HomeMy WebLinkAboutQuarterhorse Subdivision FP-07-034BEFORE THE MERIDIAN CITY COUNCIL
C/C November 20, 2007
IN THE MATTER OF THE )
APPLICATION OF LOCHSA )
ENGINEERING, FOR FINAL PLAT )
APPROVAL OF 14 SINGLE- )
FAMILY RESIDENTIAL AND 2 )
COMMON LOTS IN AN R-4 ZONE )
LOCATED AT 710 N. BLACK CAT )
ROAD, NW '/a OF THE SW '/a OF )
SECTION 10, TOWNSHIP 3 )
NORTH, RANGE 1 WEST )
CASE NO. FP-07-034
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 November 20, 2007, and the Council finding that the
Administrative Review is complete from Jenny Veatch, Assistant City Planner for the Planning
Department, and Scott Stecklne, Development Services Coordinator for the Public Works
Department, dated: Hearing Date: November 20, 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 QUARTERHORSE SUBDIVISION,
LOCATED IN THE NW '/a OF THE SW '/a OF SECTION 10, T.3.N, R.1.W BOISE
MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2007, HANDWRITTEN
DATE: November 13, 2007, SHEET 1 OF 2, MICHAEL R. ENGEBRITSON", M2
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR QUARTERHORSE SUBDIVISION / (FP-07-034)
Page 1 of 5
LAND, 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
Jenny Veatch, Assistant City Planner for the Planning and Zoning Department and
Scott Steckline, Development Services Coordinator for the Public Works
Department, dated: Hearing Date: November 20, 2007, listing 15 SITE SPECIFIC
REQUIREMENTS/FINALPLRT and 14 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 Lochsa
Engineering, 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 of the Council taken at their November 20, 2007 meeting as
follows, to-wit:
1.1 Adopt the action ofthe City Council taken at their November
20, 2007 meeting, and specifically pertaining to the Staff
Report, under Site Specific Condition, number 4, such that it
is deleted or now read as follows:
SITE SPECIFIC CONDITIONS
4. n or-tet~r~--a~t~~-~l~e--~-ty
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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, they can approve
this proposal for central sewage and central water; that plans
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR QUARTERHORSE SUBDIVISION / (FP-07-034)
Page 2 of 5
must be submitted to and approved by the Idaho Department
of Health and Welfare, Division of Environmental Quality for
central sewage and central water; and 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 that is
preventing groundwater and surface water degradation.
Manuals for guidance:
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 tune 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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR QUARTERHORSE SUBDIVISION / (FP-07-034)
Page 3 of 5
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 tune period within which a Petition for Judicial
Review maybe 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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR QUARTERHORSE SUBDIVISION / (FP-07-034)
Page 4 of 5
By action of the City Council at its regular meeting held on the
of ~0'J e(1~1 ~~ , 2007.
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\~~,~~`,~ ~ ~ A,,yYOR TA de WEERD
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WILLIAM G. BERG, JR., CITY ALE
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Copy served upon: / Applicant
Manning Department
~ublic Works Department
City Attorney
B ~ Dated:
City Clerk's Office
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR QUARTERHORSE SUBDIVISION / (FP-07-034)
Page 5 of 5
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
_._
STAFF REPORT: Hearing Date: October 23, 2007
Continued to: November 20, 2007 E IDIANr'"
Transmittal Date: October 18, 2007
.IDAHO.
TO: Mayor and City Council
FROM: Jenny Veatch, Assistant City Planner
208-884-5533
Scott Steckline, Development Services Coordinator
208-898-5500
SUBJECT: Quarterhorse Subdivision
Request for Final Plat Approval of Quarterhorse Subdivision Consisting of 14
Detached Single-Family Building Lots and 2 Common Lots on 5.08 Acres in an
R-4 Zoning District by Lochsa Engineering, (File# FP-07-034).
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, Lochsa Engineering, has applied for final plat approval of 14 detached single-family
building lots and 2 common lots on 5.08 acres of land for Quarterhorse Subdivision. The zoning district
for the proposed subdivision is R-4 (Medium Low-Density Residential District).
Quarterhorse Subdivision is located at 710 N. Black Cat Road, on the southeast comer of W. Pine Street
and N. Black Cat Road in the NW '/ of SW'/ of T. 3N., R. 1 W., Section 10. This property has not been
previously platted.
The City Council approved the preliminary plat for Quarterhorse Subdivision on July 11, 2006. If the
conditions of approval below are complied with, the submitted final plat will substantially comply with
the approved preliminary plat.
Staff recommends approval of Quarterhorse 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-06-016), preliminary plat (PP-06-
O11)and conditional use (CUP-06-010) applications for this subdivision.
2. If the City Engineer's signature has not been obtained by 11/20/09, the Final Plat approval shall
expire.
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
FP-07-034 Quarterhorse Subdivision FP.doc PAGE 1
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Prior to signature of the fmal plat by the City Engineer, all existing structures that span across
proposed lot lines or do not conform to the dimensional standards of the UDC shall be removed
from the site.
The Meridian Fire Department requires the cul de sac turnaround on W. Morganhorse Court to be
96 feet in diameter, measured top-back-of--curb to top-back-of--curb; ensure compliance.The
Meridian Fire Department is not requiring the proposed 20-foot wide emergency access on the
end of the cul de sac on W. Morganhorse Court.
Graphically depict on common Lot 5, Block 1, the Twenty (20) foot easement that is centered on
the sewer main so as to have ten feet on each side of the sewer line. An additional ten foot
easement will need to be graphically depicted on the face of the plat for the required secondary
water connection that is in common lot number five (5).
Intermountain Gas requires a five (5) foot minimum utility easement along the interior lot lines
and a ten (10) foot minimum utility easement along all right of ways or private drive.
9. Revise or add the following note(s) on the face of the plat prepared by Engebritson Land Surveys,
Inc., stamped on 11/13/07 by Michael R. Engebritson, prior to signature of the final plat by the
City Engineer:
3.) Revise, "Lot 5 is hereby reserved for ° ^ '^* f r ° °°~°^~-°°° ~ °
e~ public utilities, drainage and irrigation purposes. To be owned and maintained
by the Quarterhorse Homeowners Association."
5.) Revise, «n~a : ,..,.:^.. .. ~~,^,..~ ~,°..°^..„
*.) Add a note stating, "The bottom elevation of house footings shall be set a minimum of 12
inches above the highest known normal ground water elevation."
*.) Add a note stating, "Lot owners are responsible for maintenance of any
irrigation/drainage pipe or ditch crossing their lot unless such responsibility is assumed
by an imgation/drainage entity."
*.) Graphically depict and note on the face of the plat a five (5) foot minimum utility
easement along the interior lot lines and a ten (10) foot minimum utility easement along
all right of ways.
10. The landscape plan, prepared by New West Landscape and dated November, 2007 is approved
with the following changes.
a.) Revise Lot 5, Block 1, so that trees are not located in the sewer and/or water easements;
provide a minimum of four trees on this lot.
b.) Revise landscape plan to depict 32 trees within the landscape planter strips
between the curb and the sidewalk along W. Morganhorse Place. Trees shall not
be planted within ACRD storm drain storage areas.
c.) All parkway trees shall be Class II trees.
d.) Revise landscape plan to include at least 82 trees on the site, as shown on the preliminary
plat landscape plan.
e.) Revise to include a landscape strip and sidewalk along W. Quarterhorse Street, as shown
on the preliminary plat landscape plan. This strip is required because 5.51 % of the site
was approved for open space with the preliminary plat. Include eleven (11) trees in the
landscape strip along W. Quarterhorse Street.
£) Revise landscape calculations table to include acreage dedicated for common open space
- must be a minimum 5.51 %.
FP-07-034 Quarterhorse Subdivision FP.doc PAGE 2
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
11. Landscaping improvements and fencing within the right of way shall require a license agreement
between the property owner and the transportation authority under UDC 11-3B-7C.Sb.
12. All fencing installed on the site must be in compliance with UDC 11-3A-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.
Submit three copies of a revised landscape plan to the Planning Department prior to signature of
the final plat by the City Engineer. Said plan shall be consistent with the changes listed above.
13. Prior to signature of the final 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.
14. 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.
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 ACRD, City of Meridian and all other regulatory requirements at the
time of final construction.
15. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
GENERAI. CONDITIONS
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 instal-led,
sewer line shall be installed and passed air test and video inspection, final plat recorded 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. The applicant shall provide a 20-foot common lot for all public water/sewer mains outside of
public right of way. The common lot shall be covered with a blanket easement to the City of
Meridian.
5. 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, or as otherwise allowed by UDC 11-SC-1.
FP-07-034 Quarterhorse Subdivision FP.doc PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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.
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.
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.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
10. Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
11. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
12. 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.
13. Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
14. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Quarterhorse Subdivision (FP-07-034) with the
above stated comments and conditions.
FP-07-034 Quarterhorse Subdivision FP.doc PAGE 4
E IDIAN~~--
®A ~"{
I~'ovember 20, 2007
MEMORANDUM
TO: Mayor & City Council
FROM: Jenny Veatch, Assistant City Planner
RE: Quarterhorse Subdivision Final Plat, FP-07-034
MayorTammy de V
City Council Mem
Keitl
Joe B
Charles Rou
David Zara
The Applicant is in agreement with the specific conditions/requirements for the final plat
for Quarterhorse Subdivision.
Note: Site Specific Condition # 4 should be removed from the record. "I'fiere was an error
made in the report by staff to abandon access to Locust Grove Road. That condition does
not relate to this application.
Planning Department .660 E. VVa[ertower Street, Suite 202, Meridian, ID 83642
Phone 208=884-5533 . Fax 208-888-6854 . www.meridiancity.org
Exhibit B
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( •. ~ :,~ ~. '~~ 1503 FIRST STREET SOUTH NAMPA, IDAH083651 439:
FAX p 208d63.0092
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25 October 2007
City of Meridian
City Clerk's Office
William G. Berg Jr.
3: fast Idahu Avemle
Meridian, 119 83642
1tE: FP 07-034/Quarterhorse Subdivison
Dear Will:
ones. Areo Code 208
OCT 3 1 2007 OFFICE: Nompo 466.7861
SHOP: Nampo 466066;
~'.ii;• of hf eridian
_a«„ CIerF• Office.
Please be advised that Nampa & Meridian Irrigation District requires a ne~v Land Use
Application he filed for the above-named project as the original application is over a year old.
Enclosed please find copy of letter mailed October 10, 2007 to Ryan Larsen, Lochsa
Engineering of Idaho, requesting new Land Use Change Application. The District has not
received said new Land Use Change Application as of this date.
Therefore the District is unable to approve Final Plat until such time as a new LUC
application is filed, reviewed and approved.
Si~lcerely,
John P. Anderson
Water Superintendent
Nampa & Meridian Irrigation District
JPA.•dbg
E?~C
C: Boardo(Duectors
Secretary?reasurer
John Boyd. Kerri Glenn; City of Meridian
File -Office/Shop
APRROXIMATE IRRIGABLE ACRES
RIVERFLOV/ RIGHTS ZJ.000
BOISE. RRO/ECT RIGHTS ~ a0,000
Exhibit E
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WESTERN REGION OFFICE ~`
555 SOUTHCOLE ROAD P.O. BOX 7608 BOISE. ID 83707
(208)377-6000 FAX (2081377-6867
ll 1 J 2~~~
To Planning and Zoning,
Intermountain Gas Company has received your letter of application. In order to best serve this
development Intermountain Gas does require that a 5' minimum utility easement along the interior
lot lines and a 10' minimum utility easement along all right of ways or private drive. The private
drive of the development would also be required to include a utility easement for ]ntertnountain
Gas to encroach into with the gas lines.
Thank you for your time and consideration in this matter. If you have any questions or concerns
please contact Mishelle Singleton at 377-6863.
Sincerely,
m,~.,. 5~.~,
Mishelle Singleton
Engineering'fech
u: Roger Phillips
Exhibit D
~ LOCHSA ENGINEERING
November 19, 2007 ~ RILEY MAHAFFEY, P.E.
LEE HARRISON, S.E.
Ms. Jennifer Veatch
City of Meridian Planning Department
660 E. Watertower
Meridian, Id 83642
Subject: Quarterhorse Subdivision Final Plat Staff Report - City of Meridian Conditions of
Approval dated 11/16/07
The following is a written response to comments issued by The City of Meridian.
SITE SPECIFIC CONDITIONS
Response #1: The applicant agrees to meet the terms of approval established for actions AZ-06-
016, PP-06-011 and CUP-06-010.
Response #2: Acknowledged.
Response #3: Acknowledged. The Certificate of Owners and the accompanying
acknowledgement shall be signed and notarized prior to the City Engineer's signature.
Response #4: There is no current access to Locust Grove Road.
Response #5: All previous existing structures have been removed. There are currently no
structures on the subject property.
Response #6: The revised cul-de-sac diameter shall be 96 feet to the back of curb. The
previously proposed 20-foot wide all weather strip shall be removed from the plans.
Response #7: The easement required for the public water and public sewer shall be graphically
depicted on the revised plans and final plat.
Response #8: The final plat and construction plans shall comply with this Intermountain Gas
requirement.
Response #9: The prescribed notes shall be added to the final plat.
Response #]O:a) four trees shall be added to this portion of common lot 5 and shall be outside
the utility easement.
b) Morganhorse shall include 32 trees between the sidewalks and curb and shall
be excluded from the ACHD drainage facilities.
c) Class II trees shall be used in parkways.
d) The landscape plan shall be updated to include 82 total trees on the project
site.
e) A landscape buffer shall be added north of the proposed right of way adjacent
to West Quarterhorse Street. This buffer strip shall add sufficient space for
the required Class II trees and shall create enough open space to far exceed the
previously proposed 5.51 %.
LOCHSA ENGINEERING OF IDAHO
201 N. Maple Grove Rd. Suite 100, Boise, Id. 83704 • Phone (208) 342-7168 • Fax (208) 342.3079
Boise .Les Yegas
2 of 3
f) The updated landscape plans shall include a summary of open space provided.
The open space provided on the updated plans shall far exceed the previously
proposed 5.51%.
Response #I 1: Acknowledged. Should proposed landscape fencing be located within the ACRD
right of way, a license agreement will be obtained.
Response#12:A11 fencing illustrated on the landscape plan shall comply with Meridian UDC
standards 11-3A-6 and 11-3A-7. Three copies of the updated landscape plan shall be submitted
to Meridian Planning prior to signature on the final plat.
Response #13: The approval of the postmaster shall be achieved prior to the city engineei s
signature on the final plat.
Response #14: There are no proposed wet ponds used for storm water disposal.
Response #15: Acknowledged.
GENERAL CONDITIONS
Response #1: The imgation lateral adjacent to Pine Avenue shall be piped. Approval shall be
obtained through NMID.
Response #2: Acknowledged.
Response #3: A letter of credit or cash surety for 110% of the engineer's cost estimate for any
facilities listed in the conditions of approval that aze not built prior to signature on the final plat.
Response #4: Acknowledged.
Response #5: Acknowledged.
Response #6: A certificate of completion shall be provided by the landscape architect prior to
acceptance of the completed landscape.
Response #7: All stated fees shall be paid prior to final plat signature.
Response #8: Acknowledged.
Response #9: There are no 404 permits requited for this development.
Response #10: Acknowledged. All required NPDES permitting shall be obtained.
Response #11: Acknowledged.
Response #12: There are no existing trees greater than 4 inches in diameter on the project site.
Response #13: Acknowledged. Any existing wells shall be abandoned per Ordinance Section 9-
1-4 and 9-4-8.
LOCHS.4 ENGINEERING OF IDAHO
201 N. Maple Grove Rd, Suite 100, Boise, ID 83704 • Phone (208) 342-7168 • Fax (208) 342-3079
Boise ~ Las Vegns
3of3
Response #14:Should a septic system be discovered, it shall be abandoned per Ordinance
Sections 9-1-4 and 9-4-8.
If you have any comments or questions with regard to this comment response le[ter, please feel
free to contact our office ahyour cazliest convenience.
LOCHSA ENGINEERING
oj7daho
y C
As ociat ivil Engineer
LOCHSA ENGINEERING OF IDAHO
201 N. Maple Grove Rd. Suite 100, Boise, ID 83704 • Phone (208) 342-7168 • Fax (208) 342-3079
Boise • Las Vegas
Exhibit C