION 36. )
)
)
)
CASE NO. FP-07-016
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 June 19, 2007, and the Council finding that the
Administrative Review is complete from Kristy Vigil, Assistant City Planner for the Planning
Department, and Scott Steckline, Development Services Coordinator for the Public Works
Department, dated: Hearing Date: June 19, 2007, 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 ARCH ROCK TERRACE SUBDIVISION
LOCATED IN APART OF THE NW ~ OF, T. 4N., R. I W., SECTION 36 BOISE
MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2007, HANDWRITTEN
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR ARCH ROCK TERRACE SUBDIVISION / (FP-07-016)
Page 1 of 4
DATE: 04/12/07, SHEET I OF 4, MASON & STANFIELD, INC", CTD
DEVELOPMENT, 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 Scott Steckline, Development Services Coordinator for the Public Works
Department, dated: Hearing Date: June 19, 2007, listing 15 SITE SPECIFIC
REQUIREMENTS/FINAL PLAT and 11 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 Mason
& Stanfield, 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, and the
response letter from Joint School District No.2, a true and correct copy of which is
attached hereto marked Exhibit "c" and consisting of 1 page, and by this reference
incorporated herein, and the additional requirements of the Council taken at their
June 19,2007 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 ARCH ROCK TERRACE SUBDIVISION / (FP-07-016)
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 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 pursuantto 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 ARCH ROCK TERRACE SUBDIVISION / (FP-07-016)
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 of this decision and order, seek a judicial review as provided by Chapter 52, Title 67,
Idaho Code.
By action ofthe City Council at its regular meeting held on the ~ day
of ~ nc.. , 2007.
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WILLIAM G. BERG, J ., CITY CLElp<. -y~ ,~., '.0 ,:;..
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ATTEST:
Copy served upon:
By:
City Clerk's Office
Dated: .,. ~ 24- 0,..
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR ARCH ROCK TERRACE SUBDIVISION / (FP-07-016)
Page 4 of 4
STAFF -REPORT:
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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Hearing Date: June 19, 2007
Transmittal Date: June 14,2007
TO:
Mayor and City Council
FROM:
Kristy Vigil, Assistant City Planner '{JI
208-884-5533
Scott Steckline, Development Services Coordinator
208-898-5500
SUBJECT:
Arch Rock Terrace Subdivision
Request for Final Plat Approval of Arch Rock Terrace Subdivision Consisting of
26 Single-Family Building Lots and 6 common lots on 5 Acres in R-8 and R-15
Zones by CTD Development, LLC (File# FP-07-016).
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, CTD Development, has applied for fmal plat approval of26 single-family building lots and
6 common lots on 5 acres of land for Arch Rock Terrace Subdivision. The zoning districts for the
proposed subdivision are R-8 (Medium-Density Residential District) and R-15 (Medium High-Density
Residential District). The gross density of the proposed subdivision is 5.27 dwelling units per acre; the net
density is 8.34 dwelling units per acre.
Arch Rock Terrace Subdivision is located on Linder Road, approximately a ~ mile south of McMillan
Road in the NW ~ ofT. 4N., R. 1 W., Section 36. This property has not been previously platted.
The City Council approved the preliminary plat for Arch Rock Terrace Subdivision on February 27,2007.
The submitted fmal plat substantially complies with the approved preliminary plat.
Staff recommends approval of Arch Rock Terrace 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-06-060) and preliminary plat (PP~
06~06l) for this subdivision.
2. The Final Plat approval for this subject phase shall expire on 02/27/09, if the City Engineer's
signature has not been obtained.
3. Prior to submittal for signature by the City Engineer, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. The widths of the common driveways depicted on the plat appear to be substandard and do not
meet the minimum requirement of 20 feet wide. The common driveways shall meet the following
Exhibit "A"
FP~07-016 Arch Rock Terrace Subdivision FP.doc
PAGE I
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
standards: all common driveways shall be constructed in accordance with UDC ll-6C- 3D, and be
paved a minimum of 20-feet wide with a turning radius of 28' inside and 48' outside for fire
vehicles and equipment. All properties that abut a common driveway shall take access from the
driveway. Depict the building setbacks, and orientation of the 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.
5. The street frontage for Lot 5, Block 1 does meet the minimum requirement of 15 feet, revise
accordingly.
6. The applicant has indicated the knuckles and knuckle islands (Lot 1, Block 3 and Lot 1, Block 4)
will be revised to meet IFC requirements with a minimum driving surface of 28' inside turning
radius and 48' outside turning radius. Also there will also be "No Parking" signs installed in the
knuckles to allow fire access to the residential lots.
7. Revise or add the following note(s) on the face of the plat prepared by Mason & Stanfield, Inc.,
Inc., stamped on 04/12/07 by Darin Holzhey, prior to signature of the final plat by the City
Engineer:
*.) Add a note, "Lot owners are responsible for maintenance of any irrigation/drainage
pipe or ditch crossinl! their lot unless such responsibility is assumed by an
irril!ation/drainage entity."
*.) Add a note, "The bottom elevation of house footings shall be set a minimum of 12 inches
above the highest known normall!found water elevation."
*.) Add a note, "Lot 8. Block 2 will be utilized as an emerl!ency vehicle turnaround and
considered non-buildable until W. Cobblefield Street is extended."
8. The landscape plan, prepared by Mason & Stanfield. Inc., and dated 08/01/06 shall be revised as
follows:
a.) Include details for fencing on Lots 1 and 17, Block 1 on the plan (picture & description).
b.) A six-foot open vision fence or four-foot solid fence is required adjacent to the micropath
located on Lot 17, Block 1.
c.) Provide three additional trees on Lot 1, Block 2 as approved with the preliminary plat.
d.) Provide a tree on Lot 1, Block 3
e.) Include a calculations table on the plan.
f.) Include the tree class in the plant palette.
g.) Show landscaping for Lot 9, Block 1 on the plan.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
of the final plat by the City Engineer.
9. 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.
10. Prior to signature of the [mal plat by the City Engineer, the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location of
mailboxes. Contact the Meridian Postmaster, Richard Buttram, at 887~1620 for more information.
11. 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-07-016 Arch Rock Terrace Subdivision FP.doc
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.
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.
12. All fencing installed on the site must be in compliance with UDC 1l.3A-6 and 11-3A-7, and as
proposed on the landscape plan. 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.
13. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
14. The applicant shall install all mains necessary to provide service; 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 outside of the public right of way. 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.
15. 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.
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,
sewer line shall be installed and passed air test and video inspection, and road base shall be
approved 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.
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
Exhibit "A"
FP-07-016 Arch Rock Terrace Subdivision FP.doc
PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Arch Rock Terrace Subdivision (FP-07-016) with
the above stated comments and conditions.
Exhibit "A"
FP-07-016 Arch Rock Terrace Subdivision FP.doc
PAGE 4
ason . So. ~ .
tanfieJtLnc:~
Professional Engineers, Land Surveyors and Planners
314 Badiola 81. Caldwell, 1083605
Ph (208) 454-0256 Fax (208) 454-0979
e-mail: chooper@mseng.~
City of Meridian
Honorable Mayor and City Council
clo Planning Department
660 E. Watertower, Suite 202
Meridian, ill 83642
Attention: Kristy Vigil, Assistant City Planner
RECEIVED
JUN 1 8 2007
Re:
Request for Final Plat Approval
Arcb Rock Terrace Subdivision
File No. FP-07-016
City Of Meridian
City Clerk Office
Dear Mayor and Members of Council:
On behalf of our client, em Development, LLC, we thaDk you for your efforts, and your consideration of
this motion before you to approve the final plat for Arch Rock Tt:rrace Subdivision.
We have received from staff a copy of the Staff Report, dated June 14, 2007, and have reviewed this report
with our client. We believe the Staff Report to be in keeping with previous discussions, and within the
intent of the project.
We hereby agree to the conditions set forth in the Staff Report, and agree that these conditions can be
satisfied with minor modifications to the plat submitted previously for your review.
We respectfully request that you approve the fmal plat for Arch Rock Terrace Subdivision, as conditioned
by the Staff Report.
Please feel free to contact me at any time with questions related to the project. I can be reacbed during
normal office hours at the above address, or by email at cb~r@m-nQ us.
Sincerely,
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Chris Hopper, P.E.
Mason & Stanfield, Inc.
bhibil"B"
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Joint School District No.2
1303 E. Central Dr. · Meridian. Idaho 83642 · (208) 855-4500 · Fax (208) 350-5962
SUPERINTENDENT
Dr. Linda Clark
May 9, 2007
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City of Meridian
City Clerk's Office
Attn: William G. Berg, Jr.
33 East Idaho Avenue
Meridian,lD 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the
last ten years. The high schools, middle schools, and elementary schools
throughout the district are operating over capacity.
Approval of the Arch Rock Subdivision will have an impact on school enrollments
at Hunter Elementary School, Sawtooth Middle School and Eaqle Hiqh School.
We can predict that these homes, when completed, will house seven (7)
elementary aged children, five (5) middle school aged children. and five (5)
senior high aged students. Additional students will further compound the current
overcrowded situation. Residents cannot be assured of attending the
neighborhood school, as it may be necessary to bus students to other schools
across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School
District is currently operating beyond capacity. Future development will continue
to have an impact on the district's capacity. If you have any questions, please
contact me at 855-4500.
~
Wendel Bi am
Building & Construction Manager
Exhibit "C"