HomeMy WebLinkAboutVerona Sub No 1 FP 03-036BEFORE THE MERIDIAN CITY COUNCIL
C/C 06/24/03
IN THE MATTER OF THE
APPLICATION OF PRIMELAND
DEVELOPMENT, LLP FOR
APPROVAL OF FINAL PLAT FOR
VERONA SUBDIVISION NO. 1,
LOCATED OFF OF THE
NORTHEAST OF McMILLAN
ROAD AND TEN MILE ROAD,
MERIDIAN, IDAHO
CASE NO. FP-03-036
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council for Final Plat approval pursuant to
Meridian City Code § 12-3-7 on June 24, 2003, and the Council finding that the Administrative
Review is complete which has included certain comments as stated in a letter to the Mayor and
Council from Sonya Allen Planner I for the Planning and Zoning Department, and Bruce
Freckleton, Engineering Technician III, and that Anna Powell Planning Director for the Planning
and Zoning Department, and Becky McKay, commented at the hearing, and the Council having
considered the requirements of the preliminary plat the Council takes the following action:
IT IS HEREBY ORDERED THAT:
The Final Plat of "PLAT SHOWING VERONA SUBDIVISION NO. 1" as
evidenced in Plats bearing: "PLAT SHOWING VERONA SUBDIVISION NO. 1, LOCATED IN
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR VERONA SUBDIVISION NO. 1 - (FP-03-036)
Page 1 of 6
THE SW '/4 OF SECTION 26, T.4N., R.1 W., B.M., MERIDIAN, ADA COUNTY, IDAHO
2003, \3004-PLT.DWG 05/13/03 BKB, JOB NO. 3004, SHEET 1 OF 2, "PINS NOT SET
THIS DATE", HANDWRITTEN DATE: 5-13-03, PRIMELAND DEVELOPMENT, LLP -
DEVELOPER, ENGINEERING SOLUTIONS", Primeland Development, LLP, Developer, is
Conditionally Approved subject to those conditions of Staff comments as set forth in the
Memorandum to the Mayor and City Council from Bruce Freckleton, Engineering Technician III,
and Sonya Allen Planner I for the Planning and Zoning Deparlment, dated: Hearing Date: June
24, 2003, listing 26 Conditions of Approval and 2 Special Considerations, a true and correct copy
of which is attached hereto marked Exhibit "A", and consisting of four pages, and by this
reference incorporated herein, and the response letter from Becky McKay dated June 19, 2003, a
true and correct copy of which is attached hereto marked Exhibit "B", and consisting of three
pages, and the additional requirements from the action of the Council taken at their June 24, 2003
meeting as follows, to-wit:
1.1 Comply with the action of the City Council taken at their June 24,
2003 meeting as follows:
For clarification: Pertaining to the drainage facility, an
agreement between the applicant and staff has been worked
out that the drainage facility shall be on a separate lot which
the homeowner's association shall be responsible for. The
remainder of the park land shall remain with the park.
2. The applicant shall be required to coordinate any curb cuts
or collector landscaping with the Meridian Parks
Department pertaining to the future parking lot for the park.
Additionally, the applicant shall be allowed to relocate any
tree(s) that would be required to be removed to facilitate the
actual driveway into the parking lot, and said tree(s) shall
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR VERONA SUBDIVISION NO. 1 - (FP-03-036)
Page 2 of 6
be allowed to be placed on the park property rather than
within the landscape strip.
Pertainine to Staff comments and specifically Special
Consideration number 2, it shall now read as follows:
SPECIAL CONSIDERATION
2. During the hearing process for the annexation & zoning,
preliminary plat, and conditional use permit on this project,
a letter was submitted by Bill Clazk, who represents the
Gibson's, in their interests in the Lochsa Falls project. The
specific concern is that potential lot buyers in the Verona
Subdivision have notification of the approved entitlements
(zoning and multifamily) granted to the Gibson's pazcel. A
specific finding was made that reads: "The City Council
recognizes the concerns of Bill Clark and the existence of
the adjacent commercial development." Staff believes that
this notification is an excellent idea, however, we aze not in
support of creating a note on the final plat.
1.2 Comply with the Meridian Fire Department's requirements as
follows:
One and two family dwellings will require afire-flow of 1,000
gallons per minute available for duration of 2 hours to service the
entire project. Fire hydrants shall be placed an average of 400'
apart. 1997 UFC Appendix III-A
2. Commercial and office occupancies will require afire-flow
consistent with the Uniform Fire Code to service the proposed
project. Fire hydrants shall be placed an average of400' apart.
1997 UFC Appendix III-A
The fire department requests that any future signalization
installed as the result of the development of this project be
equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This
cost of this installation is to be borne by the developer.
4. Acceptance of the water supply for fire protection will be by the
Meridian Water Department.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR VERONA SUBDIVISION NO. 1- (FP-03-036)
Page 3 of 6
5. Final approval of the fire hydrant locations shall be by the
Meridian Fire Department thru the City Engineering
Department.
6. All roads shall have a turning radius of 28' inside and 48'
outside.
7. All access roads within the project shall have a clear driving
surface with a minhnum width of 20' available at all times.
Typical street width of 33' will be allowed to have parking on
both sides. The typical collector street with a width of29' will
be required to have restricted parking to only one side. UFC
902.2.2.1
8. Operational fire hydrants and temporary or permanent street
signs are required before combustible construction begins.
UFC 901.4.2 & 901.3
9. The phasing plan may require that any roadway greater than
150' in length that is not provided with an outlet shall be
required to have a tum around.
10. A minimum of two points of access will be required for any
portion of the project, which serves more than 50 homes. This
may be a concern during the phasing of the project. UFC
902.2.1 The secondary access point shall be separated by no
less than 700' from the main entrance.
11. The proposed 93-lot subdivision with an estimated 2.9 residents
per household would have a total estimated population of 2697
residents at build out.
1.3 The Central District Health Department 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 Welfaze, Division of Enviromnental Quality for
central sewage and central water; that run-off is not to create a
mosquito breeding problem; and it is suggested that stormwater be
pretreated through a grassy Swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR VERONA SUBDNISION NO. 1 - (FP-03-036)
Page 4 of 6
quality; that engineers and architects should obtain current best
management practices for stormwater disposal and design a
stonnwater management system that i5preventing 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.
1.4 Comply with the Meridian Parks Department requirements as
follows:
1. The Pazks Department approves the modifications to the waste
ditch and piping of the ditch to the Meridian City Park. The
location of the sanitary services and water service to the park
are approved as well.
2. The Parks Department requests the opportunity to locate two
driveways to provide access to the park prior to installation of
the curbing. Additionally, the Parks Department requests they
locate of the storm drain retention pond #1 off the park
property for the project.
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:
The Plat dimensions aze approved by the City Engineer; and
2. The City Engineer has verified that all off-site improvements aze
completed and/or the appropriate letter of credit or cash has been issued
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR VERONA SUBDNISION NO. 1 - (FP-03-036)
Page 5 of 6
guaranteeing the completion of off-site and required on-site
improvements.
By action of the City Council at its regular meeting held on the ~~~ day of
2003.
By: ~
ROB R ORRIE
Mayor, City of Meridian
Attest: ` ````"~p~ u n i~~
M ~~.
WilliamuG B rg, Jr., Ci y Cl k 'c $F'~L
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Copy served upon Applicant, the Plannif4gga~'~}g A4e~g~1f3nent, Public Works Department,
and City Attorney. ~~~''~rnun pnu~`"`~ ` `~~~~npFME ~~'''~.
gy; Dated: T ~'~3
City Clerk r~ ~
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR VERONA SUBDNISION NO. 1- (FP-03-036)
Page 6 of 6
HIJB OF TREASURE VALLEY
MAYOR _ - - A Good Place [o Live- - LEGAL.DEPARTMENT -
- -Robert D. Come - _ - ~ -
CITY OF MERIDIAN -(208) 466-9272 -- Fax 466-440
- P~
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WO
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CTTY COUNCfLMEMBERS .
LI
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Tammy deWeerd - _
- - - - 33 EAST 1DAH~ ~ - BUILDING DEPARTMENT -
-
_ (208) 6985500
~ Fax 887-I'_97
-
Keith Bird - MERIDIAN, IDAHO 83642 ~ ~ - -
Cherie McCandless (208) 888-4433 ~ FAX (208J 887-4813 - PLANNING AND ZONING
William L.M. Nary Ci[y Clerk Office Fax (203)868~F218
- - DEPARTMENT
,
,
(_OS)834-5533-FAX 338-6854
STAFF REPORT: Hearing Date: June 24, ?003
To: Mayor, City Council and Planning & Zoning Commission ~ ~~1-
R ~:~ ~ ~~ ~
From: Sonya Allen, Planner I ~=~ ~~~ a ~ ~~
Bruce Freckleton, Senior Engineering Tech.~-
'~~~iL7 4J't 1v1e3's.dIlsarn
Re: Verona Subdivision No. 1 ~~ ity vierk ~[§i9ce
• Request for Final Plat Approval of Ninety-Three (93) Single-Family
Residential Lots and Nine (9) "Other" Lots on 31.14 Acres iIT an R-8 Zone
(P-D) for Verona Subdivision No. 1, by Primeland Development, LLP (File
No. FP-03-036).
We have reviewed the above-referenced submittal and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Primeland Development, LLP, has requested final plat approval of the first
phase of Verona Subdivision. This phase of the subdivision consists of 93 single-family
residential lots and 9 other lots on 31.14 acres and is located off of the north-east corner of
McMillan Road and Ten Mile Road. This phase of the subdivision has a gross density of 2.99
d.u./acre and a net density of 3.92 d.u./acre.
Although the proposed subdivision is located in an R-8 zone, a Conditional Use Permit for a
Planned Development (File No. CUP-03-007) has been approved for the subdivision that
allows a portion of the subdivision to be developed in a commercial manner.
Staff finds that the proposed final plat substantially complies with the approved Preliminary
Plat and the terms of the Conditional Use Permit. Staff offers the following as conditions of
approval:
SPECIAL CONSIDERATION
1. A condition of the Verona annexation (see Condition D.S, pg. 9) was for the Applicant
to either donate to the Pazks Department or plat as a separate lot the stormwater
retention azea within the future City park lot. At the time of the Preliminary Plat, the
size of this stormwater area was unknown.. The Final -Plat shows an ACHD storm-drain
easement approximately 28,000 square feet in size adjacent to Ten Mile Road. Staff has
some concern about the maintenance and responsibility of this stormwater area falling
upon the City. We recommend the Applicant be prepared to address this issue at the
City Council meeting, particulazly with regard to maintenance agreements with ACHD
and the ,Homeowner's Association. The Parks Department should also submit
comments and/or verbal testimony. regarding their views of the stormwater retention
area.
2. During the hearing process for the annexation & zoning, preliminary plat, and
conditional use permit on this project, a letter was submitted by Bill Clark, who
represents the Gibson's , in their interests in the Lochsa Falls project. The specific
concern is that potential lot buyers in the Verona Subdivision have notification of the
approved entitlements (zoning and multifamily) granted to the Gibson's parcel. A
specific finding was made that reads: "The City Council recognizes the concerns of
Bill Clark and the existence of the adjacent commercial development." Staff believes
I w that this notification is an excellent idea, however we are not in support of creating a
~~~~,~ 3note on the final plat.
~,~'~~ .~
~t CONDITIONS OF APPROVAL
~~ 1. Applicant shall meet all terms of the approved Preliminary Plat (PP-03-003), Planned
Development (CUP-03-007), and Development Agreement (Inst. No. 103097612).
2. The pressurized irrigation system within this development is to be owned and maintained
by the Home Owner's Association. The City of Meridian requires that pressuized
irrigation systems be supplied by a year-round source of water. If a creek or well source
is not available, asingle-point connection to the municipal water system shall be
required. Plans and specifications for the irrigation system shall be reviewed by the
Public Works Department as part of the development plan review process, and a draft
copy of the pressurized irrigation system O&M manual must be submitted prior to plan
approval. Lf a single-point connection is utilized, the developer shall be responsible for
the payment of assessments for the common areas prior to signature on the fmal plat by
the Meridian City Engineer.
3. Sanitary sewer and water service to these lots shall be via main line extensions from
existing mains adjacent to the subdivision. This development shall be subject to
latecomers fees to reimburse those responsible for bringing service to the area. The
latecomers fees shall be due and payable upon City of Meridian endorsement on the final
plat map.
4. Applicant shall be required to pay Public Works development plan review, and
FP-03-o36 ~ O~ / Vaone Sub LFP
Fx~'bsf "I~" N
Mayor & City Couricil
Hearing Date: June 24; 2003 _
Page 3
construction inspection fees, as- determined during the plan review process, prior to
signature on the final plat per_Resolution 02-374.
5. Any drainage areas (detension/retension basins) must be designed to ensure that-water is
retained only during 100-year storm events, and for a period of time not to exceed 24
hours. Side slopes within drainage areas shall not exceed 31.
6. Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
7. In accordance with Condition D.3 (pg. 9) of File AZ-03-005, Applicant shall add a
permanent shared access easement, centered on the lot line between Lots 9 and 10, Block
3, for the purpose of a common driveway. The access easement shall be a minimum 20
feet wide by 20 feet long. Label or note said easement accordingly on the face of the plat.
8. Add or revise the following plat notes:
^ Revise plat note No. 1 to read:...any public street and subdivision boundasv....
^ Add a note to the plat referencing the approved Conditional Use Permit (CUP-03-
007).
^ Revise plat note No. 14 to include Instrument No. 103097612.
9. Add adjacent platted subdivision names to face of plat.
10. The Landscape Plan dated 5-14-03, prepazed by Harvest Design, is approved as
subntted, with one modification:
a. Coordinate with the Parks Department to reduce the number of trees within
the future park lot adjacent to W. Bellagio Dr. in order to allow adequate
space for fixture vehiculaz access drive(s) into the community park.
11. Any existing domestic wells and/or septic systems within this project shall 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.
12. Street lights shall be installed in compliance with the approved streetlight agreement.
Two-Hundred-fifty watt (250w) and One-Hundred watt (100w), high-pressure sodium
streetlights will be required at locations designated by the Public Works Department. All
streetlights shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants. Final design locations and quantity are detenmined
after power designs aze completed by Idaho Power Company. Street light contractor to
obtain design and permit from the Public Works Department prior commencing
installations.
13. 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.
FP-0]-036 ~~,~•~ r~" ~ ~~ Verona Sub LFP
Mayor & City Council
Hearing Date: June 24, 2003 -
Page 4
14. In lieu of piping. the existing north-south ditch running-through the park lot, the developer
-shall post a cash surety in the amount of 1.10% of a contractor's estimate for the proposed
24-inch diameter pipe.
15. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief
and the Public Works Department.
16. Coordinate a new, secondazy access with the Fire Department. Staff recommends a
temporary access road off Ten Mile Road that connects to N. Arezzo Ave.
17. Sidewalks within the proposed subdivision shall be built in accordance with MCC 12-13-
10-8. Detached sidewalks shall be required along the entire subdivision frontage of Ten
Mile Road and adjacent to the designated collector roadway (W. Bellagio Drive).
18. Anew detailed Conditional Use Permit will be required prior to development of any of
the office/church uses within Verona Subdivision.
19. All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
20. Fencing shall be installed as submitted on fencing plan in accordance with MCC 12-4-10.
21. Staffs failure to cite specific ordinance provisions or terms of the approved preliminary
plat, conditional use permit or development agreement does not relieve Applicant of
responsibility for compliance.
22. Label the C-W 1/6`h Corner per the legal description of the Certificate of Owner's.
23. Graphically depict 10-foot wide public utilities, drainage and irrigation easements along
all rear lot lines that are not adjacent to the subdivision boundary.
24. Graphically depict 8-foot wide public utilities, drainage and irrigation easements along all
side lot lines where pressurized irrigation mains run.
25. Graphically depict 5-foot wide public utilities, drainage and irrigation easements along all
lot lines adjacent to the subdivision boundary that will be side lot lines in future phases.
26. Please submit written response to these comments to the City Clerk's office by 5:00 p.m.
Thursday, June 19`h
RECOMMENDATION
Staff recommends approval of the final plat, with the above stated comments and conditions.
FP-03-°36 ~•~;^ N~,~ ~ ~~ Vertw Suhl Fa
E'NGINEERINC
planning and engineering communideslor the Nture
SOLUTIONS
June 19, 2003
Mayor and City Council
City of Meridian
33 East Idaho Avenue
Meridian, ID 83642
Re: Verona Subdivision (Final Plat)
File No. FP-03-036
Deaz Mayor and Council:
150 East Aikens Street, Suite B-
- Eagle, ID 83616
Phone: (206)938-0980
Fax: (208) 938-0941
E-mail: es-heckym@gwest.net
~.
JUN 9 ~ ~0[~3
City CflVlaridiar~
City Clerk Office
We have reviewed staff comments for the hearing date of June 24, 2003, and have the following
responses.
SPECL4L CONSIDERATION
1. The heavy maintenance of the pond would 6e the responsibility of ACHD. The light
maintenance, which includes irrigation and mowing, would be the responsibility of
the Verona Homeowners' Association until the Lochsa Park is fully developed and
the Parks Department takes over management. If the Parks Department has
concerns about maintenance, the area could be a separate lot owned and maintained
by the association. We will cooperate and coordinate with the Parks Department
regarding maintenance responsibilities for the ACHD storm drain easement.
2. We agree with staff that a final plat note in regard to the adjacent development is
not appropriate. The applicant has concerns about including a section in the
CC&R's that addresses the potential uses on the adjacent property. Since the
Gibson portion of Lochsa had no specific site plan for the multi-family or office, we
have no idea what the future development will look like. We accept and recognize
the fact that multi-family and office will be constructed. However, we do not want
to forfeit our right or future homeowners' rights to comment on a specific site
design.
C:\Documents and Settings\stniths.MERIDIANCrrYll.ocal Settings\Temporary Internet Filesl0[.KC1ReosResponse.doc
Mayor and City Council
June 19, 2003
Page 2
CONDITIONS OF APPROVAL
1: The applicant will rneet all terms ofthe-approved preliminary plat, planned development,
and development agreement.
~ 2. 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 plat will be revised to show the common driveway.
8. The applicant will revise the plat notes.
9. To the best of our knowledge, there are no adjacent platted subdivisions.
10. The applicant will coordinate with the Parks Department regazding landscaping within
the future pazk.
11. The applicant will comply.
12. T'he applicant will comply.
13. The applicant will comply.
14. The applicant will comply.
15. The applicant will comply.
16. The applicant will coordinate an emergency access locafion with the Meridian Fire
Department.
17. The applicant will comply.
18. The applicant will comply.
19. The applicant will comply.
20. The applicant will comply.
21. Noted.
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22. -The plat will be modified accordingly.
23. The plat will be modified accordingly.
24. The plat will be modified accordingly.
25. The plat will be modified accordingly.
26. This letter serves as our written response.
We believe this letter addresses all ofyour concerns. Please feel free to call me ifyou have
additional comments or questions.
Sincerely,
Engineering Solutions, LLP
Becky McKay
Partner
BM:ss
cc: Mr. Frank Varriale
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